UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
[ X ] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 1996
OR
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
For the transition period from ____________ to ____________
Commission file number 0-15724
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
(Exact name of registrant as specified in its charter)
Delaware 13-3294835
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
411 West Putnam Avenue Greenwich, CT 06830
(Address of principal executive offices) (Zip Code)
(203) 862-7000
(Registrant's telephone number, including area code)
(Former name, former address and former fiscal year,
if changed since last report)
Indicate by checkmark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 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 [ ]
<PAGE>
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
FORM 10-Q - MARCH 31, 1996
INDEX
PART I - FINANCIAL INFORMATION
ITEM 1 - FINANCIAL STATEMENTS
BALANCE SHEETS - March 31, 1996 and December 31, 1995
STATEMENTS OF OPERATIONS - For the three months ended
March 31, 1996 and 1995
STATEMENT OF PARTNERS' EQUITY - For the three months ended
March 31, 1996
STATEMENTS OF CASH FLOWS - For the three months ended
March 31, 1996 and 1995
NOTES TO FINANCIAL STATEMENTS
ITEM 2 - MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
CONDITION AND RESULTS OF OPERATIONS
PART II - OTHER INFORMATION
ITEM 1 - LEGAL PROCEEDINGS
ITEM 6 - EXHIBITS AND REPORTS ON FORM 8-K
SIGNATURES
<PAGE>
PART I - FINANCIAL INFORMATION
ITEM 1 - FINANCIAL STATEMENTS
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
BALANCE SHEETS
<TABLE>
<CAPTION>
March 31, December 31,
1996 1995
------------ ------------
<S> <C> <C>
ASSETS
Investments in mortgage loans (net of an allowance
for loan losses of $18,976,460) ............... $ 4,753,348 $ 4,753,348
Cash and cash equivalents ........................ 4,046,394 4,035,754
Real estate - net ................................ 3,715,816 3,737,816
Other assets ..................................... 54,124 38,842
------------ ------------
$ 12,569,682 $ 12,565,760
============ ============
LIABILITIES AND PARTNERS' EQUITY
Liabilities
Mortgage loan payable ............................ $ 3,617,995 $ 3,633,032
Due to affiliates ................................ 2,144,981 2,167,220
Accounts payable and accrued expenses ............ 271,882 208,745
------------ ------------
Total liabilities ......................... 6,034,858 6,008,997
------------ ------------
Commitments and contingencies
Partners' equity
Limited partners' equity (330,004 units issued
and outstanding) .............................. 10,332,184 10,353,026
General partners' deficit ........................ (3,797,360) (3,796,263)
------------ ------------
Total partners' equity .................... 6,534,824 6,556,763
------------ ------------
$ 12,569,682 $ 12,565,760
============ ============
</TABLE>
See notes to financial statements.
<PAGE>
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
STATEMENTS OF OPERATIONS
<TABLE>
<CAPTION>
For the three months ended
March 31,
--------------------------
1996 1995
----------- -----------
<S> <C> <C>
Revenues
Operating income ................................ $ 382,513 $ 391,246
Short-term investment interest .................. 48,129 53,962
Other income .................................... 38,455 11,350
----------- -----------
469,097 456,558
----------- -----------
Costs and expenses
Operating expenses .............................. 246,122 286,819
Interest expense ................................ 86,076 87,431
General and administrative expenses ............. 72,250 91,700
Asset management fees ........................... 42,065 41,741
Mortgage servicing fees ......................... 22,523 34,979
Depreciation expense ............................ 22,000 21,968
Provision for loan losses ....................... -- 5,412,000
----------- -----------
491,036 5,976,638
----------- -----------
Net loss ......................................... $ (21,939) $(5,520,080)
=========== ===========
Net loss attributable to
Limited partners ................................ $ (20,842) $(5,244,076)
General partners ................................ (1,097) (276,004)
----------- -----------
$ (21,939) $(5,520,080)
=========== ===========
Net loss per unit of limited partnership interest
(330,004 units outstanding) ..................... $ (0.06) $ (15.89)
=========== ===========
</TABLE>
See notes to financial statements.
<PAGE>
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
STATEMENT OF PARTNERS' EQUITY
<TABLE>
<CAPTION>
General Limited Total
Partners' Partners' Partners'
Deficit Equity Equity
------------ ------------ ------------
<S> <C> <C> <C>
Balance, January 1, 1996 .......... $ (3,796,263) $ 10,353,026 $ 6,556,763
Net loss for the three months ended
March 31, 1996 ................ (1,097) (20,842) (21,939)
------------ ------------ ------------
Balance, March 31, 1996 ........... $ (3,797,360) $ 10,332,184 $ 6,534,824
============ ============ ============
</TABLE>
See notes to financial statements.
<PAGE>
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
For the three months ended
March 31,
--------------------------
1996 1995
----------- -----------
<S> <C> <C>
INCREASE (DECREASE) IN CASH
AND CASH EQUIVALENTS
Cash flows from operating activities
Net loss .................................................... $ (21,939) $(5,520,080)
Adjustments to reconcile net loss to net cash
provided by (used in) operating activities
Depreciation ......................................... 22,000 21,968
Deferred asset management and
mortgage servicing fees, net of
payments made ..................................... (22,239) (235,454)
Provision for loan losses ............................ -- 5,412,000
Changes in assets and liabilities
Other assets ............................................. (15,282) (15,891)
Accounts payable and accrued expenses .................... 63,137 20,081
----------- -----------
Net cash provided by (used in) operating activities 25,677 (317,376)
----------- -----------
Cash flows from investing activities
Principal payments on mortgage loan payable ................. (15,037) (18,158)
----------- -----------
Net increase (decrease) in cash and cash equivalents ............. 10,640 (335,534)
Cash and cash equivalents, beginning of period ................... 4,035,754 4,241,885
----------- -----------
Cash and cash equivalents, end of period ......................... $ 4,046,394 $ 3,906,351
=========== ===========
Supplemental disclosure of cash flow information
Interest paid ............................................... $ 86,076 $ 87,431
=========== ===========
</TABLE>
See notes to financial statements.
