FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934

                        Quarterly or Transitional Report

                      U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB

(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934

                   For the quarterly period ended March 31, 2000


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


                For the transition period from _________to _________

                         Commission file number 0-14248

                              ANGELES PARTNERS XIV

         (Exact name of small business issuer as specified in its charter)



         California                                              95-3959771
(State or other jurisdiction of                               (I.R.S. Employer
 incorporation or organization)                              Identification No.)

                          55 Beattie Place, PO Box 1089

                        Greenville, South Carolina 29602

                      (Address of principal executive offices)

                                 (864) 239-1000

                           (Issuer's telephone number)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports),  and (2) has been
subject to such filing requirements for the past 90 days. Yes X No____

<PAGE>

                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS

a)

                              ANGELES PARTNERS XIV

                           CONSOLIDATED BALANCE SHEET

                                   (Unaudited)

                          (in thousands, except unit data)

                                 March 31, 2000
<TABLE>
<CAPTION>

Assets

<S>                                                          <C>              <C>
   Cash and cash equivalents                                                $  1,147
   Receivables and deposits                                                      381
   Restricted escrows                                                            228
   Other assets                                                                  337
   Investment properties:
      Land                                                    $ 2,243
      Buildings and related personal property                  25,800
                                                               28,043

      Less accumulated depreciation                           (18,818)         9,225
                                                                            $ 11,318

Liabilities and Partners' Deficit
Liabilities

   Accounts payable                                                         $     12
   Tenant security deposit liabilities                                           114
   Accrued property taxes                                                        369
   Accrued interest                                                            7,307
   Due to affiliates                                                           1,482
   Other liabilities                                                             103
   Notes payable, including $4,576 in default                                 29,925

Partners' Deficit

   General partners                                            $ (663)
   Limited partners (43,589 units issued and
      outstanding)                                            (27,331)       (27,994)
                                                                            $ 11,318

            See Accompanying Notes to Consolidated Financial Statements
</TABLE>

b)

                              ANGELES PARTNERS XIV

                      CONSOLIDATED STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)


                                                             Three Months Ended
                                                                 March 31,
                                                              2000        1999
Revenues:
   Rental income                                             $1,210    $ 1,143
   Other income                                                  49         42
      Total revenues                                          1,259      1,185
Expenses:
   Operating                                                    379        419
   General and administrative                                    52         62
   Depreciation                                                 335        316
   Interest                                                     847        791
   Property taxes                                               105        102
      Total expenses                                          1,718      1,690

Net loss                                                     $ (459)   $  (505)

Net loss allocated to general partners (1%)                   $ (5)    $    (5)

Net loss allocated to limited partners (99%)                   (454)      (500)
                                                            $  (459)   $  (505)
Net loss per limited partnership unit                       $(10.42)   $(11.47)

            See Accompanying Notes to Consolidated Financial Statements


<PAGE>


c)

                                ANGELES PARTNERS XIV
               CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (Unaudited)

                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                      Limited
                                     Partnership     General     Limited
                                        Units        Partners    Partners     Total

<S>                                    <C>             <C>       <C>         <C>
Original capital contributions         44,390          $ 1       $ 44,390    $44,391

Partners' deficit at

   December 31, 1999                   43,589        $ (658)     $(26,877)  $(27,535)

Net loss for the three months
   ended March 31, 2000                    --             (5)        (454)      (459)

Partners' deficit
   at March 31, 2000                   43,589        $ (663)     $(27,331)  $(27,994)

            See Accompanying Notes to Consolidated Financial Statements

</TABLE>


d)
                              ANGELES PARTNERS XIV

                      CONSOLIDATED STATEMENTS OF CASH FLOWS

                                   (Unaudited)
                                  (in thousands)
<TABLE>
<CAPTION>

                                                                 Three Months Ended
                                                                       March 31,

                                                                  2000         1999
Cash flows from operating activities:

