EXHIBIT 99.a

               GLOSSARY OF TERMS USED IN PROSPECTUS

     "Act" means the California Revised Limited Partnership Act,
Title 2, Chapter 3, of the California Corporations Code.

     "Accountants" means Peat, Marwick, Mitchell & Co., or such
other nationally recognized firm of independent public
accountants as shall be engaged by the General Partner for the
Partnership.

     "Acquisition Expenses" means expenses including but not
limited to legal fees and expenses, travel and communications
expenses, costs of appraisals, non-refundable option payments on
property not acquired, accounting fees and expenses, title
insurance, and miscellaneous expenses related to selection and
acquisition of Real Properties or funding of Mortgage Loans,
whether or not acquired or funded.

     "Acquisition Fees" means the total of any and all fees and
commissions paid by any Person to any other Person, including the
General Partner, the Advisor and their Affiliates, in connection
with the selection, purchase, or investment in, any Real Property
by the Partnership or by the seller of a Real Property, whether
designated as a real estate commission, acquisition fee, finder's
fee, selection fee, development fee, construction fee,
nonrecurring management fee, mortgage placement or origination
fee, or any other fee or commission of a similar nature howsoever
designated and howsoever treated for tax or accounting purposes.

     "Additional Limited Partners" means those persons admitted
to the Partnership pursuant to Section 3.2.3 of the Agreement.

     "Additional Rights Units" means the additional 7,500 Units
which the General Partner, at its option, may authorize the Sales
Agent to offer and sell.

     "Adjusted Capital Contribution" means, for each fiscal
quarter, the original Capital Contribution of a Holder for or
attributable to his Units, reduced by the total cash distributed
to him and prior Holders of his Units from Residual Proceeds and
from Working Capital Reserves (to the extent cash distributed
from Working Capital Reserves came from Residual Proceeds) or
from Net Proceeds.

     "Admission Dates" means the dates on which Subscribers for
Units shall be admitted to the Partnership as Limited Partners.

     "Advisor" means USAA Financial Services Company, or any
successor, under the Advisory Agreement.

     "Advisory Agreement" means the Advisory Agreement between
the Partnership and the Advisor.

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     "Affiliate" means, when used with reference to a specified
Person, (i) any Person that directly or indirectly controls or is
controlled by or is under common control with the specified
Person, (ii) any Person that is an officer of, partner in,
director or trustee of, or serves in a similar capacity with
respect to, the specified Person or of which the specified Person
is an officer, partner or trustee, or with respect to which the
specified Person serves in a similar capacity, and (iii) any
Person that, directly or indirectly, is the beneficial owner of
10% or more of any class of equity securities of the specified
Person or of which the specified Person is directly or indirectly
the owner of 10% or more of any class of equity securities.  An
Affiliate of the Partnership or the General Partner does not
include a Person who is a partner in a partnership or joint
venture with the Partnership or any other Affiliate of the
Partnership if such Person is not otherwise an Affiliate of the
Partnership or the General Partner.

     "Agreement" means the Agreement of Limited Partnership of
USAA Real Estate Income Investments I, A California Limited
Partnership.

     "Application and Commitment Fees" means all fees and charges
payable by prospective borrowers, applicants or obligors on
Partnership Mortgage Investments committed to be made by the
Partnership, which are paid to the Advisor and howsoever
designated or treated for tax or accounting purposes.

     "Assignee" means a Person who has acquired a Limited
Partner's beneficial interest in one or more Units but who is
neither a Limited Partner nor an Assignee of Record.

     "Assignee of Record" means an Assignee who has acquired a
beneficial interest in one or more Units and whose ownership of
the Units is recorded on the books of the Partnership and is the
subject of a written instrument of assignment in compliance with
the Agreement, the effective date of which assignment has passed.

     "Bank" means USAA Federal Savings Bank, an Affiliate of the
General Partner and the Advisor.

     "Capital Account" means, with respect to each Partner, the
account established for each Partner pursuant to Section 3.4 of
the Agreement, which will initially equal the Capital
Contribution of such Partner and throughout the existence of the
Partnership will be (a) increased by the amount of Taxable Income
allocated to such Partner and (b) reduced by the amount of Tax
Losses allocated to such Partner and the amount of Net Cash Flow
and Residual Proceeds distributed to such Partner.