<PAGE>
RESOURCES ACCRUED MORTGAGE INVESTORS L.P. - SERIES 86
NOTES TO FINANCIAL STATEMENTS
1 INTERIM FINANCIAL INFORMATION
The summarized financial information contained herein is unaudited;
however, in the opinion of management, all adjustments (consisting only
of normal recurring accruals) necessary for a fair presentation of such
financial information have been included. The accompanying financial
statements, footnotes and discussion should be read in conjunction with
the financial statements, related footnotes and discussions contained
in the Resources Accrued Mortgage Investor, L.P. - Series 86 (the
"Partnership") annual report on Form 10-K for the year ended December
31, 1995. The results of operations for the three months ended March
31, 1996 are not necessarily indicative of the results to be expected
for the full year.
2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Investments in mortgage loans
The Partnership principally invested in nonrecourse, zero coupon junior
mortgage loans on properties owned or acquired by limited partnerships
sponsored by affiliates of the General Partners. These loans generally
contain provisions whereby the Partnership may be entitled to
additional interest represented by participation in the appreciation of
the underlying property.
The Partnership accounts for its investments in mortgage loans under
the following methods:
Investment method
Mortgage loans representing transactions in which the Partnership
is considered to have substantially the same risks and potential
rewards as the borrower are accounted for as investments in real
estate rather than as loans. Although the transactions are
structured as loans, due to the terms of the zero coupon
mortgage, it is not readily determinable at inception that the
borrower will continue to maintain a minimum investment in the
property. Under this method of accounting, the Partnership will
recognize as revenue the lesser of the amount of interest as
contractually provided for in the mortgage loan, or its pro rata
share of the actual cash flow from operations of the underlying
property inclusive of depreciation and interest expense on any
senior indebtedness.
Interest method
Under this method of accounting, the Partnership recognizes
revenue as interest income over the term of the mortgage loans so
as to produce a constant periodic rate of return. Interest income
will not be recognized as revenue during periods where there are
concerns about the ultimate realization of the interest or loan
principal.
<PAGE>
2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
Allowance for loan losses
An allowance for loan losses is established based upon a quarterly
review of each of the mortgage loans in the Partnership's portfolio. In
performing the review, management considers the estimated net
realizable value of the mortgage loan or collateral as well as other
factors, such as the current occupancy, the amount and status of any
senior debt, the prospects for the property and the economic situation
in the region where the property is located. Because this determination
of net realizable value is based upon projections of future economic
events which are inherently subjective, the amounts ultimately realized
at disposition may differ materially from the carrying value as of
March 31, 1996.
The allowance is inherently subjective and is based on management's
best estimate of current conditions and assumptions about expected
future conditions. The Partnership may provide additional losses in
subsequent years and such provisions could be material. An allowance
for loan losses was not required for the three months ended March 31,
1996. A $5,412,000 allowance was required for the three months ended
March 31, 1995.
Depreciation
Depreciation is computed using the straight-line method over the useful
life of the property, which is estimated to be 40 years. The original
cost of the property represented the carrying value of the first
mortgage loan at the time of the foreclosure. Repairs and maintenance
are charged to operations as incurred.
Impairment of assets
In March 1995, the Financial Accounting Standards Board issued
Statement #121, "Accounting for the Impairment of Long-Lived Assets and
for Long-Lived Assets to Be Disposed of" ("SFAS #121"). The adoption of
the statement was required for fiscal years beginning after December
15, 1995. The Partnership implemented SFAS #121 beginning January 1,
1996. The implementation of SFAS #121 did not result in a write-down of
the Partnership's assets.
Under SFAS #121 the initial test to determine if an impairment exists
is to compute the recoverability of the asset based on anticipated cash
flows (net realizable value) compared to the net carrying value of the
asset. If anticipated cash flows on an undiscounted basis are
insufficient to recover the net carrying value of the asset, an
impairment loss should be recognized, and the asset written down to its
estimated fair value. The fair value of the asset is the amount by
which the asset could be bought or sold in a current transaction
between willing parties, that is, other than in a forced or liquidation
sale. The net realizable value of an asset will generally be greater
than its fair value because net realizable value does not discount cash
flows to present value and discounting is usually one of the
assumptions used in determining fair value. The write-downs for
impairment do not affect the tax basis of the assets and the
write-downs are not included in the determination of taxable income or
loss.
<PAGE>
2 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)
Impairment of assets (continued)
Because the determination of both net realizable value and fair value
is based upon projections of future economic events such as property
occupancy rates, rental rates, operating cost inflation and market
capitalization rates which are inherently subjective, the amounts
ultimately realized at disposition may differ materially from the net
carrying value as of March 31, 1996. The cash flows used to determine
fair value and net realizable value are based on good faith estimates
and assumptions developed by management. Inevitably, unanticipated
events and circumstances may occur and some assumptions may not
materialize; therefore actual results may vary from our estimate and
the variances may be material. The Partnership may provide additional
losses in subsequent years if the real estate market or local economic
conditions change and such write-downs could be material.
A write-down for impairment was not required for the three months ended
March 31, 1996 and 1995.
3 CONFLICTS OF INTEREST AND TRANSACTIONS WITH RELATED PARTIES
The Investment General Partner of the Partnership, RAM Funding, Inc.,
and the Administrative General Partner, Resources Capital Corp. are
wholly-owned subsidiaries of Presidio Capital Corp. ("Presidio"). The
Associate General Partner of the Partnership is Presidio AGP Corp., a
Delaware Corporation, also a wholly owned subsidiary of Presidio. The
General Partners and certain of their affiliates are general partners
in several other limited partnerships which are also affiliated with
Presidio, and which are engaged in businesses that are, or may in the
future, in direct competition with the Partnership. Wexford Management
LLC, a company controlled by certain officers and directors of
Presidio, performs management and administrative services for Presidio
and its direct and indirect subsidiaries as well as the Partnership.