<S>                                                             <C>          <C>
  Net loss                                                      $  (459)     $  (505)
  Adjustments to reconcile net loss to net cash
      provided by operating activities:
      Depreciation                                                  335          316
      Amortization of discounts and loan costs                        8            7
     Change in accounts:
      Receivables and deposits                                     (128)        (279)
      Other assets                                                   13           (6)
      Accounts payable                                             (116)          (3)
      Tenant security deposit liabilities                             7            1
      Accrued property taxes                                        104          198
      Accrued interest                                              472          412
      Due to affiliates                                              27           35
      Other liabilities                                            (178)          74
       Net cash provided by operating activities                     85          250
Cash flows from investing activities:
  Property improvements and replacements                            (47)         (46)
  Net (deposits to) receipts from restricted escrows                (27)          60
       Net cash (used in) provided by investing activities          (74)          14

Cash flows from financing activities:

  Principal payments on notes payable                               (74)         (68)
       Net cash used in financing activities                        (74)         (68)

Net (decrease) increase in cash and cash equivalents                (63)         196
Cash and cash equivalents at beginning of period                  1,210          883
Cash and cash equivalents at end of period                      $ 1,147      $ 1,079

Supplemental disclosure of cash flow information:

  Cash paid for interest                                        $   353      $   360

            See Accompanying Notes to Consolidated Financial Statements

</TABLE>


e)

                              ANGELES PARTNERS XIV

                     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)

Note A - Going Concern

The accompanying  consolidated  financial statements have been prepared assuming
Angeles  Partners XIV (the  "Partnership"  or  "Registrant")  will continue as a
going concern. The Partnership continues to incur recurring operating losses and
suffers from inadequate liquidity.

The Partnership has unsecured working capital loans to Angeles  Acceptance Pool,
L.P.  ("AAP") in the amount of  approximately  $4,576,000  plus related  accrued
interest of approximately  $3,315,000 that is in default due to non-payment upon
maturity in November 1997. This indebtedness is recourse to the Partnership. The
Partnership  does not have the means  with  which to  satisfy  this  obligation.
Angeles Realty  Corporation II (the "Managing General Partner") does not plan to
enter into negotiations with AAP on this indebtedness at this time. The Managing
General Partner  believes that it is doubtful that AAP will initiate  collection
proceedings on this indebtedness  since the estimated value of the Partnership's
investment  properties and other assets are significantly less than the existing
first  mortgages and other secured  Partnership  indebtedness.  If AAP initiates
proceedings,  then the Managing General Partner will enter into  negotiations to
restructure this indebtedness.

The  Partnership  realized a net loss of  approximately  $459,000  for the three
months  ended  March  31,  2000.  The  Managing   General  Partner  expects  the
Partnership to continue to incur such losses from  operations.  The  Partnership
generated cash from operations of approximately  $85,000 during the three months
ended  March 31,  2000;  however,  this was  primarily  the  result of  accruing
interest of approximately  $472,000 on its indebtedness and, to a lesser extent,
$27,000 for services provided by affiliates.

No  other  sources  of  additional   financing  have  been   identified  by  the
Partnership,  nor does the  Managing  General  Partner  have any other  plans to
remedy the liquidity  problems the  Partnership is currently  experiencing.  The
Managing  General Partner  anticipates  that Fox Crest  Apartments and Waterford
Square Apartments will generate sufficient cash flows for the next twelve months
to meet all property operating expenses,  property debt service requirements and
to fund capital expenditures.  However, these cash flows will be insufficient to
provide debt service for the unsecured Partnership indebtedness.

As a result of the above,  there is  substantial  doubt about the  Partnership's
ability to continue as a going concern. The consolidated financial statements do
not  include  any  adjustments  to reflect the  possible  future  effects on the
recoverability  and  classification of assets or amounts and  classifications of
liabilities that may result from these uncertainties.

