<TABLE> <S> <C>

<ARTICLE>                  5
       
<S>                                                  <C>
<PERIOD-TYPE>                                        6-MOS
<FISCAL-YEAR-END>                                    MAR-31-1998
<PERIOD-END>                                         SEP-30-1997
<CASH>                                               374,821
<SECURITIES>                                         403,848
<RECEIVABLES>                                        128,145<F1>
<ALLOWANCES>                                         000
<INVENTORY>                                          000
<CURRENT-ASSETS>                                     000
<PP&E>                                               17,253,110
<DEPRECIATION>                                       000
<TOTAL-ASSETS>                                       41,713,115<F2>
<CURRENT-LIABILITIES>                                000
<BONDS>                                              000
<PREFERRED-MANDATORY>                                000
<PREFERRED>                                          000
<COMMON>                                             000
<OTHER-SE>                                           25,150,881
<TOTAL-LIABILITY-AND-EQUITY>                         41,713,115<F3>
<SALES>                                              000
<TOTAL-REVENUES>                                     1,430,412<F4>
<CGS>                                                000
<TOTAL-COSTS>                                        000
<OTHER-EXPENSES>                                     1,954,284<F5>
<LOSS-PROVISION>                                     000
<INTEREST-EXPENSE>                                   464,701
<INCOME-PRETAX>                                      000
<INCOME-TAX>                                         000
<INCOME-CONTINUING>                                  000
<DISCONTINUED>                                       000
<EXTRAORDINARY>                                      78,166
<CHANGES>                                            000
<NET-INCOME>                                         (2,196,930)<F6>
<EPS-PRIMARY>                                        (21.75)
<EPS-DILUTED>                                        000
<FN>
<F1> Included  in  receivables:    Accounts  receivable  $120,860  and  Interest
receivable $7,285. 
<F2>Included in total assets: Prepaid expenses $47,071, Tenant security deposits
$76,084,  Other  assets  $299,217,  Investments  in Local  Limited  Partnerships
$22,351,139,  Replacement  reserves $219,946,  Deferred  acquisition fees escrow
$337,500 and Deferred expenses, net $222,234.  
<F3>Included in Total Liabilities and  Equity:  Accounts  payable  to affiliates
$1,380,973,  Accounts  payable and accrued expenses $842,213,   Interest payable
$424,995, Notes payable,  affiliate $514,968, Security deposits payable $84,484,
Due to affiliate $323,046, Deferred acquisition  fees payable $337,500,  General
Partner  advances $200,000,   Mortgage  notes  payable  $11,404,111 and Minority
interest in Local Limited  Partnerships $1,049,944.  
<F4>Total revenue includes:  Rental  $1,249,763,   Investment $21,275 and  Other
$159,374.  
<F5>Included  in Other  Expenses:  Asset  management  fees $218,190, General and
Administrative  $241,634,  Bad debt  $64,167,  Property management fees $88,190,
Rental operations, exclusive of depreciation $854,409, Depreciation $395,097 and
Amortization $92,597. 
<F6>Net  loss  reflects: equity  in  losses of  Local Limited  Partnerships   of
$1,291,958,  loss on  liquidation  of interests  in Local  Limited  Partnerships
of $(5,416),  extraordinary  gain on cancellation of indebtedness of $78,166 and
minority interest in losses of Local Limited Partnerships $10,851. 
</FN>
         

</TABLE>