During the three months ended March 31, 1996, reimbursable expenses to
Wexford by the Partnership amounted to $15,166. Wexford Management LLC
is engaged to perform similar services for other similar entities that
may be in competition with the Partnership.
The Partnership has invested principally in mortgage loans on
properties owned or acquired by privately syndicated limited
partnerships which are controlled by Presidio. Transactions entered
into between the Partnership and such entities are subject to inherent
conflicts of interest.
The Administrative General Partner is entitled to receive an asset
management fee for services rendered in the administration and
management of the Partnership's operations equal to 1/4 of 1% per annum
of the Net Asset Value of the Partnership, as defined in the Amended
and Restated Agreement of Limited Partnership (the "Limited Partnership
Agreement"). Payment of the asset management fee is deferred until
commencement of the disposition of the Partnership's mortgage loans,
with interest on the amount deferred at 10% per annum, compounded
annually. The Administrative General Partner earned $42,065 and
$41,741, including accrued interest of $39,937 and $35,803 for the
three months ended March 31, 1996 and 1995, respectively.
<PAGE>
3 CONFLICTS OF INTEREST AND TRANSACTIONS WITH RELATED PARTIES (continued)
The Administrative General Partner is also entitled to receive a
mortgage servicing fee at an annual rate of 1/4 of 1% per annum of the
principal balance of the Partnership's mortgage loans outstanding from
time to time. Payment of the mortgage servicing fee is deferred until
disposition of the applicable mortgage loan, with interest on the
amount deferred at 10% per annum, compounded annually. The
Administrative General Partner earned $22,523 and $34,979, including
accrued interest of $12,328 and $23,597 for the three months ended
March 31, 1996 and 1995, respectively.
In March 1995, the Administrative General Partner was paid $75,919,
$69,118, $29,219 and $137,918, which represented the mortgage servicing
fees previously accrued associated with the Berkeley Western, Southern
Inns, Brentwood Place and Boram Loans, respectively. In September 1995,
the Administrative General Partner was paid $175,423, which represented
the mortgage servicing fee previously accrued associated with the LAX
loan. In February 1996, the Administrative General Partner was paid
$86,827 which represented the mortgage servicing fee previously accrued
associated with the Research Triangle Loan.
Amounts due to affiliates for asset management and mortgage servicing
fees, consist of the following:
<TABLE>
<CAPTION>
March 31, December 31,
1996 1995
---------- ----------
<S> <C> <C>
Asset management fee ..................... $1,639,543 $1,597,478
Mortgage servicing fee ................... 505,438 569,742
---------- ----------
$2,144,981 $2,167,220
========== ==========
</TABLE>
The General Partners collectively are allocated 5% of the net income or
loss of the Partnership and are entitled to receive 5% of
distributions. Such amounts are allocated or distributed 4.8% to the
Administrative General Partner, 0.1% to the Investment General Partner,
and 0.1% to the Associate General Partner. For the three months ended
March 31, 1996 and 1995 the Administrative General Partner, Investment
General Partner and Associate General Partner were allocated net losses
of $1,053, $22 and $22 and $264,964, $5,520 and $5,520, respectively.
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES
The Partnership invested in nonrecourse, zero-coupon junior mortgage
loans. Collection of amounts due on the Partnership's junior mortgage
loans is solely dependent upon the sale or refinancing of the
underlying properties at amounts sufficient to satisfy the
Partnership's mortgage loans, after payment of the senior mortgage
notes owned by unaffiliated third parties.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
The properties which collateralize the Partnership's mortgage loans
have experienced varying degrees of operating problems. The San Diego
Century Park, Clovine, Park Place, Lenox Towers and LAX loans were
ultimately lost when the senior lenders foreclosed on the properties
securing the Partnership's mortgage loans. The Brentwood Place,
Berkeley Western and Boram loans have been restructured to allow the
Partnership a possible equity participation in the future sales or
refinancing of the properties. The 595 Madison and Bellekirk loans were
repaid. The Research Triangle loan was exchanged for a participating
interest in the cash flows from the senior loan on the property.
The Partnership has provided for these contingencies, in some
circumstances, by establishing an allowance for loan losses on its
entire investment.
LAX loan
The Partnership had been notified during the first quarter of 1995,
that Airport Associates, L.P. had defaulted on its first mortgage
obligation to General Electric Capital Corp., due to non-payment of its
debt service obligations. The Partnership subsequently received a
Notice of Trustees Sale of the property securing the LAX loan scheduled
for July 20, 1995. The property was sold on July 26, 1995 and the
Partnership wrote off its entire investment in the LAX loan, which had
been fully reserved since 1990.
West Palm loan
The West Palm loan, in the original principal amount of $9,200,000, was
made to West Palm Associates Limited Partnership ("West Palm"). The
loan is secured by a 582 unit apartment complex located in Los Angeles,
California.
Beginning in 1990, West Palm became entitled to draw on a cash flow
guarantee from the Seller in the amount of $1.5 million. Since that
time, West Palm has continuously drawn down on and almost depleted that
amount to meet operating and debt-service requirements.