     "Capital Contribution" means the total amount of money
contributed to the Partnership (prior to the deduction of any
selling commissions or expenses) by all the Partners or any class
of Partners or any one Partner, as the case may be (or the
predecessor Holders of the Units of such Partners or Partner),
reduced in the case of the Limited Partners by any return of
uninvested funds pursuant to Section 3.3 of the Agreement (but
not reduced by any reductions in the related Capital Accounts or
by any tax basis adjustment).

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     "Cash Flow" means, with respect to any fiscal period, all
Gross Revenue from operations in the ordinary course of business,
without deductions for depreciation or the Management Fee but
after deducting payments for Operating Cash Expenses (other than
such Management Fee), capital expenditures with respect to
properties and any amount set aside for the restoration or
creation of Reserves.

     "Certificate" shall mean the Certificate of Limited
Partnership required to be filed in the office of the Secretary
of State of the State of California pursuant to Section 15621 of
the Corporations Code of the State of California.

     "Closing Date" means the date of termination of the public
offering of Units designated by the General Partner, but no later
than one year from the date of the Prospectus.

     "Code" means the Internal Revenue Code of 1954, as amended,
or any corresponding provision or provisions of succeeding law.

     "Competitive Brokerage Commission" means a real estate
brokerage commission paid for the sale of property which is
reasonable, customary and competitive in light of the size, type
and location of the property.

     "Controlling Person" means any person, whatever his or her
title, who performs functions for the General Partner similar to
those of (Chairman or member of the board of directors; (2)
executive management, such as the president, vice-president or
senior vice-president, corporate secretary or treasurer; (3)
senior management, such as the vice-president of an operating
division who reports directly to executive management; or (4)
those holding 5% or more equity interest in the General Partner
or a person having the power to direct or cause the direction of
a General Partner, whether through the ownership of voting
securities, by contract, or otherwise.

     "Cost of Partnership Property" means the total consideration
paid to acquire a Partnership Property, whether paid to the
seller, the General Partner or any other person, including cash
and all liens and mortgages on the Real Property and the "Cost of
All Partnership Properties" shall be the sum total of the "Cost
of Partnership Property" for each Partnership Property.

     "Distributions" means any cash or other property distributed
to Holders and the General Partner arising from their interest in
the Partnership, but not any payments to the General Partner
under the provisions of Article VIII, "Compensation to the
General Partner and Affiliates," or Article VII, "Partnership
Expenses" of the Agreement.

     "ERISA" means the Employee Retirement Income Security Act of
1974, as amended, or any corresponding provision or provisions of
succeeding law.

     "Existing Partnerships" means USAA Income Properties I and
USAA Income Properties II, both Delaware limited partnerships.

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     "Expense Allowance" means an amount equal to two percent
(2%) of the Gross Proceeds payable by the Partnership to the
Sales Agent for the payment of Organization and Operating
Expenses.

     "Front-End Fees" means any fee, commission or expense paid
by any party for any services to the Partnership during the
Partnership's organization and acquisition phase, including
Organization and Offering Expenses, Acquisition Fees, Acquisition
Expenses and similar fees however designated.
     
     "General Partner" means USAA Income Investments I, Inc., a
Texas Corporation, or any other Person who succeeds it as a
General Partner of the Partnership.

     "Gross Proceeds" means the aggregate total of the Capital
Contributions of the Limited Partners.

     "Gross Revenues" means all revenues resulting from the
operation of the Partnership Properties in the ordinary course of
business and such receipts of other general partnerships or joint
ventures in which the Partnership has invested.  The term "Gross
Revenues" shall not include revenues from Mortgage Repayments or
Sale, Financing or Refinancing Proceeds, or other disposition of
Partnership Properties.

     "Holder" means the owner of Units who is either a Limited
Partner or an Assignee of Record.  The General Partner is not a
Holder except to the extent it owns Units.

     "Initial Residual Proceeds" means Residual Proceeds received
before the expiration of 2 years following the date of funding
the Mortgage Loan or purchasing the Real Property resulting in
the Residual Proceeds.

     "Investment in Properties" means the amount of Gross
Proceeds paid or allocated either to the purchase of Real
Properties acquired by the Partnership or to the making of
Mortgage Loans made by the Partnership, Working Capital Reserves
not in excess of 2% of the Gross Proceeds, and any other cash
payment such as interest and taxes but excluding Front-End Fees.

