<PAGE>   1


                UNITED STATES SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549


                                    FORM 10-Q

             [X] QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934

                  For the quarterly period ended June 30, 2000
                                                 -------------

                                       OR

             [ ] TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934

                  For the transition period from       to
                                                -------  -------

                        Commission file number: 333-9371
                                                --------


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                    -----------------------------------------
             (Exact name of registrant as specified in its charter)


                                    Delaware
                                    --------
         (State or other jurisdiction of incorporation or organization)


                                   38-3304095
                                   ----------
                      (IRS Employer Identification Number)


                 24 Frank Lloyd Wright Drive, Lobby L, 4th Floor
                  P.O. Box 544, Ann Arbor, Michigan 48106-0544
                  --------------------------------------------
          (Address of principal executive offices, including zip code)


                                 (734) 994-5505
                                 --------------
                           (Issuer's telephone number)


                                 Not Applicable
                                 --------------
(Former name, former address and former fiscal year, if changed since last year)

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or such shorter period that the registrant was required
to file such reports), and (2) has been subject to filing requirements for the
past 90 days. Yes [X]  No [ ]

                APPLICABLE ONLY TO ISSUERS INVOLVED IN BANKRUPTCY
                   PROCEEDINGS DURING THE PRECEDING FIVE YEARS

Check whether the registrant filed all documents and reports required to be
filed by Section 12, 13 or 15(d) of the Exchange Act after the distribution of
securities under a plan confirmed by court: Not applicable
                                            --------------

                      APPLICABLE ONLY TO CORPORATE ISSUERS

State the number of shares outstanding of each of the issuer's classes of common
equity, as of the latest practicable date: Not applicable
                                           --------------

<PAGE>   2

                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV

                               INDEX TO FORM 10-Q


<TABLE>
<CAPTION>


ITEM NO.                                                                                                PAGE
--------                                                                                                ----
<S>                  <C>                                                                                <C>
PART I               FINANCIAL INFORMATION

Item 1.              Financial Statements:

                     Balance Sheet, June 30, 2000 and December 31, 1999                                    3

                     Statement of Operations for the three and six months
                     ended June 30, 2000 and 1999                                                          4

                     Statement of Changes in Partners' Capital for the six months
                     ended June 30, 2000                                                                   5

                     Statement of Cash Flows for the six months
                     ended June 30, 2000 and 1999                                                          6

                     Notes to Financial Statements                                                       7-8

Item 2.              Management's Discussion and Analysis of Financial Condition
                     and Results of Operations                                                          9-10

PART II              OTHER INFORMATION
                     Other Information                                                                 11-12

SIGNATURES                                                                                                13
</TABLE>






                                       2


<PAGE>   3


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                                  BALANCE SHEET



<TABLE>
<CAPTION>
                                                                              (Unaudited)
                                                                                JUNE 30,        DECEMBER 31,
                                                                                  2000              1999
                                                  ASSETS

<S>                                                                         <C>               <C>
Cash and cash equivalents                                                   $   1,351,213     $     701,725
Restricted cash                                                                    48,567           214,035
Investment in property under leases:
   Operating leases, net                                                       25,011,222        25,199,728
   Financing leases, net                                                        6,183,349         7,419,695
Accounts receivable                                                                14,732            32,647
Unbilled rent, net                                                                561,484           389,496
Due from related parties                                                           28,833            40,477
Deferred financing costs, net                                                     505,915           535,675
                                                                            -------------     -------------

    Total assets                                                            $  33,705,315     $  34,533,478
                                                                            =============     =============


                                      LIABILITIES & PARTNERS' CAPITAL

Liabilities:
   Notes payable                                                            $   9,651,000     $   9,651,000
   Accounts payable and accrued expenses                                           91,251           128,274
   Due to related parties                                                          41,340            53,113
                                                                            -------------     -------------

    Total liabilities                                                           9,783,591         9,832,387
                                                                            -------------     -------------

Partners' capital:
Limited partners' capital accounts                                             23,936,249        24,717,802
General partner's capital accounts                                                (14,525)          (16,711)
                                                                            -------------     -------------

    Total partners' capital                                                    23,921,724        24,701,091
                                                                            -------------     -------------

    Total liabilities & partners' capital                                   $  33,705,315     $  34,533,478
                                                                            =============     =============
</TABLE>




The accompanying notes are an integral part of the financial statements.