While the first mortgage does not mature until 1999, there is a
substantial risk that a default on the first mortgage will occur. The
current value of the property has been estimated to be below the
current value of the first mortgage (approximately $38 million). For
these reasons, the Partnership reserved the entire carrying value of
its investment in the amount of $9,739,589 during 1993. West Palm has
commenced restructuring discussions with the first mortgagor as well as
the Partnership.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
Tri-State loan
The Tri-State loan, in the original principal amount of $1,800,000, was
made to Tri-State Retail Associates, L.P. ("Tri-State"). The
Partnership's security for this loan is subordinate to the first
mortgage held by Trans Ohio Savings Bank, in the original principal
amount of $10,650,000, maturing on July 1, 1998. The mortgage is
secured by three retail warehouses formerly operated as PACE membership
clubs. Of the three warehouses owned by Tri-State, one was sub-let to
Wal-Mart and the other two had been closed. However, the vacant
Lexington, Kentucky store's lease obligation has been guaranteed by
K-Mart Corporation ("K-Mart"), the owner of PACE, after Tri-State
agreed to limit increases in rent based on increases in the consumer
price index. In addition, the Omaha, Nebraska lease has been assigned
and rental obligations guaranteed by First Data Corporation.
There was a substantial risk that the Partnership would lose its entire
investment at the time the first mortgage matures. Therefore, the
entire carrying value of the loan, in the amount of $1,963,522, was
reserved during 1993.
In June 1995 the Partnership entered into an agreement to restructure
its loan to Tri-State. The agreement, among other things, sets certain
release prices for the three properties securing the loan, allowing
Tri-State to sell one property alone. The release prices are 43% for
the Pennsylvania property, 33% for the Kentucky property and 24% for
the Nebraska property. The Partnership would also be entitled to a 25%
acceleration on the release prices for the first two properties that
are sold.
The agreement also provides that Tri-State would not incur a prepayment
penalty in the event of a prepayment. In addition, the Partnership
waived its right to receive additional interest (interest that
represents a percentage of the increase in the value of the Tri-State
Properties). The restructuring may enable the Partnership to recoup
some, if not all of its investment.
Research Triangle loan
The Complex securing the Research Triangle loan ("RT Loan"), is
operating with positive cash flow and is presently meeting all its debt
service requirements. The RT Loan and the Senior Wrap Mortgages were
due to mature January 1, 1996. The Senior Wrap Mortgages are currently
being negotiated to extend the maturity dates. While negotiations are
in progress, Research Triangle Associates ("RT"), the owner of the
property secured by the loan, continues to make debt service payments.
Currently, leases with IBM account for over 70% of the leased space at
the property and are due to expire in 1997. Since refinancing would be
difficult without a longer lease commitment from IBM, the Partnership
ceased accruing interest during 1993. Due to the uncertainty associated
with the ultimate recoverability of the RT Loan, an additional reserve
for loan losses in the amount of $2,360,000 was established for the
quarter ended March 31, 1995.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
Research Triangle Loan (continued)
On August 1, 1995 (the "Closing Date"), the Partnership entered into a
Loan Acquisition and Participation Agreement (the "Agreement") with the
owner of the Senior Wrap Mortgages, TEER Associates ("Teer"), whereas
the Partnership conveyed its interest in the RT Loan to Teer in
consideration of the grant of a RAM Participation Interest. The RAM
Participation Interest is a twenty (20%) percent undivided interest in
(i) the Wrap Cash Flow, which is all amounts received by Teer on
account of the Senior Wrap Mortgages reduced by the sum of the senior
loan payments and the amount of all reimbursable expenses attributable
to the Senior Wrap Mortgages and (ii) the RAM Cash Flow, which is all
amounts received by Teer under the RT Loan reduced by the amount of
reimbursable expenses attributable to the RT Loan. Reimbursable
expenses are costs and expenses of Teer in connection with the
performance of all obligations under the Agreement, including the
collection and enforcement of the Senior Wrap Mortgages and the RT
Loans, the preservation of the collateral, the filing and prosecution
of a complaint with respect to any of the above matters, etc. The
Partnership granted Teer an option to purchase the RAM Participation
Interest. Teer may exercise the purchase option at any time from the
Closing Date through the third anniversary of the Closing Date. The
option prices are as follows: (i) on or prior to the first anniversary,
an amount equal to $1,750,000 (including cash payments received by the
Partnership on the account of the RAM Participation Interest during the
period following the Closing Date), (ii) on or prior to the second
anniversary, an amount equal to $2,200,000 (including cash payments
made on account of the RAM Participation Interest after the first
anniversary date), (iii) on or prior to the third anniversary, an
amount equal to $2,600,000 (including cash payments made on account of
the RAM Participation Interest after the second anniversary date).
As a result of this transaction and an analysis of the value of the
investment, it was determined that an additional allowance for loan
losses was required for the value of the RT Loan in the amount of
$1,260,000. The property securing the RT Loan was appraised in August
1995, and valued at $45,000,000. The Partnership's 20% interest in the
excess of market value over the Senior Wrap Mortgage amounted to
approximately $1,360,000. The carrying value prior to the additional
allowance was approximately $2,620,000, resulting in a $1,260,000
allowance in August 1995.
Pike Creek loan
The property securing the Pike Creek loan is currently operating with
positive cash flow and is meeting all debt service requirements.
However, a second mortgage, which requires no debt service payments
until maturity, matured at the end of 1995. A first mortgage loan,
which has a current principal balance of approximately $12,850,000,
matured on February 15, 1996. Big Valley Associates ("BV"), the owner
of the property securing the Pike Creek loan, is currently operating
under a two month extension with its first mortgage lender, while
trying to obtain replacement debt. Negotiations are currently under way
to refinance or otherwise restructure the second mortgage. The
Partnership had determined during 1993 that interest on this loan
should not be accrued.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
Pike Creek loan (continued)
Due to the uncertainty associated with the ultimate collectibility of
the Pike Creek loan, an allowance for loan losses in the amount of
$946,000 was established during March 1995, which reduced the carrying
value of the loan to $1,050,832.
During the fourth quarter of 1995, an agreement was reached with BV
which sets forth the parameters of an acceptable restructuring of the
Pike Creek loan (the "Restructuring"). The Restructuring is premised
upon BV restructuring or refinancing its first and second mortgage
loans.
