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

FORM 10-QSB

Quarterly Report Under Section 13 or 15(d) of
                       The Securities Exchange Act of 1934

For the Quarterly Period Ended March 31, 2002
                           Commission File No. 0-19916

TMP INLAND EMPIRE V, LTD.
                        A CALIFORNIA LIMITED PARTNERSHIP
          (Name of small business issuer as specified in its charter)

CALIFORNIA           
             
             
             
             
             
             
             
             
         33-0368324
(State or other jurisdiction        
             
             
             
             
             
             
          
      (I.R.S.  Employer Identification No.) of
incorporation or organization)

801 North Parkcenter Drive, Suite 235
                           Santa Ana, California 92705
         (Address of principal executive offices, including Zip Code)

(714) 836-5503
                (Issuer's telephone number, including area code)

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 [ ]

Transitional Small Business Disclosure Format: ____Yes__X__No

PART I  - FINANCIAL INFORMATION

Item 1.     Financial Statements

The following financial statements are filed as a part of this form 10-QSB:

Balance Sheets as of March
31, 2002 and December 31, 2001, Statements of Operations for the three months
ended March 31, 2002 and 2001, and Statements of Cash Flows for the three months
ended March 31, 2002 and 2001.

The interim financial
statements presented have been prepared by the Partnership without audit and in
the opinion of the management, reflect all adjustments of a normal recurring
nature necessary for a fair statement of (a) the results of operations for the
three months ended March 31, 2002 and 2001 (b) the financial position as of
March 31, 2002 (c) the cash flows for the three months ended March 31, 2002 and
2001. Interim results are not necessarily indicative of results for a full year.

The balance sheet presented
as of December 31, 2001 has been derived from the financial statements that have
been audited by the Partnerships independent public accountants. The
financial statements and notes are condensed as permitted by Form 10-QSB and do
not contain certain information included in the annual financial statements and
notes of the Partnership. The financial statements and notes included herein
should be read in conjunction with the financial statements and notes included
in the Partnerships Form 10-KSB.

2

`TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

                                 Balance Sheets



                                                 March 31,     December 31,
                                                   2002           2001
                                              (unaudited)
                                             -------------    --------------
Assets

Cash                                         $       550      $     38,507
Prepaid & Other Expenses                             730             4,228
Investment in Unimproved Land, net (Note 1)    2,878,432         2,834,675
                                             -----------       -----------

     Total Assets                            $ 2,879,712      $  2,877,410
                                             ===========       ===========

                        Liabilities and Partners' Capital

Accounts Payable & Accrued Expenses          $     6,693      $     19,373
Due to Affiliates (Note 5 and 6)                 717,862           674,146
Property Taxes Payable (Note 9)                   83,919            71,852
Franchise Tax Payable                                800               800
Commission Payable to Affiliate (Note 6)           5,400             5,400
Notes Payable (Note 7)                           440,000           440,000
                                             -----------       -----------

     Total Liabilities                         1,254,675         1,211,571
                                             -----------       -----------

General Partners                                 (72,930)          (72,522)
Limited Partners: 10,000 Equity Units
  Authorized and Outstanding                   1,697,968         1,738,361
                                               ---------         ---------


    Total Partners' Capital                    1,625,038         1,665,839
                                             -----------         ---------

    Total Liabilities and Partners' Capital  $ 2,879,712      $  2,877,410
                                             ===========      ============







                 See Accompanying Notes to Financial Statements`

3

`TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

                            Statements of Operations
                                   (Unaudited)


                                                  Three Months Ended
                                                March 31,          March 31,
                                                 2002                2001
                                             ------------     --------------

Income
     Interest                                $         0      $      2,086
                                             -----------      ------------

Total Income                                           0             2,086
                                             -----------       -----------

Expenses
     Accounting & Financial Reporting              6,371             6,341
     Outside Professional Services                13,342             8,395
     General  & Administrative                       180             2,058
     Interest                                     20,108            17,712
                                             -----------       -------------

Total Expenses                                   40,001             34,506
                                             ----------       ------------

Loss Before Taxes                                (40,001)          (32,420)

     State Franchise Tax                            (800)             (800)
                                             ------------       -----------