Note B - Basis of Presentation

The accompanying  unaudited consolidated financial statements of the Partnership
have been prepared in accordance with generally accepted  accounting  principles
for interim  financial  information and with the instructions to Form 10-QSB and
Item  310(b) of  Regulation  S-B.  Accordingly,  they do not  include all of the
information and footnotes required by generally accepted  accounting  principles
for  complete  financial  statements.  In the  opinion of the  Managing  General
Partner,  all adjustments  (consisting of normal recurring accruals)  considered
necessary for a fair presentation have been included.  Operating results for the
three month period ended March 31, 2000, are not  necessarily  indicative of the
results that may be expected for the fiscal year ending  December 31, 2000.  For
further  information,   refer  to  the  consolidated  financial  statements  and
footnotes thereto included in the Partnership's Annual Report on Form 10-KSB for
the fiscal year ended December 31, 1999.

Reclassifications

Certain reclassifications have been made to the 1999 information to conform with
the 2000 presentation.

Principles of Consolidation

The  consolidated  financial  statements  include  all  of the  accounts  of the
Partnership  and  its 99%  limited  partnership  interest  in  Waterford  Square
Apartments,  Ltd. The general  partner of the  consolidated  partnership  is the
Managing  General  Partner.  The Managing  General Partner may be removed by the
Registrant;   therefore,   this  consolidated   partnership  is  controlled  and
consolidated by the Registrant.  All significant  interpartnership balances have
been eliminated.

Note C - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
("IPT") merged into Apartment  Investment and Management  Company  ("AIMCO"),  a
publicly  traded real estate  investment  trust,  with AIMCO being the surviving
corporation (the "Insignia Merger").  As a result, AIMCO acquired 100% ownership
interest in the Managing General Partner.  The Managing General Partner does not
believe  that this  transaction  has had or will have a  material  effect on the
affairs and operations of the Partnership.

Note D - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership  activities.  The  Partnership  Agreement  provides  for (i) certain
payments to affiliates for services and (ii)  reimbursement  of certain expenses
incurred by affiliates on behalf of the Partnership.

The following  payments were paid or accrued to the Managing General Partner and
affiliates during each of the three months ended March 31, 2000 and 1999:

                                                              2000       1999
                                                              (in thousands)

   Property management fees (included in
     operating expense)                                       $ 69       $ 66
   Reimbursement for services of affiliates (included
     in investment properties, operating, and general
     and administrative expenses)                               28         35
   Due to affiliate                                          1,482      1,377

During the three months ended March 31, 2000 and 1999 affiliates of the Managing
General  Partner were entitled to receive 5% of gross  receipts from both of the
Registrant's  residential  properties as  compensation  for  providing  property
management  services.  The  Registrant  paid  to such  affiliates  approximately
$69,000  and  $66,000  for the  three  months  ended  March  31,  2000 and 1999,
respectively.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative  expenses amounting to approximately  $28,000 and $35,000 for the
three months ended March 31, 2000 and 1999,  respectively.  The Partnership owed
the  affiliates  approximately  $1,482,000  and $1,377,000 at March 31, 2000 and
1999, respectively.

In November 1992,  AAP, a Delaware  limited  partnership  which now controls the
working capital loans previously  provided by Angeles Capital  Investment,  Inc.
("ACII"),  was  organized.  Angeles  Corporation  ("Angeles") is the 99% limited
partner  of AAP and  Angeles  Acceptance  Directives,  Inc.  ("AAD"),  which was
wholly-owned  by IPT, and was, until April 14, 1995,  the 1% general  partner of
AAP. On April 14, 1995, as part of a settlement of claims between  affiliates of
the General  Partner and  Angeles,  AAD  resigned as general  partner of AAP and
simultaneously  received a 0.5% limited partner interest in AAP. An affiliate of
Angeles now serves as the general partner of AAP.

The AAP working  capital loans funded the  Partnership's  operating  deficits in
prior years.  Total  indebtedness  was  approximately  $4,576,000,  plus accrued
interest of approximately  $3,315,000,  at March 31, 2000, with monthly interest
accruing at prime plus two percent.  Upon  maturity on November  25,  1997,  the
Partnership  did not have the means  with which to satisfy  this  maturing  debt
obligation.  Total interest expense for this loan was approximately $121,000 and
$102,000 for the three months ended March 31, 2000 and 1999, respectively.