The principal terms of the Restructuring are (i) the Partnership would
reduce the outstanding balance of the Pike Creek loan to $500,000,
accruing interest at 7% per annum, (ii) the difference between the
outstanding balance of the Pike Creek loan at the time of the
Restructuring and the restated balance (the "Write Down Amount") would
continue to accrue interest at the restated Pike Creek interest rate
(7%), (iii) the restructured Pike Creek loan would be serviced by 50%
of the Net Cash Flow (the amount by which, in any calendar year, rent
received by BV exceeds all costs and expenses incurred in connection
with the property, including debt service on all indebtedness other
than the Pike Creek loan), and (iv) numerous provisions were made to
enable Pike Creek to recover refinancing and/or sale proceeds up to a
maximum of the Write Down Amount, plus interest accrued thereon. Given
the contingencies of this restructuring, the impact on the Partnership
cannot be determined at the present time.
Stockfield loan
The property securing the Stockfield loan is 96% occupied by Shell
California Productions, Inc. ("Shell") whose lease expires in August
1999, approximately three years after the first mortgage loan matures
on April 1, 1996 and approximately one year after the Partnership's
loan matures on March 31, 1998. Shell is presently paying rent that
exceeds market rates for the area. Shell is unlikely to exercise its
renewal option without renegotiating the rental downward to market
rates and may make no decision with respect to renewal before the first
mortgage or the Stockfield loan matures. These factors are likely to
hinder Stockfield Associates Limited Partnership ("Stockfield"), the
owner of the property which secures the Stockfield loan, in its ability
to obtain refinancing. As a result, the Partnership decided in 1993 to
cease accruing interest on the Stockfield loan.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
Stockfield loan (continued)
Due to the uncertainty associated with the ultimate collectibility of
the Stockfield loan, an additional allowance for loan losses in the
amount of $2,106,000 was established in March 1995, which reduced the
carrying value of the loan to $2,340,260. In August 1995, the
Partnership entered into an agreement with Stockfield to restructure
the Stockfield loan (the "Restructuring"). The Restructuring is
premised upon Stockfield satisfying the following conditions (i) the
existing lease with Shell must be replaced by a bond type net lease
which extends the expiration date of the property lease, (ii) the first
mortgage must be refinanced or restructured and (iii) the net present
value of the cash flow available to Stockfield from the restructured
lease, after payment of debt service on the refinanced/restructured
first mortgage indebtedness (the "Net Cash Flow"), must be equal to or
greater than $8 million, using an annual discount factor of 8% without
regard to the final residual value of the property owned by Stockfield.
Currently, these conditions have not been satisfied and Stockfield is
in the process of negotiating an extension of the first mortgage.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
Information with respect to the Partnership's investments in mortgage loans
is as follows:
<TABLE>
<CAPTION>
Date
Interest Compound Loan Maturity Prepayment is
Description Rate Period Date Date Permissable
----------- ---- ------ ---- ---- -----------
<S> <C> <C> <C> <C> <C>
Office Buildings
Berkeley Western (n) 14.50% Annual December 20, 1985 (n) (n)
Berkely, CA
Stockfield Associates (b) (c) 14.50% Annual April 1, 1986 March 31, 1998 April 1, 1996
Bakersfield, CA
San Diego Associates (e) 13.40% Monthly June 10, 1987 (e) (e)
San Diego, CA
Airport Center (g) (l) 13.46% Monthly January 1, 1988 (l) (l)
Los Angeles, CA
Clovine (h) 13.46% Monthly January 1, 1988 (h) (h)
Cincinnati, OH
Research Triangle (d) (o) 13.675% Monthly January 1, 1988 (f) (f)
Raleigh Durham, NC
Lenox Towers (m) 13.46% Monthly August 26, 1988 (m) (m)
Atlanta, GA
Shopping Centers
Big Valley Associates (d) 13.40% Monthly December 16, 1987 December 31, 1999 January 1, 1997
Wilmington, DE
B.P. Associates (g) 13.40% Monthly January 7, 1988 (g) (g)
Brentwood, TN
Boram (j) 14.50% Annual February 12, 1988 (j) (j)
Shreveport, LA
Park Place (k) 13.46% Monthly February 24, 1988 (k) (k)
Memphis, TN
Residential
West Palm (c) 13.46% Monthly June 16, 1988 July 1, 2000 July 1, 1997
Los Angeles, CA
Belekirk Associates (f) 14.25% Annual September 3, 1987 October 1, 1999 (f)
Seattle, WA
Industrial/Commercial
Tri-State (b) (c) 13.46% Monthly June 22, 1988 June 30, 2000 July 1, 1997
Kentucky, Nebraska, Pennsylvania
Southern Inns, (i) 13.46% Monthly June 29, 1988 (i) (i)
North and South Carolina, Virginia
Less Allowance for Loan Losses
Net carrying value
<PAGE>
<CAPTION>
From Inception through
Mortgage Mortgage March 31, 1996
Amount Purchased Placement Income Write
Description Advanced Interest Fee Recognized Off
----------- -------- -------- --- ---------- ---
<S> <C> <C> <C> <C> <C>
Office Buildings
Berkeley Western (n) $2,250,000 $94,079 $137,483 $ - $(2,481,562)
Berkely, CA
Stockfield Associates (b) (c) 4,200,000 137,142 254,378 89,000 -
Bakersfield, CA
San Diego Associates (e) 4,200,000 100,049 252,198 140,543 (4,692,790)
San Diego, CA
Airport Center (g) (l) 6,500,000 - 381,232 - (6,881,232)
Los Angeles, CA
Clovine (h) 5,000,000 - 293,255 1,471,041 (6,764,296)
Cincinnati, OH
Research Triangle (d) (o) 3,000,000 - 175,953 2,068,560 -
Raleigh Durham, NC
