INVESTORS FIRST STAGED EQUITY L P
NT 10-K, 1998-04-01
REAL ESTATE
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                 UNITED STATES                         OMB APPROVAL

      SECURITIES AND EXCHANGE COMMISSION        OMB  NUMBER:  3235-0058
            Washington, D.C. 20549              Expires:   May 31, 1997
                                                Estimated average burden
                  FORM 12B-25                   hours per response...2.50


          NOTIFICATION OF LATE FILING                 SEC FILE NUMBER
                                                          0-14470

                                                       CUSIP NUMBER



(Check One):   {X} Form 10-K   Form 20-F   Form 11-K   Form 10-Q  Form N-SAR

          [  ]  Transition Report on Form 10-K
          [  ]  Transition Report on Form 20-F
          [  ]  Transition Report on Form 11-K
          [  ]  Transition Report on Form 10-Q
          [  ]  Transition Report on Form N-SAR
          For the Transition Period Ended:________________________________

Read Instruction (on back page) Before Preparing Form.  Please Print or Type.
NOTHING IN THIS FORM SHALL BE CONSTRUED TO IMPLY THAT THE COMMISSION HAS
VERIFIED ANY INFORMATION CONTAINED HEREIN.

If the notification relates to a portion of the filing checked above, identify
the Item(s) to which the notification relates:

________________________________________________________________________________

PART I - REGISTRANT INFORMATION

 Investors First-Staged Equity L.P.
________________________________________________________________________________
Full Name of Registrant

________________________________________________________________________________
Former Name if Applicable

 630 Dundee Road, Suite 220
________________________________________________________________________________
Address of Principal Executive Office (Street and Number)

 Northbrook, Illinois   6OO62
________________________________________________________________________________
City, State and Zip Code

PART II - RULES 12B-25(B) AND (C)

If the subject report could not be filed without unreasonable effort or expense
and the registrant seeks relief pursuant to Rule 12b-25(b), the following should
be completed.  (Check box if appropriate).

     (a)  The reasons described in reasonable detail in Part III of this form 
          could not be eliminated without unreasonable effort or expense;
     (b)  The subject annual report, semi-annual report, transition report on
          Form 10-K, Form 20-F, 11-K or Form N-SAR, or portion thereof, will 
          be filed on or before the fifteenth calendar day following the
{X}       prescribed due date; or the subject quarterly report of transition
          report on Form 10-Q, or portion thereof will be filed on
          or before the fifth calendar day following the prescribed due date;
          and
     (c)  The accountant's statement or other exhibit required by Rule 12b-25(c)
          has been attached if applicable.

PART III - NARRATIVE

State below in reasonable detail the reasons why Forms 10-K, 20-F, 11-K, 10-Q,
N-SAR, or the transition report or portion thereof , could not be filed within
the prescribed time period.

Additional time is requested in order to properly disclose information in the
December 31, 1997 Form 10KSB related to debt refinancings and purchases that
occurred December 31, 1997 for this Partnership.



PART IV - OTHER INFORMATION

(1)       Name and telephone number of person to contact in regard to this
          notification.

     Louise Fletcher     864            239-1541
________________________________________________________________________________
             (Name)  (Area Code)    (Telephone Number)

(2)  Have all other periodic reports required under Section 13 or 15(d) of the
     Securities Exchange Act of 1934 or section 30 of the Investment Company Act
     of 1940 during the preceding 12 months or for such shorter period that the
     registrant was required to file such report(s) been filed?  If answer
                                                                  {X}Yes      No
_______________________________________________________________________________

(3)  Is it anticipated that any significant change in results of operations from
     the corresponding period for
     the last fiscal year will be reflected by the earnings statements to be
     included in the subject report or portion thereof?
                                                                    Yes   {X} No

     If so, attach an explanation of the anticipated change, both narratively
and quantitatively, and, if appropriate state the reasons why a reasonable
estimate of the results cannot be made.





                   Investors First-Staged Equity L.P.
________________________________________________________________________________
              (Name of Registrant as Specified in Charter)

has caused this notification to be signed on its behalf by the undersigned
hereunto duly authorized.

Date___March 31, 1998  ________________   By__/s/ Joel A. Stone, President
________________________________________________________________________________

INSTRUCTION:  The form may be signed by an executive officer of the registrant
or by any other duly authorized representative.  The name and title of the
person signing the form shall be typed or printed beneath the signature.  If the
statement is signed on behalf of the registrant by an authorized representative
(other than an executive officer), evidence of the representative's authority to
sign on behalf of the registrant shall be filed with the form.

                                   ATTENTION

INTENTIONAL MISSTATEMENTS OR OMISSIONS OF FACT CONSTITUTE FEDERAL CRIMINAL
VIOLATIONS (SEE 18 U.S.C. 1001).

                              GENERAL INSTRUCTIONS

This form is required by Rule 12b-25 (17 CFR 240.12b-25) of the General Rules
and Regulations under the Securities Exchange Act of 1934.
  
1.   One signed original and four conformed copies of this form and amendments
     thereto must be completed and filed with the Securities and Exchange
     Commission, Washington, D.C. 20549, in accordance with Rule 0-3 of the
     General Rules and Regulations under the Act.  The information contained in
     or filed with the form will be made a matter of public record in the
     Commission files.

2.   A manually signed copy of the form and amendments thereto shall be filed
     with each national securities exchange on which any class of securities of
     the registrant is registered.

3.   Amendments to the notifications must also be filed on form 12b-25 but need
     not restate information that has been correctly furnished.  The form shall
     be clearly identified as an amended notification.

5.   Electronic Filers.  This form shall not be used by electronic filers unable
     to timely file a report solely due to electronic difficulties.  Filers
     unable to submit a report within the time period prescribed due to
     difficulties in electronic filing should comply with either Rule 201 or
     Rule 202 of Regulation S-T (Section232.201 or  Section232.202 of this
     chapter) or apply for an adjustment in filing date pursuant to Rule 13(b)
     of Regulation S-T (Section232.13(b) of this chapter).




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