                                       3


<PAGE>   4


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                             STATEMENT OF OPERATIONS
                                   (Unaudited)

<TABLE>
<CAPTION>

                                                         Three months ended               Six months ended
                                                               June 30,                       June 30,
                                                      --------------------------    -------------------------

                                                          2000           1999          2000           1999
                                                          ----           ----          ----           ----
<S>                                                   <C>            <C>            <C>            <C>
Operating revenue:
   Rental income                                      $  731,541     $  643,151     $1,451,713     $1,249,011
   Finance income                                        153,806        210,587        306,293        411,402
                                                      ----------     ----------     ----------     ----------

               Total operating revenue                   885,347        853,738      1,758,006      1,660,413

Operating costs and expenses:
   Interest expense                                      214,067        214,520        428,134        359,760
   Depreciation                                           93,986         75,432        188,505        148,043
   General and administrative                             18,149         43,322         44,729         62,998
                                                      ----------     ----------     ----------     ----------

               Total operating costs and expenses        326,202        333,274        661,368        570,801
                                                      ----------     ----------     ----------     ----------

               Income from operations                    559,145        520,464      1,096,638      1,089,612

Other income (expense):
   Interest and other income                                  50         21,900             50         25,708
   Gain on sale of equipment                                --             --           42,433           --
                                                      ----------     ----------     ----------     ----------

               Total other income (expense)                   50         21,900         42,483         25,708
                                                      ----------     ----------     ----------     ----------

Net income                                               559,195        542,364      1,139,121      1,115,320

Net income allocable to general partner                    5,592          5,424         11,391         11,153
                                                      ----------     ----------     ----------     ----------

Net income allocable to limited partners              $  553,603     $  536,940     $1,127,730     $1,104,167
                                                      ==========     ==========     ==========     ==========

Net income per limited partnership unit               $    18.59     $    17.90     $    37.81     $    36.81
                                                      ==========     ==========     ==========     ==========

Weighted average number of limited partnership
   units outstanding                                      29,773         29,997         29,828         29,999
</TABLE>



The accompanying notes are an integral part of the financial statements.


                                       4
<PAGE>   5


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                    STATEMENT OF CHANGES IN PARTNERS' CAPITAL
                     for the six months ended June 30, 2000
                                   (Unaudited)

<TABLE>
<CAPTION>

                                                 Limited          Limited         General           Total
                                                Partners'        Partners'       Partner's        Partners'
                                                  Units          Accounts         Accounts         Capital


<S>                                         <C>               <C>               <C>               <C>
Balance, December 31, 1999                        29,883      $ 24,717,802      $    (16,711)     $ 24,701,091


Distributions - ($60.79 per unit)                      -        (1,810,001)           (9,205)       (1,819,206)

Repurchase of limited partnership units             (110)          (99,282)                            (99,282)

Net income                                             -         1,127,730            11,391         1,139,121
                                            ------------      ------------      ------------      ------------

Balance, June 30, 2000                            29,773      $ 23,936,249      $    (14,525)     $ 23,921,724
                                            ============      ============      ============      ============
</TABLE>




The accompanying notes are an integral part of the financial statements.


                                       5
<PAGE>   6


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                             STATEMENT OF CASH FLOWS
                 for the six months ended June 30, 2000 and 1999
                                   (Unaudited)


<TABLE>
<CAPTION>
                                                                             2000             1999
                                                                             ----             ----
<S>                                                                      <C>             <C>
Cash flows from operating activities:
   Net Income                                                            $ 1,139,121      $ 1,115,320
   Adjustments to net income:
        Depreciation                                                         188,505          148,043
        Amortization of debt issuance costs                                   29,760           29,454
        Gain on sale of equipment                                            (42,433)               -
        Increase in unbilled rent                                           (171,988)        (103,833)
        Decrease in accounts receivable                                       17,915           70,350
        (Decrease) increase in accounts payable and accrued expenses         (37,023)         106,954
        Decrease in due from related parties                                  11,644          160,294
        Decrease in due to related parties                                   (11,773)         (41,894)
        Decrease in restricted cash                                          165,468          842,271
                                                                         -----------      -----------