     "Limited Partner" means the original Limited Partner, and
any other Persons who are admitted to the Partnership as
Additional or Substitute Limited Partners.

     "MAI Appraiser" means an independent appraiser who is a
member in good standing of the American Institute of Real Estate
Appraisers ("MAI") who has had not less than five (5) years of
experience in appraising property that is comparable to the
particular property involved and that is located in the vicinity
in which the particular property is located.

     "MAI Appraisal" means an appraisal made by an MAI Appraiser.

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     "Majority Vote" means the affirmative vote or written
consent of Limited Partners who own more than fifty percent (50%)
of the outstanding Units of the Partnership at the time of the
vote.

     "Management Fee" means the fee payable to the General
Partner under the provisions of Paragraph 8.2 of the Partnership
Agreement.

     "Maximum Units" means 50,000 Units.

     "Minimum Units" means 6,000 Units.

     "Mortgage Investments" or "Partnership Mortgage Investments"
means the investments of the Partnership described in the
Prospectus, or investments not so described but which are made or
purchased out of the Net Proceeds or out of the proceeds (other
than Residual Proceeds) of a collection, repayment, sale,
retirement or other disposition of a particular Partnership
Mortgage Investment by the Partnership and which are subsequently
described in communications to the Limited Partners, and all
extensions, renegotiations, replacement or renewals thereof,
together with such real and personal property, if any, as is
acquired by the Partnership in connection therewith.  In the case
of any particular Partnership Mortgage Investment owned by
another partnership or joint venture in which the Partnership
shall be a partner or joint venturer, the term Partnership
Mortgage Investment shall include any Mortgage Loan made or owned
by such partnership or joint venture.  The term "Mortgage
Investment" shall mean any of the "Partnership Mortgage
Investments" so described.

     "Mortgage Loan" means participating first mortgage loans,
evidenced by notes, bonds, debentures and other evidences of
indebtedness, and which are secured by mortgage trust deeds,
deeds of trust, deeds to secure debt, or other liens on interests
in land upon which improvements are constructed and which
constitutes Qualified Real Estate.

     "Mortgage Repayment" means any Partnership transaction
giving rise to Repayment Proceeds.

     "Mortgage Servicing Fee" means the fees and other
compensation payable by the Partnership to the Advisor or its
Affiliates on account of its services to the Partnership in
collecting principal and interest and other payments to which the
Partnership is entitled on the Mortgage Investments, the
administration and supervision of the rights and participations
of the Partnership under its Mortgage Investments, the
supervision of legal proceedings where such payments are
delinquent or in arrears and otherwise supervising and monitoring
the Partnership and the Mortgage Investments made by the
Partnership.

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     "Net Cash Flow" means, with respect to any fiscal period,
Cash Flow and any portion of the Reserves deemed by the General
Partner not required for the Partnership's operations minus the
Management Fee.

     "Net Proceeds" means the Gross Proceeds less Organization
and Offering Expenses paid or payable by the Partnership.

     "Offering Period Investment Income" means all investment
income earned by the Partnership on the temporary investment of
the Capital Contributions of the Partners for the period after
the admission of the first Additional Limited Partner (other than
the General Partner) and prior to the Closing Date.

     "Operating Cash Expenses" means, with respect to any fiscal
period, except to the extent paid with cash withdrawn from
Reserves therefor, the amount of cash disbursed by the
Partnership in such period in the ordinary course of its
business, as follows:  the Management Fee payable to the Advisor,
debt service and other payments required to be made in connection
with any loan to the Partnership or any loan secured by a lien on
any of the Partnership's property, and payments made on behalf of
the Partnership for expenses incurred by it for advertising and
promotion, repairs, maintenance, management and utilities for
specific properties, computer time sharing, accounting (excluding
Partnership bookkeeping), statistical services, printing and
mailing of reports and communications required by regulatory
agencies or for distribution to Limited Partners or others as
required by this Agreement, but not including: (1) any overhead
expenses or any salaries paid by the General Partner or the
Advisor to its officers, directors or Affiliates, (2)
expenditures paid out of Reserves and (3) expenditures
attributable to obtaining Residual Proceeds.  Operating Cash
Expenses may include the out-of-pocket expenses incurred by the
General Partner, the Advisor or any Affiliate (including payments
to salaried employees and payment for services and supplies
obtained from third parties), in performing general management
and administrative services for the Partnership (but not
including any overhead expenses) which services, but for their
performance by the General Partner or such Affiliate, would be
required to be performed for the Partnership by a non-affiliated
person; provided that such expenses do not exceed the amount
which the Partnership would be required to pay to non-affiliated
persons for comparable services which could reasonably be made
available to the Partnership and, further provided, that such
expenses do not constitute expenditures for rent or depreciation,
utilities, capital equipment, salaries, fringe benefits or travel
expenses (except to the extent that such expenses are Front-End
Fees) incurred by or allocated to Controlling Persons of the
General Partner or its Affiliates.