Net Loss                                     $   (40,801)     $    (33,220)
                                             ============     =============


Allocation of Net Loss  (Note 4):

     General Partners, in the Aggregate:     $      (408)     $       (332)
                                             ============     =============

     Limited Partners, in the Aggregate:     $   (40,393)     $    (32,888)
                                             ============     =============

     Limited Partners, per Equity Unit:      $     (4.04)     $      (3.29)
                                             ============     =============







                 See Accompanying Notes to Financial Statements`

4

`TMP INLAND EMPIRE V, LTD
                        A California Limited Partnership
                             Statement of Cash Flows
                                   (unaudited)

                                                  Three months Ended

                                              March 31,      March 31,
                                                 2002                2001
                                             ------------       ------------
Cash Flows from Operating Activities:

Net Loss                                     $   (40,801)     $    (33,220)
  Adjustments to Reconcile Net Loss to Net
  Cash
     Provided By (Used in) Operating
     Activities:
     Increase in Due to Affiliates                43,716            20,218
     Decrease in Prepaid & Other Expenses          3,498             3,557
     Decrease in A/P and Accrued Expenses        (12,680)          (10,954)
     Increase in Franchise Tax Payable                 0               800
     Increase in Property Taxes Payable           12,067             2,139
                                             -----------       -----------
       Net Cash Provided By (Used In)
                      Operating Activities         5,800           (17,460)
                                             -----------       ------------

Cash Flows from Investing Activities:
     Increase in Investment in Unimproved
     Land                                        (43,757)          (19,540)
                                             ------------       -----------
       Net Cash Used In Investing Activities     (43,757)          (19,540)
                                             ------------       -----------

Net Decrease in Cash                             (37,957)          (37,000)

Cash, Beginning of Period                         38,507           191,146
                                             -----------       -----------

Cash, End of Period                          $       550      $    154,145
                                             ===========      ============

Supplemental Disclosure of Cash Flow
------------------------------------
Information:
------------

Cash Paid for Taxes                          $       800       $          0
                                             ===========       ============

Cash Paid for Interest                       $    33,683       $     19,499
                                             ===========       ============





                 See Accompanying Notes to Financial Statements`

5

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 1 - General and Summary of Significant Accounting Policies

General - TMP Inland Empire V, Ltd. (the  Partnership) was organized in 1989
in accordance with the provisions of the California Uniform Limited  Partnership
Act for the purpose of acquiring,  developing and operating real property in the
Inland Empire area of Southern California.

Accounting Method -
The Partnerships policy is to prepare its financial statements on the
accrual basis of accounting.

Investment in Unimproved
Land - Investment in unimproved land is stated at the lower of cost or fair
value. All costs associated with the acquisition of a property are capitalized.
Additionally, the Partnership capitalizes all direct carrying costs (such as
interest expense and property taxes). These costs are added to the cost of the
properties and are deducted from the sales prices to determine gains when
properties are sold.

Syndication Costs -
Syndication costs (such as commissions, printing, and legal fees) totaling
$1,081,818 represent costs incurred to raise capital and, accordingly, are
recorded as a reduction in partners capital (see Note 3).

Cash, Cash Equivalents
and Credit Risk  The Partnership considers all unrestricted highly
liquid investments purchased with maturities of three months or less to be cash
equivalents. The carrying value of cash equivalents approximates fair value. The
Partnership maintains its cash accounts at institutions that are insured by the
Federal Deposit Insurance Corporation. At times, the Partnership may maintain
cash balances that exceed the insurance limits of $100,000 per bank. However,
the Partnership considers its credit risk associated with cash and cash
equivalents to be minimal.

Use of Estimates -
The preparation of financial statements in conformity with generally accepted
accounting principles requires management to make estimates and assumptions that
affect the reported amounts of assets and liabilities and the disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenues and expenses during the reporting period.
Actual results could differ from these estimates.

6

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 1 - General and Summary of Significant Accounting Policies (continued)

Concentration - All
unimproved land parcels held for investment are located in the Inland Empire
area of Southern California. The eventual sales price of all parcels is highly
dependent on the real estate market condition in that geographical area. The
Partnership attempts to mitigate any potential risk by continually monitoring
the market conditions and holding the land parcels through any periods of
declining market conditions.