Lenox Towers (m) 6,045,832 - 354,594 - (6,400,426)
Atlanta, GA
Shopping Centers
Big Valley Associates (d) 975,000 - 57,185 1,069,479 -
Wilmington, DE
B.P. Associates (g) 1,900,000 - 111,437 69,693 (2,081,130)
Brentwood, TN
Boram (j) 6,900,000 - 404,692 863,769 (8,168,461)
Shreveport, LA
Park Place (k) 3,030,000 - 177,713 - (3,207,713)
Memphis, TN
Residential
West Palm (c) 9,200,000 - 539,589 - -
Los Angeles, CA
Belekirk Associates (f) - - - - -
Seattle, WA
Industrial/Commercial
Tri-State (b) (c) 1,800,000 - 105,572 57,950 -
Kentucky, Nebraska, Pennsylvania
Southern Inns, (i) 4,000,000 - 234,604 - (4,234,604)
North and South Carolina, Virginia ----------- -------- ---------- ---------- ------------
$59,000,832 $331,270 $3,479,885 $5,830,035 $(44,912,214)
=========== ======== ========== ========== ============
Less Allowance for Loan Losses
Net carrying value
<PAGE>
<CAPTION>
Contractual
Carrying value Balance (a)
March 31, December 31, March 31, December 31,
Description 1996 1995 1996 1995
----------- ---- ---- ---- ----
<S> <C> <C> <C> <C>
Office Buildings
Berkeley Western (n) - - - (n)
Berkely, CA
Stockfield Associates (b) (c) 4,680,520 4,680,520 16,322,882 15,751,87
Bakersfield, CA
San Diego Associates (e) - - (e) (e)
San Diego, CA
Airport Center (g) (l) - - (l) (l)
Los Angeles, CA
Clovine (h) - - (h) (h)
Cincinnati, OH
Research Triangle (d) (o) 5,244,513 5,244,513 (f) (f)
Raleigh Durham, NC
Lenox Towers (m) - - (m) (m)
Atlanta, GA
Shopping Centers
Big Valley Associates (d) 2,101,664 2,101,664 2,927,226 2,831,314
Wilmington, DE
B.P. Associates (g) - - (g) (g)
Brentwood, TN
Boram (j) - - (j) (j)
Shreveport, LA
Park Place (k) - - (k) (k)
Memphis, TN
Residential
West Palm (c) 9,739,589 9,739,589 26,055,462 25,198,003
Los Angeles, CA
Belekirk Associates (f) - - - -
Seattle, WA
Industrial/Commercial
Tri-State (b) (c) 1,963,522 1,963,522 5,093,715 4,926,086
Kentucky, Nebraska, Pennsylvania
Southern Inns, (i) - - (i) (i)
North and South Carolina, Virginia ---------- ---------- ----------- -----------
23,729,808 23,729,808 $50,399,285 $48,707,280
=========== ===========
Less Allowance for Loan Losses 18,976,460 18,976,460
---------- ----------
Net carrying value $4,753,348 $4,753,348
</TABLE>
<PAGE>
(a) Contractual balance represents the amount to be paid by the borrower if the
loan were liquidated as of December 31, of each year, including principal
plus interest earned to such date. These balances are given for
informational purposes only.
(b) The Partnership may be entitled to additional interest in the appreciation
of property, which additional interest is subordinated to a specified
return to the borrowers.
(c) These loans are accounted for under the investment method.
(d) These loans are accounted for under the interest method.
(e) The property securing this loan was foreclosed upon by the senior lender on
December 30, 1991 and the Partnership lost its entire investment in this
loan.
(f) This loan was prepared on July 2, 1992. The Partnership recognized income
of $866,498.
(g) In December 1992, a Plan of Reorganization was confirmed as previously
discussed and the Partnership received Equity Participation Certificates.
(h) The property securing this loan was foreclosed upon by the senior lender on
January 13, 1993. The Partnership lost its entire investment in this loan.
(i) In April 1993, the Partnership acquired a property, through foreclosure
replacing the original loan. The Partnership recognized income of $235,644
in 1993, as previously mentioned.
(j) In July 1993, the loan was restructured. The Partnership now has a
participating interest in a future sale of the Property, as previously
discussed.
(k) The property securing this loan was foreclosed upon by the senior lender on
January 13, 1994. The Partnership lost its entire investment in this loan.
(l) The property securing this loan was foreclosed upon by the senior lender on
July 26, 1995. The Partnership lost its entire investment in this loan.
(m) The property securing this loan was foreclosed upon by the senior lender on
April 5, 1994. The Partnership lost its entire investment in this loan.
(n) In November 1994, a Plan of Reorganization was confirmed which converted
the Partnership's original investment into a note for $550,000 and
participating interest in the future sale of the property.
(o) During 1995, the Partnership conveyed its interest in this loan in exchange
for a participation interest in the cash flow of the Senior Wrap Mortgage
holder.
<PAGE>
4 INVESTMENTS IN MORTGAGE LOANS AND ALLOWANCE FOR LOAN LOSSES (continued)
A summary of mortgage activity is as follows:
<TABLE>
<CAPTION>
March 31, 1996 December 31, 1995
------------------------------------ --------------------------------------
Investment Interest Investment Interest
Method Method Total Method Total Total
---------- ---------- ---------- ----------- ---------- -----------
<S> <C> <C> <C> <C> <C> <C>
Opening balance $2,340,260 $2,413,088 $4,753,348 $4,446,494 $6,978,868 $11,425,362
Provision for loan losses - - - (2,106,234) (4,565,780) (6,672,014)
---------- ---------- ---------- ---------- ---------- -----------
Ending balance $2,340,260 $2,413,088 $4,753,348 $2,340,260 $2,413,088 $ 4,753,348
========== ========== ========== ========== ========== ===========
</TABLE>
5 REAL ESTATE
On April 1, 1993 the Partnership acquired title by foreclosure and
assumed ownership responsibilities of a hotel property, the Richmond
Comfort Inn Executive Center, located in Richmond, Virginia, which was
part of the Partnership's collateral for the Southern Inns loan.