Net cash provided by operating activities                                  1,289,196        2,326,959
                                                                         -----------      -----------

Cash flows from investing activities:
   Purchase and construction advances for properties
        subject to operating leases                                                -       (3,807,428)
   Proceeds from sale of equipment                                           611,121               -
   Purchase of equipment and real estate subject to financing leases               -       (1,131,619)
   Principal collections on financing leases                                 667,659          599,612
                                                                         -----------      -----------

Net cash used in investing activities                                      1,278,780       (4,339,435)
                                                                         -----------      -----------

Cash flows from financing activities:
   Proceeds from issuance of notes payable                                         -        3,276,000
   Debt issuance costs                                                             -         (195,857)
   Repurchase of limited partnership units                                   (99,282)          (2,571)
   Distributions to limited partners                                      (1,810,001)      (1,632,499)
   Distributions to general partner                                           (9,205)         (35,791)
                                                                         -----------      -----------

Net cash provided by financing activities                                 (1,918,488)       1,409,282
                                                                         -----------      -----------

Net (decrease) in cash and cash equivalents                                  649,488         (603,194)

Cash and cash equivalents, beginning of period                               701,725        1,902,158
                                                                         -----------      -----------

Cash and cash equivalents, end of period                                 $ 1,351,213      $ 1,298,964
                                                                         ===========      ===========
</TABLE>



The accompanying notes are an integral part of the financial statements.


                                       6

<PAGE>   7


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                          NOTES TO FINANCIAL STATEMENTS



1.       THE PARTNERSHIP AND ITS SIGNIFICANT ACCOUNTING PRINCIPLES:

         Captec Franchise Capital Partners L.P. IV (the "Partnership"), a
         Delaware limited partnership, was formed on July 23, 1996 for the
         purpose of acquiring income-producing commercial real properties and
         equipment leased on a "triple net" or "double net" basis, primarily to
         operators of national and regional chain and nationally franchised fast
         food and family style restaurants, as well as other national and
         regional retail chains. The general partners of the Partnership upon
         formation of the Partnership were Captec Franchise Capital Corporation
         IV (the "Corporation"), a wholly owned subsidiary of Captec Financial
         Group, Inc. ("Captec"), and Patrick L. Beach, an individual,
         hereinafter collectively referred to as the Sponsor. Patrick L. Beach
         is also the Chairman of the Board of Directors, President and Chief
         Executive Officer of the Corporation and Captec. In August, 1998 the
         general partnership interest of the Partnership was acquired by Captec
         Net Lease Realty, Inc., an affiliate of Captec, for $2,912,000.

         The Partnership commenced a public offering of limited partnership
         interest units on December 23, 1996. A maximum of 30,000 units, priced
         at $1,000 per unit, were offered on a "best efforts, part or none"
         basis. The Partnership broke impound on March 5, 1997, and the
         Partnership immediately commenced operations. The Partnership completed
         the sale of all 30,000 units in 1998. During 1999 the Partnership
         repurchased a total of 117 units for $105,399, or 90% of the investor's
         capital account. An additional 110 units were repurchased on April 1,
         2000 for $99,282, or 100% of the investor's original investment less
         50% of cumulative dividends paid to date. The repurchase of the units
         was completed pursuant to the terms of the Repurchase Plan set forth in
         the Partnership's Prospectus. At June 30, 2000, the Partnership had
         29,773 units issued and outstanding.

         Allocation of profits, losses and cash distributions from operations
         and cash distributions from sale or refinancing are made pursuant to
         the terms of the Partnership Agreement. Profits and losses from
         operations are allocated among the limited partners based upon the
         number of units owned.