Angeles Mortgage Investment Trust ("AMIT") provided financing (the "AMIT Loans")
to the  Partnership.  Pursuant to a series of  transactions,  affiliates  of the
Managing General Partner acquired ownership  interests in AMIT. On September 17,
1998,  AMIT was  merged  with and into IPT,  the  entity  which  controlled  the
Managing  General  Partner.  Effective  February 26,  1999,  IPT was merged into
AIMCO.  Thus,  AIMCO is the  current  holder of the AMIT  loans.  The  principal
balances on the AMIT Loans totals  approximately  $7,603,000  at March 31, 2000,
accrues  interest  at rates of 12% to 12.5% per annum  and are  recourse  to the
Partnership.  Two of the three notes totaling  $2,838,000  originally matured in
March 1998. The Managing  General  Partner  negotiated  with AMIT to extend this
indebtedness  and in the second quarter of 1998,  executed an extension  through
March  2002.  The  remaining  note with a  principal  balance  of  approximately
$4,765,000  matures in March 2003.  Total interest expense on the AMIT Loans was
approximately  $351,000  and  $310,000 for the three months ended March 31, 2000
and 1999,  respectively.  Accrued interest was approximately $3,874,000 at March
31, 2000.

AIMCO and its affiliates  currently own 8,626 limited  partnership  units in the
Partnership  representing  19.789% of the  outstanding  units. A number of these
units were acquired  pursuant to tender offers made by AIMCO or its  affiliates.
It is possible  that AIMCO or its  affiliates  will make one or more  additional
offers to acquire  additional limited  partnership  interests in the Partnership
for cash or in exchange for units in the operating  partnership of AIMCO.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled  to take action  with  respect to a variety of matters.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable  to the  interest of the  Managing  General  Partner  because of their
affiliation with the Managing General Partner.

Note E - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The  Partnership  has  one  reportable  segment:   residential  properties.  The
Partnership's  residential  property segment consists of two apartment complexes
one located in Waukegan,  Illinois  and the other in  Huntsville,  Alabama.  The
Partnership rents apartment units to tenants for terms that are typically twelve
months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those described in the  Partnership's  Annual Report on Form 10-KSB for the year
ended December 31, 1999.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer similar products and services.  Although each of the investment properties
are  managed  separately,  they have been  aggregated  into one  segment as they
provide services with similar types of products and customers.

Segment information for the three month periods ended March 31, 2000 and 1999 is
shown  in  the  tables  below  (in  thousands).   The  "Other"  column  includes
Partnership administration related items and income and expense not allocated to
the reportable segment.

                   2000                    Residential   Other     Totals
  Rental income                              $ 1,210    $   --    $ 1,210
  Other income                                    44         5         49
  Interest expense                               373       474        847
  Depreciation                                   335        --        335
  General and administrative expense              --        52         52
  Segment profit (loss)                           62      (521)      (459)
  Total assets                                10,879       439     11,318
  Capital expenditures for
    investment properties                        47         --         47

                 1999                    Residential    Other     Totals
  Rental income                              $ 1,143      $  --    $ 1,143
  Other income                                    38          4         42
  Interest expense                               377        414        791
  Depreciation                                   316         --        316
  General and administrative expense              --         62         62
  Segment loss                                   (33)      (472)      (505)
  Total assets                                11,456        384     11,840
  Capital expenditures for
    investment properties                         46         --         46

Note F - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  the Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Note C - Transfer  of  Control").  The  plaintiffs  seek  monetary  damages and
equitable relief, including judicial dissolution of the Partnership. On June 25,
1998,  the Managing  General  Partner  filed a motion  seeking  dismissal of the
action.  In lieu of  responding  to the  motion,  the  plaintiffs  have filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.  Pending the ruling on such demurrers,
settlement negotiations commenced. On November 2, 1999, the parties executed and
filed a  Stipulation  of  Settlement,  settling  claims,  subject to final court
approval, on behalf of the Partnership and all limited partners who own units as
of November 3, 1999.  Preliminary  approval of the  settlement  was  obtained on
November 3, 1999 from the Superior Court of the State of  California,  County of
San Mateo, at which time the Court set a final approval hearing for December 10,
1999.  Prior to the  December  10,  1999  hearing  the  Court  received  various
objections to the settlement,  including a challenge to the Court's  preliminary
approval based upon the alleged lack of authority of class  plaintiffs'  counsel
to enter the settlement.  On December 14, 1999, the Managing General Partner and
its affiliates terminated the proposed settlement. Certain plaintiffs have filed
a motion to  disqualify  some of the  plaintiffs'  counsel  in the  action.  The
Managing  General  Partner does not anticipate  that costs  associated with this
case will be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATIONS

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the Registrant from time to time. The
discussion of the  Registrant's  business and results of  operations,  including
forward-looking  statements  pertaining  to such  matters,  does not  take  into
account the effects of any changes to the  Registrant's  business and results of
operation.  Accordingly,  actual  results  could  differ  materially  from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

The Partnership's  investment properties consist of two apartment complexes. The
following table sets forth the average occupancy of the properties for the three
months ended March 31, 2000 and 1999:

                                                   Average Occupancy

      Property                                      2000       1999

      Waterford Square Apartments                   98%        95%
        Huntsville, Alabama (1)
      Fox Crest Apartments                          98%        94%
        Waukegan, Illinois (2)

(1)   The  Managing  General  Partner  attributes  the  increase in occupancy at
      Waterford   Square   Apartments   to  the   completion  of  major  capital
      improvements, which have increased the curb appeal of the property.

(2)   The Managing  General Partner  attributes the increase in occupancy at Fox
      Crest  Apartments to the  implementation  of a more  aggressive  marketing
      program at the property.

Results from Operations

The  Partnership's  net loss for the  three  months  ended  March  31,  2000 was
approximately  $459,000  compared to net loss of approximately  $505,000 for the
corresponding  period in 1999.  The  decrease  in net loss for the three  months
ended March 31, 2000 was primarily due to an increase in total  revenues,  which
was  slightly  offset by an increase in total  expenses.  The  increase in total
revenues  was  primarily  due to an increase  in rental  income.  Rental  income
increased due to increased average occupancy, as noted above, and average rental
rates at both Waterford Square Apartments and Fox Crest Apartment.

The  increase in total  expenses  was the result of  increases  in interest  and
depreciation   expenses  offset  by  decreases  in  operating  and  general  and
administrative expenses.  Interest expense increased due to interest accruing on
the  defaulted  AAP  notes.  The  increase  in  depreciation  expense  is due to
increased capital  improvements and replacements made at the properties over the
past  year.  The  decrease  in  operating  expenses  was  due  to  decreases  in
administrative and maintenance salaries at both properties and the completion of
an interior  painting  project at Waterford Square  Apartments  during the three
months ended March 31, 1999.

The  decrease  in general and  administrative  expense is  primarily  due to the
settlement  of a legal  case in 1999  which was  disclosed  in a prior  quarter.
Included in general and administrative expenses for the three months ended March
31, 2000 and 1999 are management  reimbursements to the Managing General Partner
allowed under the Partnership Agreement. In addition,  costs associated with the
quarterly and annual  communications  with investors and regulatory agencies and
the annual audit required by the Partnership Agreement are also included.

As part of the ongoing  business plan of the  Partnership,  the Managing General
Partner  continues  to monitor  the  rental  market  environment  of each of its
investment properties to assess the feasibility of increasing rents, maintaining
or increasing  occupancy levels and protecting the Partnership from increases in
expenses. As part of this plan, the Managing General Partner attempts to protect
the Partnership  from the burden of  inflation-related  increases in expenses by
increasing rents and maintaining a high overall occupancy level. However, due to
changing market  conditions,  which can result in the use of rental  concessions
and  rental  reductions  to  offset  softening  market  conditions  there  is no
guarantee that the Managing General Partner will be able to sustain such a plan.