     "Organization and Offering Expenses" means those expenses
incurred in connection with organizing the Partnership and
preparing the Units for registration, qualification or exemption
under federal and state securities laws and subsequently offering

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and distributing the Units to the public, including sales
commissions paid to the Sales Agent and other broker-dealers in
connection with the distribution of the Partnership Units,
registration and filing fees, printing costs, legal and
accounting fees, and all advertising expenses but not to exceed
the Expense Allowance.

     "Partners" means collectively, the General Partner and all
the Limited Partners.  "Partner" means any one of the Partners.

     "Partnership" means USAA Real Estate Income Investments I, A
California Limited Partnership.

     "Partnership Properties" means all Real Property(ies) or any
interest in a Real Property(ies) acquired directly or indirectly
by the Partnership, and/or all Mortgage Loans funded directly or
indirectly by the Partnership.  Reference to 'Partnership
Property' shall be to any one of them.

     "Person" means any individual, partnership, corporation,
trust or other entity.

     "Prospectus" means the final prospectus contained in the
registration statement filed with the Securities and Exchange
Commission on Form S-11, as amended or supplemented or later
filed with the Securities and Exchange Commission.

     "Qualified Plans" or "Retirement Plans" means employee
pension or profit-sharing plans established under Section 401 of
the Code, Individual Retirement Accounts established under
Section 408 of the Code ("IRAs") and H.R. 10 ("Keogh") Plans.

     "Qualified Real Estate" or "Qualified Property(ies)" or
"Qualified Real Property" means office buildings, shopping
centers, commercial, industrial, and warehouse distribution
buildings and facilities, retail properties, apartment complexes,
hotels and other similar types of real property which are income
producing.  Qualified Real Estate does not include undeveloped
land, or land under development, agricultural properties, single
family residual homes, condominiums, secondary or recreation
homes, nursing homes, gaming facilities or mobile home parks.

     "Real Property" means a Qualified Real Property, or any
interest in a Qualified Real Property, acquired directly or
indirectly by the Partnership, excluding Mortgage Loans.

     "Repayment Proceeds" means the net cash proceeds received by
the Partnership as proceeds of the return of principal or
interest for any Mortgage Investments or as proceeds of any
Mortgage Investments received contemporaneously with the
collection, repayment, sale, retirement or other disposition of
such Partnership Mortgage Investments (including, without
limitation, all repayments of principal, payments of fixed
interest, participations in sale proceeds, proceeds of sale of
land, payment of deferred interest and proceeds of exercise of
any option or contract right received contemporaneously with the

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final disposition of a Mortgage Investment) after retirement of
any indebtedness applicable thereto and after deducting any other
expenses incurred in connection therewith; provided, however,
that the return of principal from a disposition of a Partnership
Mortgage Investment shall not be deemed Repayment Proceeds to the
extent such return of principal is reinvested by the Partnership
within two years of the date on which the Partnership funded such
Mortgage Investment, or in the event the General Partner
determines that it is necessary to invest such additional sums to
protect the value of any of the Partnership's Mortgage
Investments, and such return of principal is not distributed to
the Limited Partners, as contemplated by the Prospectus.

     "Reserves" means, with respect to any fiscal period, funds
set aside or amounts allocated during such period to reserves
which shall be maintained in amounts deemed sufficient by the
General Partner for working capital and to pay taxes, insurance,
or other costs or expenses incident to the ownership or operation
of the Partnership's investments.