         The balance sheet of the Partnership as of June 30, 2000 and the
         statements of operations and cash flows for the period ending June 30,
         2000 and 1999 have not been audited. In the opinion of the Management,
         these unaudited financial statements contain all adjustments necessary
         to present fairly the financial position and results of operations and
         cash flows of the Partnership for the periods then ended. Results of
         operations for the interim periods are not necessarily indicative of
         results for the full year. These unaudited financial statements should
         be read in conjunction with the financial statements and notes thereto
         included in the Partnership's annual report on Form 10-K for the year
         ended December 31, 1999 filed with the United States Securities and
         Exchange Commission on March 30, 2000.


2.       LAND AND BUILDING SUBJECT TO OPERATING LEASES:

         The net investment in operating leases as of June 30, 2000 is comprised
         of the following:

<TABLE>

          <S>                                                                     <C>
          Land                                                                    $ 10,635,450
          Building and improvements                                                 15,033,423
                                                                                  ------------
                                                                                    25,668,873
          Less accumulated depreciation                                               (657,651)
                                                                                  ------------
          Total                                                                   $ 25,011,222
                                                                                  ============
</TABLE>



                                       7



<PAGE>   8


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                    NOTES TO FINANCIAL STATEMENTS (CONTINUED)



3.       NET INVESTMENT IN FINANCING LEASES:

         The net investment in financing leases as of June 30, 2000 is comprised
         of the following:

<TABLE>


<S>                                                                                <C>
               Minimum lease payments to be received                               $   8,190,189
               Estimated residual value                                                  232,697
                                                                                   -------------
               Gross investment in financing leases                                    8,422,886
               Less unearned income                                                   (2,021,560)
               Less direct origination costs                                            (217,977)
                                                                                   -------------
               Net investment in financing leases                                  $   6,183,349
                                                                                   =============
</TABLE>



4.       NOTES PAYABLE:

         In November, 1998, the Partnership entered into a $6.375 million term
         note, the proceeds of which were used to acquire additional properties.
         The note has a 10-year term, is collaterized by certain properties
         subject to operating leases, and bears an interest rate of 8.13% per
         annum.

         In March, 1999, the Partnership entered into an additional $3.3 million
         term note. The note also has a 10-year term, is collaterized by certain
         properties subject to operating leases, and bears an interest rate of
         8.5% per annum.

         Debt issuance costs of approximately $595,500 in aggregate were
         incurred in connection with the issuance of the notes, and are being
         amortized using the straight-line method over the 10-year term.





                                       8
<PAGE>   9


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                         PART I - FINANCIAL INFORMATION



ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
         RESULTS OF OPERATIONS


When used in this discussion, the words, "intends", "anticipates", "expects",
and similar expressions are intended to identify forward-looking statements.
Such statements are subject to certain risks and uncertainties which could cause
actual results to differ materially from those projected. Such risks and
uncertainties include the following: (i) a tenant may default in making rent
payments, (ii) a fire or other casualty may interrupt the cash flow stream from
a property, (iii) the properties may not be able to be leased at the assumed
rental rates, (iv) unexpected expenses may be incurred in the ownership of the
properties, and (v) properties may not be able to be sold at the presently
anticipated prices and times.

As a result of these and other factors, the Partnership may experience material
fluctuations in future operating results on a quarterly or annual basis, which
could materially and adversely affect its business, financial condition and
operating results. These forward-looking statements speak only as of the date
hereof. The Partnership undertakes no obligation to publicly release the results
of any revisions to these forward-looking statements which may be made to
reflect events or circumstances after the date hereof or to reflect the
occurrence of unanticipated events.


RESULTS OF OPERATIONS

THREE MONTHS ENDED JUNE 30, 2000. During the three months ended June 30, 2000
total operating revenue increased 4% to $885,000 as compared to $854,000 for the
three months ended June 30, 1999. Rental revenue from operating leases for the
three months ended June 30, 2000 increased 14% to $732,000 as compared to
$643,000 for the three months ended June 30, 1999 primarily from the benefit of
a full period of rental revenue from properties acquired and leased in
preceeding periods. Earned income from financing leases for the three months
ended June 30, 2000 decreased 27% to $154,000 as compared to $211,000 for the
three months ended June 30, 1999 due to the sale of one equipment lease and the
amortization of principal balances.