Liquidity and Capital Resources

At March 31, 2000, the Registrant had cash and cash equivalents of approximately
$1,147,000 as compared to  approximately  $1,079,000 at March 31, 1999. Cash and
cash equivalents decreased  approximately $63,000 for the period ended March 31,
2000 from the Registrant's  year ended December 31, 1999 and is primarily due to
approximately  $74,000 of cash used in both investing and financing  activities,
partially  offset  by  approximately  $85,000  of  cash  provided  by  operating
activities. Cash used in investing activities consisted of property improvements
and replacements and net deposits to restricted escrows.  Cash used in financing
activities  consisted of payments of principal on the mortgages  encumbering the
Registrant's properties.  The Registrant invests its working capital reserves in
a money market account.

The  accompanying   financial   statements  have  been  prepared   assuming  the
Partnership will continue as a going concern. The Partnership continues to incur
recurring  operating  losses and suffers  from  inadequate  liquidity.  Recourse
indebtedness  due to AAP of  approximately  $4,576,000 plus accrued  interest of
approximately  $3,315,000  is in  default  at March  31,  2000,  as a result  of
nonpayment of interest and principal  upon its maturity in November  1997.  This
indebtedness is recourse to the  Partnership.  The Partnership does not have the
means with which to satisfy this  obligation.  The Managing General Partner does
not plan to enter into  negotiations with AAP on this indebtedness at this time.
The  Managing  General  Partner  believes  that  the  possibility  that AAP will
initiate collection proceedings on this indebtedness is remote, as the estimated
value  of  the  Partnership's   investment   properties  and  other  assets  are
significantly   less  than  the  existing  first  mortgages  and  other  secured
Partnership  indebtedness.  If AAP  initiates  proceedings,  then  the  Managing
General Partner will enter into negotiations to restructure this indebtedness.

No  other  sources  of  additional   financing  have  been   identified  by  the
Partnership,  nor does the  Managing  General  Partner  have any other  plans to
remedy the liquidity  problems the  Partnership is currently  experiencing.  The
Managing General Partner anticipates that the Fox Crest Apartments and Waterford
Square  Apartments  will generate  sufficient cash flows during 2000 to meet all
property  operating  expenses,  property debt service  requirements  and to fund
capital expenditures.  However, these cash flows will be insufficient to provide
debt service for the unsecured Partnership indebtedness. If the Managing General
Partner is unsuccessful in its efforts to restructure  these loans,  then it may
be forced to liquidate the Partnership.

As a result of the above,  there is  substantial  doubt about the  Partnership's
ability to continue as a going concern.  The financial statements do not include
any adjustments to reflect the possible future effects on the recoverability and
classification of assets or amounts and  classifications of liabilities that may
result from these uncertainties.

With respect to the  Partnership's two apartment  complexes,  the sufficiency of
existing  liquid  assets  to  meet  future  liquidity  and  capital  expenditure
requirements is directly related to the level of capital  expenditures  required
at the properties to adequately maintain the physical assets and other operating
needs of the Partnership and to comply with Federal,  state, and local legal and
regulatory   requirements.   Capital   improvements  planned  for  each  of  the
Registrant's properties are detailed below.

Waterford Square Apartments

The Partnership has budgeted,  but is not limited to, approximately  $158,000 of
capital   improvements  at  Waterford  Square  Apartments  for  2000  consisting
primarily of flooring replacements,  appliances and HVAC condensing units. As of
March 31,  2000,  the  property  has spent  approximately  $16,000  on  flooring
replacements and appliances.  These improvements were funded from operating cash
flow.

Fox Crest Apartments

The Partnership has budgeted,  but is not limited to, approximately  $131,000 of
capital  improvements at Fox Crest  Apartments for 2000 consisting  primarily of
flooring   replacements,   appliances,   plumbing   upgrades  and  heating  unit
replacement.  As of March 31, 2000, the property has spent approximately $31,000
on carpet and heating unit  replacements.  These  improvements  were funded from
operating cash flow.

The  additional  capital  improvements  planned  for  2000 at the  Partnership's
properties will be made only to the extent of cash available from operations and
Partnership reserves.

