Exhibit 31.2



PRINCIPAL FINANCIAL OFFICER CERTIFICATION



I, Philip Tinkler, Vice PresidentFinance and Treasurer of First Capital Financial, L.L.C., the general partner of First Capital Income Properties, Ltd. SeriesXI,
certify that:



| | 1. | I have reviewed this quarterly report on Form 10-Q of First Capital Income Properties, Ltd. SeriesXI;
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| | 2. | Based on my knowledge, this quarterly report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the
circumstances under which such statements were made, not misleading with respect to the period covered by this quarterly report;
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| | 3. | Based on my knowledge, the financial statements, and other financial information included in this quarterly report, fairly present in all material respects the financial condition, results of
operations and cash flows of the registrant as of, and for, the periods presented in this quarterly report;
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| | 4. | The registrants other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14)
for the registrant and we have:
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| | a) | designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within
those entities, particularly during the period in which this quarterly report is being prepared;
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| | b) | evaluated the effectiveness of the registrants disclosure controls and procedures as of a date within 90 days prior to the filing date of this quarterly report (the Evaluation
Date); and
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| | c) | presented in this quarterly report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date;
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| | 5. | The registrants other certifying officers and I have disclosed, based on our most recent evaluation, to the registrants auditors and the audit committee of registrants board
of directors (or persons performing the equivalent function):
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| | a) | all significant deficiencies in the design or operation of internal controls which could adversely affect the registrants ability to record, process, summarize and report financial data
and have identified for the registrants auditors any material weaknesses in internal controls; and
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| | b) | any fraud, whether or not material, that involves management or other employees who have a significant role in the registrants internal controls; and
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| | 6. | The registrants other certifying officers and I have indicated in this quarterly report whether there were significant changes in internal controls or in other factors that could
significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.
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Date:    August 13, 2003



/s/    PHILIP
TINKLER

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PHILIP TINKLER

Vice PresidentFinance and Treasurer