Operating expenses were approximately $326,000 for the three months ended June
30, 2000 as compared to $333,000 for the three months ended June 30, 1999. Total
operating expenses for the three months ended June 30, 2000 is comprised of
$94,000 of depreciation expense, $18,000 of general and administrative expenses,
and $214,000 of interest expense. The decrease in operating expenses for the
three months ended June 30, 2000 as compared to the three months ended June 30,
1999 is primarily due to cost savings achieved in general and administrative
expenses offset by an increase in depreciation expense for new property
acquisitions.

Other income for the three months ended June 30, 2000 decreased to $50 as
compared to $21,900 for the three months ended June 30, 1999 as a result of
holdback funds released from third party lender no longer earning interest.

As a result of the foregoing, the Partnership's net income increased 3% to
$559,000 for the three months ended June 30, 2000 as compared to $542,000 for
the three months ended June 30, 1999.

SIX MONTHS ENDED JUNE 30, 2000. During the six months ended June 30, 2000 total
operating revenue increased 6% to $1,758,000 as compared to $1,660,000 for the
six months ended June 30, 1999. Rental revenue from operating leases for the
three months ended June 30, 2000 increased 16% to $1,452,000 as compared to
$1,249,000 for the six months ended June 30, 1999 primarily from the benefit of
a full period of rental revenue from properties acquired and leased in
preceeding periods. Earned income from financing leases for the six months ended
June 30, 2000 decreased 26% to $306,000 as compared to






                                       9

<PAGE>   10

                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                         PART I - FINANCIAL INFORMATION




$411,000 for the six months ended June 30, 1999 due to the sale of one equipment
lease and the amortization of principal balances.

Operating expenses were approximately $661,000 for the six months ended June 30,
2000 as compared to $571,000 for the six months ended June 30, 1999. Total
operating expenses for the six months ended June 30, 2000 is comprised of
$188,000 of depreciation expense, $45,000 of general and administrative
expenses, and $428,000 of interest expense. The increase in operating expenses
for the six months ended June 30, 2000 as compared to the six months ended June
30, 1999 is primarily due to additional interest expense related to the note
payable issued in March 1999, and increased depreciation expense for new
property acquisitions.

Other income for the six months ended June 30, 2000 increased to $42,000 as
compared to $26,000 for the six months ended June 30, 1999 as a result of a gain
on the sale of one equipment lease.

As a result of the foregoing, the Partnership's net income increased 2% to
$1,139,000 for the six months ended June 30, 2000 as compared to $1,115,000 for
the six months ended June 30, 1999.

DISTRIBUTIONS. The Partnership announced second quarter distributions of
$900,000, of which $784,166 was distributed to its Limited Partners on July 14,
2000 and the remaining $115,834 will be distributed to those limited partners
who elected to receive distributions on a monthly basis.



LIQUIDITY AND CAPITAL COMMITMENTS

The Partnership commenced the offering of up to 30,000 limited partnership units
registered under the Securities Act of 1933, as amended, by means of a
Registration Statement which was declared effective by the Securities and
Exchange Commission on December 23, 1996. The Offering reached final funding in
December, 1998 with subscriptions for the entire offering of 30,000 units. Net
proceeds after offering expenses were approximately $26.1 million.

In December, 1998 the Partnership entered into a $6.375 million term note. The
Partnership entered into an additional $3.276 million term note in June, 1999.
Proceeds from the notes were used to acquire additional properties. The notes
have a 10-year term, are collaterized by certain properties subject to operating
leases, and bear interest at rates ranging from 8.13 to 8.5% per annum. Debt
issuance costs of approximately $595,500 in aggregate incurred in connection
with the issuance of the notes are being amortized into interest expense over
the life of the notes using the straight-line method.

At June 30, 2000 the Partnership had a portfolio of 20 properties located in 10
states, with a cost of $26.8 million, and 23 equipment leases with an original
investment of $7.7 million. As of June 30, 2000 the Partnership's investments
were allocated approximately 78% to properties and 22% to equipment.