The existing first mortgage indebtedness,  working capital loans and amounts due
to AMIT are thought to be in excess of the value of the properties. (Pursuant to
a series of  transactions,  affiliates of the Managing  General Partner acquired
ownership  interests in AMIT as follows:  On September 17, 1998, AMIT was merged
with and into IPT and  effective  February 26, 1999,  IPT was merged into AIMCO.
Accordingly,  AIMCO is the current  holder of the AMIT loans.) Two AMIT Notes in
the aggregate amount of  approximately  $2,838,000 plus related accrued interest
of approximately  $803,000 mature in March 2002; these notes are recourse to the
Partnership  only.  These loans require monthly payments of excess cash flow, as
defined in the terms of the promissory notes. The Partnership's  other remaining
note to AMIT for  approximately  $4,765,000,  plus accrued interest at 12.5% per
annum  compounded  monthly,  is due March 2003 and does not require any payments
until  maturity.  Accrued  interest  as  of  March  31,  2000  is  approximately
$3,071,000.  The first mortgage loan encumbering  Waterford  Square  Apartments,
which is  guaranteed  by HUD, is scheduled to mature in November  2027, at which
time a balloon  payment of $86,000 is due.  Likewise,  the first  mortgage  loan
encumbering  Fox Crest  Apartments  is scheduled to mature in May 2003, at which
time a balloon  payment of $5,445,000  is due. The  Registrant is current in its
payments on both of these  mortgages.  The Managing General Partner will attempt
to refinance such indebtedness and/or sell the properties prior to such maturity
dates. If the properties  cannot be refinanced or sold for a sufficient  amount,
the Registrant will risk losing such properties through foreclosure.

There were no  distributions  made for either of the three month  periods  ended
March 31, 2000 or 1999. Future cash  distributions  will depend on the levels of
net cash generated from  operations,  the  availability of cash reserves and the
timing of debt maturities,  refinancings and/or property sales. The Registrant's
distribution  policy is  reviewed  on an  annual  basis.  However,  based on the
current  default under the working  capital loans and the pending  maturities of
the first mortgage loans, it is unlikely that a distribution will be made by the
Registrant in the foreseeable future.

                           PART II - OTHER INFORMATION

ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  the Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Part I - Financial Information, Item 1. Financial Statements, Note C - Transfer
of  Control").  The  plaintiffs  seek  monetary  damages and  equitable  relief,
including  judicial  dissolution  of the  Partnership.  On June  25,  1998,  the
Managing General Partner filed a motion seeking dismissal of the action. In lieu
of responding to the motion, the plaintiffs have filed an amended complaint. The
Managing  General  Partner filed  demurrers to the amended  complaint which were
heard  February  1999.   Pending  the  ruling  on  such  demurrers,   settlement
negotiations  commenced.  On November 2, 1999, the parties  executed and filed a
Stipulation of Settlement,  settling claims, subject to final court approval, on
behalf of the Partnership and all limited  partners who own units as of November
3, 1999. Preliminary approval of the settlement was obtained on November 3, 1999
from the  Superior  Court of the State of  California,  County of San Mateo,  at
which time the Court set a final approval  hearing for December 10, 1999.  Prior
to the December 10, 1999 hearing the Court  received  various  objections to the
settlement, including a challenge to the Court's preliminary approval based upon
the  alleged  lack of  authority  of class  plaintiffs'  counsel  to  enter  the
settlement.  On  December  14,  1999,  the  Managing  General  Partner  and  its
affiliates  terminated the proposed settlement.  Certain plaintiffs have filed a
motion to disqualify some of the plaintiffs' counsel in the action. The Managing
General Partner does not anticipate that costs associated with this case will be
material to the Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  Exhibit 27, Financial Data Schedule, is filed as an exhibit to
                  this report.

            b)    Reports on Form 8-K:

                  No reports were filed during the quarter ended March 31, 2000.


<PAGE>



                                   SIGNATURES

In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.

                              ANGELES PARTNERS XIV

                                 By:     Angeles Realty Corporation II
                                         Managing General Partner

                                 By:     /s/Patrick J. Foye
                                         Patrick J. Foye
                                         Executive Vice President

                                 By:     /s/Martha L. Long
                                         Martha L. Long
                                         Senior Vice President
                                         and Controller

                                Date: May 8, 2000