Income Taxes - The
entity is treated as a partnership for income tax purposes and any income or
loss is passed through and taxable to the individual partners. Accordingly,
there is no provision for federal income taxes in the accompanying financial
statements. However, the minimum California Franchise Tax payable annually by
the Partnership is $800.

Recent Authoritative
Pronouncements- In October 2001, the FASB issued SFAS No. 144
Accounting for the Impairment or Disposal of Long-Lived Assets. This
statement establishes the accounting model for long-lived assets to be disposed
of by sale and applies to all long-lived assets, including discontinued
operations. This new statement requires that those long-lived assets be measured
at the lower of carrying amount or fair value less cost to sell, whether
reported in continuing operations or in discontinued operations. The Partnership
adopted SFAS No. 144 beginning January 1, 2002. There was no impact to the
financial statements since the long-lived assets had previously been recorded at
the lower of cost or market value, less disposal costs.

Liquidity and Going
Concern- As shown in the accompanying financial statements, the Partnership
does not have sufficient current assets to satisfy liabilities that arise in the
normal course of business. PacWest Inland Empire, through its loan agreement
with the TMP partnerships, provided a source of funds by which the Partnership
could satisfy the liabilities arising from partnership operations and the
development and maintenance of undeveloped land held by the Partnership. The
loan agreement originally stated that PacWest could loan up to $2,500,000 to the
TMP partnerships. Subsequently, the agreement was amended to allow PacWest to
loan beyond $2,500,000. Currently, PacWest has loaned approximately $2,933,000
to the TMP partnerships, of which approximately $717,862 has been loaned to the
Partnership. There is no assurance that PacWest will continue to loan additional
funds to the Partnership.

The Partnership is actively
attempting to sell the undeveloped land it presently owns. However, there is no
assurance that the Partnership will be able to sell the land in a timely manner
at a price sufficient to generate funds to maintain Partnership operations and
satisfy the PacWest debt and the existing trust deeds.

7

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 2 - Organization of the Partnership

The Partnership was originally  formed in 1989 with TMP Properties (A California
General partnership) and TMP Investments, Inc. (A California Corporation) as the
general partners.  The partners' of TMP Properties are William O. Passo, Anthony
W. Thompson and Scott E. McDaniel. William O. Passo and Anthony W. Thompson were
the shareholders of TMP Investments,  Inc. until October 1, 1995, when they sold
their shares to TMP Group,  Inc. and then became the  shareholders of TMP Group,
Inc.

The Partnership originally
acquired ten separate parcels of unimproved real property in Riverside and San
Bernardino Counties, California. The properties were to be held for investment,
appreciation, and ultimate sale and/or improvement of all or portion thereof,
either alone or in conjunction with a joint venture partner. A portion of one
parcel was sold in 1992 and the proceeds were retained for working capital.
During 1993, the Partnership foreclosed on property underlying a note receivable
and subsequently sold the property. During 1995, the Partnership sold a portion
of one parcel and received a note for $141,000.

The partnership agreement
provides for two types of investments: Individual Retirement Accounts (IRA) and
others. The IRA minimum purchase requirement was $2,000 and all others were a
minimum purchase requirement of $5,000. The maximum liability of the limited
partners is the amount of their capital contribution.

Note 3 - Partners Contributions

The Partnership offered for
sale 10,000 units at $1,000 each to qualified investors. As of December 31,
1990, all 10,000 units had been sold for total limited partner contributions of
$10,000,000. There have been no contributions made by the general partners since
its formation. As described in Note 1, syndication costs have been recorded as a
reduction in partners capital.

Note 4 - Allocation of Profits, Losses and Cash Distributions

Profits, losses, and cash
distributions are allocated 99 percent to the limited partners and one percent
to the general partners until the limited partners have received an amount equal
to their capital contributions plus a cumulative, non-compounded return of six
percent per annum based on their adjusted capital account balances. At that
point, remaining profits, losses and cash distributions are allocated 85 percent
to the Limited Partners and 15 percent to the General Partners. There were no
distributions in 2002 or 2001.