The Partnership expects to require limited amounts of liquid assets since the
properties and equipment leases require the lessees to pay all taxes and
assessments, maintenance and repair items (except, with respect to double net
properties, costs associated with maintenance and repair of the exterior walls
and roof of the property) and insurance premiums, including casualty insurance.
The general partners expect that the cash flow to be generated by the
Partnership's properties and equipment will be adequate to pay operating
expenses and provide distributions to Limited Partners.

                                       10


<PAGE>   11


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                           PART II - OTHER INFORMATION



ITEM 1.  LEGAL PROCEEDINGS. None.

ITEM 2.  CHANGES IN SECURITIES. None.

ITEM 3.  DEFAULTS UPON SENIOR SECURITIES. None.

ITEM 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS. None.

ITEM 5.  OTHER INFORMATION. None.


                                       11
<PAGE>   12


                    CAPTEC FRANCHISE CAPITAL PARTNERS L.P. IV
                           PART II - OTHER INFORMATION



ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K.

     (a)  The following exhibits are included herein or incorporated by
          reference:

     Number       Exhibit

     4            Agreement of Limited Partnership of Registrant. (Incorporated
                  by reference from Exhibit B of the final Prospectus dated
                  December 23, 1996, as supplemented and filed with the
                  Securities and Exchange Commission, SEC File No. 333-9371)

     4.1          Amended Agreement of Limited Partnership of Registrant.
                  (Incorporated by reference to the corresponding exhibit in the
                  Registrant's Form 10-K for the year ended December 31, 1998)

     10.1         Promissory Note dated December 17, 1998 between Registrant and
                  National Realty Funding L.C. (Incorporated by reference to the
                  corresponding exhibit in the Registrant's Form 10-K for the
                  year ended December 31, 1998)

     10.2         Promissory Note dated June 30, 1999 between Registrant and
                  National Realty Funding L.C. (Incorporated by reference to the
                  corresponding exhibit in the Registrant's Form 10-Q for the
                  quarter ended June 30, 1999)

     27           Financial Data Schedule

     99.1         Pages 35-42 of the final Prospectus dated December 23, 1997 as
                  supplemented. (Incorporated by reference from the final
                  Prospectus filed with the Securities and Exchange Commission
                  pursuant to Rule 424(b) promulgated under the Securities Act
                  of 1933, as amended. SEC File No. 333-9371)

     (b)  Reports on Form 8-K:

There were no reports filed on Form 8-K for the quarter ended June 30, 2000.



                                       12


<PAGE>   13


                                   SIGNATURES



Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.


                             By:    Captec Net Lease Realty, Inc.
                                    Managing General Partner of
                                    Captec Franchise Capital Partners L.P. IV


                             By:    /s/ W. Ross Martin
                                    --------------------------------------------

                                    W. Ross Martin
                                    Executive Vice President,
                                    Chief Financial Officer

                             Date:  August 14, 2000





                                       13

<PAGE>   14
                                 Exhibit Index

Number            Exhibit

4                 Agreement of Limited Partnership of Registrant. (Incorporated
                  by reference from Exhibit B of the final Prospectus dated
                  December 23, 1996, as supplemented and filed with the
                  Securities and Exchange Commission, SEC File No. 333-9371)

4.1               Amended Agreement of Limited Partnership of Registrant.
                  (Incorporated by reference to the corresponding exhibit in the
                  Registrant's Form 10-K for the year ended December 31, 1998)

10.1              Promissory Note dated December 17, 1998 between Registrant and
                  National Realty Funding L.C. (Incorporated by reference to the
                  corresponding exhibit in the Registrant's Form 10-K for the
                  year ended December 31, 1998)

10.2              Promissory Note dated June 30, 1999 between Registrant and
                  National Realty Funding L.C. (Incorporated by reference to the
                  corresponding exhibit in the Registrant's Form 10-Q for the
                  quarter ended June 30, 1999)

27                Financial Data Schedule

99.1              Pages 35-42 of the final Prospectus dated December 23, 1997 as
                  supplemented. (Incorporated by reference from the final
                  Prospectus filed with the Securities and Exchange Commission
                  pursuant to Rule 424(b) promulgated under the Securities Act
                  of 1933, as amended. SEC File No. 333-9371)