The Partnership had originally loaned Southern Inns $4,000,000 secured
by seven properties, one of which was this hotel. The Partnership
acquired title by foreclosure to this property subject to a first
mortgage. The Partnership has recorded the land and buildings acquired
by the foreclosure at an initial cost equal to the existing first
mortgage. The operating income and expenses of the hotel are reflected
in the statements of operations.
A summary of the Partnership's real estate is as follows:
<TABLE>
<CAPTION>
March 31, December 31,
1996 1995
----------- -----------
<S> <C> <C>
Land ..................................... 444,700 $ 444,700
Buildings and improvements ............... 3,531,652 3,531,652
----------- -----------
3,976,352 3,976,352
Less: accumulated depreciation ........... (260,536) (238,536)
----------- -----------
$ 3,715,816 $ 3,737,816
=========== ===========
</TABLE>
The land, building and improvements are pledged to collateralize the
mortgage loan payable.
<PAGE>
6 MORTGAGE LOAN PAYABLE
In connection with the foreclosure of the Richmond Comfort Inn, the
Partnership acquired the property subject to a $4,000,000 nonrecourse
promissory note secured by a first mortgage on the hotel property. The
mortgage note has a current balance of $3,617,995 at March 31, 1996.
Interest rates on the loan are adjustable every five years with a
current interest rate of 9.49% effective through April 1, 1997.
Interest is based on a 2% premium over the Federal Home Loan Bank of
Atlanta Five Year Advance Rate. The loan requires monthly payments of
interest and principal. Interest expense for the three months ended
March 31, 1996 amounted to $86,076. The loan is held by the Resolution
Trust Company and the lender is permitted to accelerate the note as of
April 1, 1997, and thereafter with six months notice. The loan matures
on February 1, 2016. A prepayment penalty of 2%, reducing to 1%, exists
for the first two years after an interest rate change.
7 COMMITMENTS AND CONTINGENCIES
Legal proceedings
HEP Action
On or about May 11, 1993, three public real estate partnerships (the
"HEP Partnerships") including High Equity Partners, L.P. - Series 86
("HEP-86"), in which the Administrative General Partner is also a
General Partner, were advised of the existence of an action (the "B&S
Litigation") in which a complaint (the "HEP Complaint") was filed in
the Superior Court for the State of California for the County of Los
Angeles (the "Court") on behalf of a purported class consisting of all
of the purchasers of limited partnership interests in HEP-86.
On April 7, 1994 Plaintiffs were granted leave to file an amended
complaint (the "Amended Complaint"). The amended complaint asserted
claims against the Administrative General Partner, certain former
officers of the Administrative General Partner, and other former
subsidiaries of Integrated and a number of other defendants, including
certain former officers of Integrated.
On July 19, 1995, the Court approved the B & S Litigation and approved
a form of notice (the "Notice") concerning such proposed settlement. In
response to the Notice, approximately 1.1% of the limited partners of
the three HEP Partnerships requested exclusion and 15 limited partners
filed written objections to the settlement. The California Department
of Corporations also sent a letter to the Court opposing the
settlement. Five objecting limited partners, represented by two law
firms, also made motions to intervene so they could participate more
directly in the action. The motions to intervene were granted by the
Court on September 14, 1995.
In October and November 1995, the attorneys for the
plaintiffs-intervenors conducted extensive discovery. At the same time,
there were continuing negotiations concerning possible revisions to the
proposed settlement.
<PAGE>
7 COMMITMENTS AND CONTINGENCIES (continued)
Legal proceedings (continued)
HEP Action (continued)
On November 30, 1995, the original plaintiffs and the intervening
plaintiffs filed a Consolidated Class and Derivative Action Complaint
("Consolidated Complaint") against the General Partners alleging, among
other things, breach of fiduciary duties, breach of contract, and
negligence.
On or about January 31, 1996, the parties to the B&S Litigation agreed
upon a revised settlement, which would be significantly more favorable
to the HEP limited partners than the previously proposed settlement.
The revised settlement proposal, like the previous proposal, involves
the reorganization of the HEP Partnership (the "Revised Exchange").
Upon the effectuation of the Revised Exchange, the B&S Litigation would
be dismissed with prejudice.
On February 8, 1996, at a hearing on preliminary approval of the
revised settlement, the Court determined that in light of renewed
objections to the settlement by the California Department of
Corporations, the Court would appoint a securities litigation expert to
evaluate the settlement. On May 6, 1996, the expert submitted a report
stating that he was unable to conclude that the revised settlement as
proposed is fair, reasonable and adequate, and recommending that the
revised settlement be restructured in certain respects. A hearing on
the expert's report and preliminary approval of the revised settlement
is scheduled for May 28, 1996. If final approval of the settlement is
granted by the Court, a solicitation statement concerning the
settlement and the reorganization would be sent to all HEP limited
partners. The reorganization of the HEP Partnerships cannot be
consummated unless a majority of the limited partners in the HEP
Partnerships affirmatively vote to approve it.
With respect to the above litigation the Limited Partnership Agreement
provides for the indemnification of the General Partners and their
affiliates in certain circumstances. It is impossible to predict what
financial exposure the Partnership will have as a result of this
indemnification.