8

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 5 - Agreements with PacWest

In March 1998, the General
Partners entered into an agreement (the Financing Agreement) with PacWest,
whereby PacWest paid a total of $300,000 to the General Partners and ten other
related partnerships (the TMP Land Partnerships). In addition, PacWest agreed to
pay up to an additional $300,000 for any deficit capital accounts for these 11
partnerships in exchange for the rights to the General Partners
distributions; referred to as a distribution fee as defined by the
Financing Agreement.

In addition, PacWest has
agreed to loan and/or secure a loan for the TMP Land Partnerships in the amount
of $2,500,000. Loan proceeds will be allocated among the TMP Land Partnerships,
based on partnership needs, from recommendations made by PacWest, and under the
approval and/or direction of the general partners. A portion of these funds will
be loaned to the Partnership at 12% simple interest beginning April 1, 1998. The
borrowings are secured by the Partnerships properties, and funds will be
loaned, as needed, in the opinion of the General Partners. These funds are not
to exceed 50% of the 1997 appraised value of the properties, and will primarily
be used to pay for on-going property maintenance, pay down existing debt, back
property taxes and appropriate entitlement costs.

PacWest, can, at their
option, make additional advances with the agreement of the General Partners;
however, the aggregate amount of cash loaned to the TMP Land Partnerships is
limited to a maximum of $2,500,000.

As of March 31, 2002 and December 31, 2001 the TMP Land Partnerships owe PacWest
approximately $2,933,000 and $3,637,000, including advances & interest.

Effective August 1, 2000,
the Partnership entered into the First Amendment to the Management Agreement
(First Amendment). The purpose of the First Amendment is to clarify
and define certain language and the terms of the provisions of the Management
Agreement. The Management Agreement, in its entirety, remains in effect apart
from specific items discussed in the First Amendment.

Certain items disclosed in
the First Amendment include 1) Revision of the Asset Administration
Fee schedule and its reduction upon the sale of any property, 2)
Participation Fee wording is altered to read Manager Profit
Participation and its calculation is defined, 3) the maximum amount of the
PacWest loan to any Partnership shall not exceed fifty percent (50%) of the fair
market value of all real properties owned by the Partnership, and the maximum
amount of the PacWest loan secured against each

9

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 5 - Agreements with PacWest (continued)

specific parcel shall not
exceed a loan-to-value ratio of fifty percent of the fair market value of that
parcel, 4) The maximum Total PacWest loan amount shall be $2,500,000 allocated
between the Partnerships and each borrowing Partnership shall execute a
Promissory Note (as attached to the First Amendment) and a Trust Deed (as
attached to the First Amendment. PacWest and the TMP Land Partnerships shall be
entitled to enter into a separate written agreement to provide for a short-term
gap loan to cover emergency shortfalls, and 5) If the Partnerships need funds in
excess of the $2,500,000, PacWest shall be entitled to obtain third party loans
at market interest, secured against the real property of each Partnership to
whom such loan(s) is made. No such loan(s) shall be made without the written
consent of the General Partners.

Pursuant to the Financing
Agreement, PacWest has acquired the General Partners unsubordinated 1%
interest in the Partnership and assumed responsibility for all partnership
administration while not replacing any of the General Partners.

In April 1998, PacWest
entered into the Management Agreement with the General Partners to provide the
Partnership with overall management, administrative and consulting services.
PacWest currently contracts with third party service providers to perform
certain of the financial, accounting, and investor relations services for
the Partnership. PacWest will charge a fee for its administrative services equal
to an amount not to exceed the average reimbursements to the general partners
for such services over the past five years. As of March 31, 2002 and December
31, 2001, the Partnership has a payable of $717,862 and $674,146, respectively,
including interest to PacWest related to the aforementioned agreements.

Note 6 - Related Party Transactions

Syndication costs (see
Notes 1 and 3) netted against partners capital contributions include
$1,000,000 of selling commissions paid in prior years to TMP Capital Corp. for
the sale of partnership units of which a portion was then paid to unrelated
registered representatives. William O. Passo and Anthony W. Thompson were the
shareholders of TMP Capital Corp. until October 1, 1995, when they sold their
shares to TMP Group, Inc.