     "Residual Proceeds" means all cash receipts arising from
Sale, Financing or Refinancing Proceeds and Repayment Proceeds,
less the following:
     
     (i) the amount of cash necessary for the payment of all
debts and obligations of the Partnership (including non-recourse
debts) related to the particular sale, financing or refinancing
or Mortgage Loan repayment, but not including the Subordinated
Real Estate Commission payable to the Advisor upon the sale of
the Partnership Property;

     (ii) the amount of cash paid or to be paid by the
Partnership in connection with such Sale, Financing or
Refinancing (which shall include, with regard to damage
recoveries or insurance or condemnation proceeds, cash paid or to
be paid in connection with repairs, replacements or renewals, in
the discretion of the General Partner, relating to damage to or
partial condemnation of the affected property);

     (iii) the amount considered appropriate by the General
Partner to provide Reserves to pay taxes, insurance, or other
costs or expenses of the Partnership (including costs of
improvements or additions in connection with any property) or to
provide for the purchase of the underlying land in connection
with any property; and

     (iv) any amount considered appropriate by the General
Partner to be used to purchase from any partner or co-venturer an
interest in a property which is jointly owned.

     "Sale, Financing or Refinancing" means any Partnership
transaction (other than the receipt of Capital Contributions) not
in the ordinary course of its business, including, without
limitation:  sales, exchanges or other dispositions of real or

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personal property, condemnations, recoveries of damage awards and
insurance proceeds (other than business or rental interruption
insurance proceeds) not used for the repair or reconstruction of
properties, any mortgage refinancings or borrowings, or repayment
of mortgage balances and related premiums, but excluding the
disposition of a Property whether in the form of a rescission,
exchange or resale or pursuant to an option or other similar
arrangement entered into at or prior to two (2) years from the
date of the Prospectus if the proceeds from such transfer back
are reinvested in another Property.

     "Sale, Financing or Refinancing Proceeds" means the proceeds
of any Partnership transaction which is a Sale, Financing or
Refinancing as defined above.

     "Sales Agency Agreement" means the sales agency Agreement
between the Partnership and the Sales Agent pursuant to which the
Sales Agent shall offer and sell the Units.

     "Sales Agent" means USAA Investment Management Company.

     "Selling Price" means the total gross contract price
receivable by the Partnership from the purchaser upon the sale of
a Partnership Property, without reduction for any mortgage or
other indebtedness to which the Partnership Property may be
subject, or any fees or expenses which may be attributable to
such sale.

     "Sponsor" means any Person directly or indirectly
instrumental in organizing, wholly or in part, the Partnership or
any Person who will manage or participate in the management of
the Partnership, including the General Partner and an Affiliate
of such Persons, but excluding (i) any person whose only
relationship with the Partnership or the General Partner is that
of an independent property or asset manager whose only
compensation from the Partnership is as such; (ii) employees of
the General Partner or its Affiliates who are not also officers
or directors of the General Partner or its Affiliates; and (iii)
wholly independent third parties such as attorneys, accountants,
appraisers and underwriters whose only compensation from the
Partnership is for professional services rendered in connection
with the offering of Units or the operations of the Partnership.

     "Subordinated Real Estate Commission" is as defined in
Section 8.3 of the Agreement.

     "Subscriber" means a person who has completed a Subscription
Agreement and submitted it and payment for the number of Units
being purchased, to the General Partner.

     "Subscription Agreement" means the subscription agreement
signed or to be signed by Limited Partners when they purchase
Units, a copy of which is included in the Prospectus.

     "Substituted Limited Partner" means any Person admitted to
the Partnership as a Limited Partner pursuant to the provisions
of Section 13.3 of the Agreement.

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     "Taxable Income" or "Tax Losses" means the ordinary income
or losses, respectively, of the Partnership for each fiscal year
or portion thereof (including the Partnership's share of income
or loss of any partnership, venture or other entity which owns a
particular property) as determined for federal income tax
purposes, as well as, where the context requires, related federal
tax items such as capital gain or loss, deductions, tax
preferences, credits and depreciation recapture, it being
understood that losses for federal income tax purposes include
all amounts treated as a return of capital for federal income tax
purposes by reason of tax basis adjustments.

     "Total Outstanding Units" means all Units issued at or
before the Closing Date.

     "Unit" means the interest of a Limited Partner represented
by a Capital Contribution of $500.