Investment in unimproved
land includes acquisition fees of $617,562 paid in prior years to TMP
Properties, TMP Investments, Inc., and the general partners, for services
rendered in connection with the acquisition of the properties.

10

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 6 - Related Party Transactions (continued)

As of March 31, 2002 and
December 31, 2001, $5,400 is payable to Regal Realty, a company wholly owned by
Scott E. McDaniel, for services rendered relating to sales of properties prior
to 1990. Mr. McDaniel is a partner of TMP Properties and he was a shareholder of
TMP Investments, Inc. until September 1993 when he sold his shares to Mr. Passo
and Mr. Thompson. Ultimate payment of this amount is contingent on the Limited
Partners receiving an amount equal to their capital contributions plus a
cumulative, non-compounded return of 6% per annum on their adjusted capital
contributions. As of March 31, 2002 and December 31, 2001 the limited partners
had not received such a return and therefore this amount is not currently due.

Note 7 - Notes Payable

On July 22, 1996, the
Partnership borrowed $125,000 from a private mortgage company. The note is
secured by a deed of trust on a parcel of land owned by the Partnership in
Victorville, California. The note is due on August 2, 2002. The interest rate is
12% per annum and is payable in monthly installments of $1,250. As of March 31,
2002 and December 31, 2001, $94,739 and $90,989 of interest has been paid and
capitalized to investment in unimproved land.

On July 11, 2000, the
Partnership borrowed $140,000 from a private party. The note is secured by a
deed of trust on a parcel of land owned by the Partnership in Victorville,
California. The note is due on August 8, 2003. Fees for the origination of the
note were paid by the Partnership in the amount of approximately $4,260.
Interest accrues at 12 percent per annum payable in monthly installments of
$1,400 starting September 8, 2000. As of March 31, 2002 and December 31, 2001,
$28,000 and $23,800 of interest has been capitalized to investment in unimproved
land.

On August 10, 2000, the
Partnership borrowed $175,000 from a private party. The note is secured by a
deed of trust on a parcel of land owned by the Partnership in Victorville,
California. The note is due on October 1, 2003. Fees for the origination of the
note were paid by the Partnership in the amount of approximately $11,660.
Interest accrues at 13.5 percent per annum payable in monthly installments of
approximately $1,969 starting November 1, 2000. As of March 31, 2002 and
December 31, 2001 $35,437 and $29,531, respectively, of interest has been
capitalized to investment in unimproved land.

11

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

Notes to the Financial Statements
                                 March 31, 2002
                                   (Unaudited)

Note 8 - Property Taxes Payable

The property taxes payable
of $83,919 relates to property taxes due for various periods from 1994 to 1997
for which the Partnership has entered into payment plans. The plans call for
amounts to be paid starting in April 2000, and every April for the next three
subsequent years. The April 2001 payments totaling approximately $31,500 were
paid by the Partnership. The balances due under the installment plans are
approximately $64,330. Additional property tax liability of approximately
$19,590, relates to current property taxes that were due in April 200, 2001 and
2002 and December 2000 and 2001, not yet paid. Approximate amounts due on the
payment plans are as follows:

`April 10, 2002                        $ 27,220
       April 10, 2003                          37,110
                                               ------
                                              $64,330
                                              =======`

These amounts will increase
annually as interest accrues at a monthly rate of 1.5% on the remaining balance.

Note 9 - Decline in Market Value

During the year ended December 31, 2001the Partnership experienced a loss due to
the write-down in value of the Partnership land of $243,075. The decline in land
value was mainly due to the downturn in the real estate market applicable to the
location of certain properties.

12

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

March 31, 2002

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

The following discussion
and analysis provides information that the Partnerships management
believes is relevant to an assessment and understanding of the
Partnerships results of operations and financial condition. This
discussion should be read in conjunction with the financial statements and
footnotes, which appear elsewhere in this report.

This Quarterly Report on
Form 10-QSB contains forward-looking statements within the meaning of Section
27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act
of 1934, which are subject to the safe harbor created by that
section. Words such as expects, anticipates,
intends, plans, believes, seeks,
estimates and similar expressions or variations of such words are
intended to identify forward-looking statements, but are not the exclusive means
of identifying forward-looking statements in this report. Additionally,
statements concerning future matters such as the features, benefits and
advantages of the Partnerships property regarding matters that are not
historical are forward-looking statements. The Partnerships actual future
results could differ materially from those projected in the forward-looking
statements. The Partnership assumes no obligation to update the forward-looking
statements.

Readers are urged to review and consider carefully the various  disclosures made
by the Partnership in this report,  which attempts to advise interested  parties
of the risks and factors that may affect the Partnership's  business,  financial
condition and results of operations.

Results of Operations

The following discussion
should be read in conjunction with the attached financial statements and notes
thereto and with the Partnerships audited financial statements and notes
thereto for the fiscal year ended December 31, 2001.

The  Partnership's  management  believes  that  inflation has not had a material
effect on the Partnership's results of operations or financial condition.

13

TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership

March 31, 2002

Fiscal Periods Ended March 31, 2002 and 2001

Partnership revenues during
the three-month period ended March 31, 2001 consisted primarily of interest
income. No revenues were recorded during the three-month period ended March 31,
2002. No properties were sold during the periods presented.

Total expenses for the
period ended March 31, 2002 compared with the period ended March 31, 2001
increased by $5,495 due primarily to increases in Outside Professional Services
and Interest Expense. These increases were partially offset by a $1,878 decrease
in General and Administrative.

Liquidity and Capital Resources

At March 31, 2002, the
Partnership had available cash of approximately $550. Operations during the
three month period ended March 31, 2002 provided cash of approximately $5,800
while investing activities associated with the payment of development and
carrying costs of unimproved land held for investment utilized cash of
approximately $43,800. Advances from PacWest increased by approximately $43,700
during the three-month period ended March 31, 2002.

Operations during the
three-month period ended March 31, 2001 utilized cash of approximately $17,500
while investing activities associated with the payment of development and
carrying costs of unimproved land held for investment utilized cash of
approximately $19,500. Advances from PacWest increased by approximately $20,200
during the three-month period ended March 31, 2001.

The Partnership had nine
properties as of March 31, 2002 that are being held for appreciation and resale.
The 10 acres in Rialto is in escrow for $420,000. The approximately 5.6 acres at
the south east corner of Mojave and Amethyst in Victorville is in escrow for
$225,000 and due to close escrow August 1, 2002. Six properties are listed for
sales prices ranging from $43,900 to $250,000. Upon the sale of each property,
the Partnership intends to payback PacWest loans, including interest, and then
distribute the sales proceeds, less any reserves needed for operations, to the
partners.

Southern California Edison
Company (SCE) has filed a Complaint in Eminent Domain against the
Partnership relating to the 283 acres located at Rancho Road in Victorville. SCE
is seeking to obtain approximately 8.75 acres for the installation of high power
lines. The Partnership has hired legal counsel to represent them in this case.
The first hearing is scheduled for May 15, 2002.

14

`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.

Date:  May 11, 2002

                        TMP INLAND EMPIRE V, LTD.
                        A California Limited Partnership


             By:      TMP Investments, Inc., A California Corporation as
                      Co-General Partner


                                 By:      \s\ William O. Passo
                                       -------------------------------------
                                          William O. Passo, President


                                 By:       \s\ Anthony W. Thompson
                                       -------------------------------------
                                       Anthony W. Thompson, Exec. Vice President



               By:      TMP Properties, A California General Partnership as
                        Co-General Partner


                                 By:      \s\ William O. Passo
                                       -------------------------------------
                                          William O. Passo, Partner

                                 By:       \s\ Anthony W. Thompson
                                       -------------------------------------
                                       Anthony W. Thompson, Partner

                                 By:       \s\ Scott E. McDaniel
                                       -------------------------------------
                                         Scott E. McDaniel Partner

                By:    JAFCO, Inc., A California Corporation as Chief Accounting
                       Officer

                                 By:      \s\ John A. Fonseca
                                       -------------------------------------
                                          John A. Fonseca, President`