<PAGE>
ITEM 2 - MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
Liquidity and Capital Resources
The Partnership invested 100% of the net proceeds of its public
offering in zero coupon junior Mortgage Loans secured by properties
owned principally by privately syndicated limited partnerships
originally sponsored by affiliates of the General Partners. The public
offering commenced on January 21, 1986, and the Partnership had its
initial admission of limited partners on March 28, 1986. The offering
terminated on May 1, 1987 at which time the Partnership had accepted
subscriptions for 329,994 Units (exclusive of the ten Units owned by
the initial limited partner) for aggregate gross proceeds of
$82,501,000. This amount includes $2,475,030 of evaluation fees paid in
accordance with the Partnership Agreement and $4,125,000 of mortgage
placement fees. As of August 1988, the Partnership had invested 100% of
the net proceeds in sixteen mortgage loans, one of which was prepaid in
November 1989 and a second of which was prepaid in July 1992. On
December 31, 1991, January 13, 1993, January 13, 1994, April 5, 1994
and July 27, 1995 the senior mortgage lenders on properties securing
five of the Partnership's investments foreclosed on the properties
securing their loans, and the Partnership lost its entire investment in
each of the respective loans and the Partnership lost its entire
investment in each of the respective loans. Also, in December 1992, the
BP loan was converted to equity participation certificates pursuant to
the borrower's bankruptcy plan of reorganization. On April 1, 1993 the
Partnership foreclosed and assumed ownership of the Richmond Comfort
Inn, located in Richmond, Virginia. The Richmond property foreclosure
and acquisition were part of a restructuring agreement associated with
the Southern Inns loan. In July 1993, the Boram loan, through a
settlement agreement, was converted to an equity participation in the
future sale of the property. In November 1994, the Berkeley loan was
restructured to convert the Partnership's original investment to a new
$550,000 loan and an equity participation in the future sale of the
property. In August 1995, the Research Triangle loan was exchanged for
a 20% participation interest in the net wrap cash flow of the Senior
Wrap loan. Because the Partnership's loans are zero-coupon loans, the
Partnership receives no current cash flow from such investments.
The Partnership uses working capital reserves provided from the
proceeds of its public offering and any undistributed cash from
temporary investments as its primary source of liquidity. As of March
31, 1996 the Partnership's working capital reserves amounted to
approximately $3,444,000. The Partnership may utilize its working
capital reserves in the event the Partnership incurs additional
expenses in taking legal action or lending additional funds to protect
its interest in certain of the mortgage loans on properties which are
currently experiencing difficulties. The Partnership's cash flow from
operation of its hotel property is anticipated to be sufficient to meet
such property's capital expenditure needs in 1996. In February 1996,
the Partnership paid $86,827 which represented payment of the mortgage
servicing fee related to the Research Triangle loan. In March 1995, the
Partnership paid $75,919, $69,118, $29,219 and $137,918 which
represented payment of the mortgage servicing fee on the Berkeley
Western, Southern Inns, BP Shopping Center and Boram loans,
respectively. In September 1995, the Partnership paid $175,423
representing the mortgage servicing fee associated with the Airport
Center loan.
<PAGE>
Liquidity and Capital Resources (continued)
The Partnership may use its working capital reserves in the future for
similar payments relating to loans, the collateral for which has been
foreclosed by senior lenders. The Partnership does not anticipate
making any distributions until such time as the existing mortgage loans
mature or are prepaid. Working capital reserves will be temporarily
invested in short-term money market instruments and are expected to be
sufficient to pay administrative expenses during the term of the
Partnership. As discussed more fully in the Notes to Financial
Statements - Note 4, the borrower under the West Palm loan is
experiencing cash flow problems. If as a result of these cash flow
problems an eventual foreclosure should occur, the Partnership does not
have sufficient capital to bid at a foreclosure. This would result in a
total loss of the Partnership's investment in that particular mortgage
if the amount bid at the foreclosure by the successful bidder is the
amount of the first mortgage holder's lien. Except as discussed above,
management is not aware of any other known trends, events, commitments
or uncertainties that will have a significant impact on liquidity.
Real estate market
The real estate market continues to suffer from the effects of the
recent recession which included a substantial decline in the market
values of existing properties. Market values have begun to recover, and
while the pace of new construction has slowed, high vacancy rates
continue to exist in many areas. These factors may continue to reduce
rental rates. As a result of such decline, investors will most likely
not recover a significant portion of their original investment in the
Partnership.
Results of operations
The Partnership invests in zero-coupon, non-recourse junior Mortgage
Loans. Collection of amounts due on the Partnership's Loans is solely
dependent upon the sale or refinancing of collateral at amounts
sufficient to satisfy the Partnership's mortgage notes after payment of
the senior mortgage notes owned by unaffiliated third parties.
An allowance for loan losses is established based upon a quarterly
review of each mortgage in the Partnership's portfolio. In performing
the review, management considers the estimated net realizable value of
the properties or collateral as well as other factors, such as the
current occupancy, the amount and status of senior debt, if any, the
prospects for the property and the economic situation in the region
where the property is located. Because this determination of net
realizable value is based upon projections of future economic events
which are inherently subjective, the amounts ultimately realized at
disposition may differ materially from the carrying value as of March
31, 1996. There was a $5,412,000 additional reserve established for the
Stockfield, Research Triangle and Big Valley loans for the quarter
ended March 31, 1995. There was an additional $1,260,000 reserve
established for the Research Triangle loan for the quarter ended
September 30, 1995.
<PAGE>
Results of operations (continued)
The allowance is inherently subjective and is based on management's
best estimate of current conditions and assumptions about expected
future conditions. The Partnership may provide additional losses in
subsequent years and such provisions could be material.
Certain of the properties, as described in the Notes to Financial
Statements - with respect to which the Partnership has made loans are
experiencing varying degrees of operating problems.
The Partnership's net loss for the quarter ended March 31, 1996
decreased from the net loss for the quarter ended March 31, 1995
primarily due to the provision for loan losses recorded in 1995.
Revenues increased for the quarter ended March 31, 1996 compared to the
quarter ended March 31, 1995 due to a decrease in operating income and
short term investment income partially offset by an increase in other
income. Operating income, derived solely from the operation of the
Partnership's hotel property, decreased slightly due to a decrease in
occupancy rates for the quarter ended March 31, 1996 compared to the
quarter ended March 31, 1995. Short term investment interest decreased
primarily due to a decrease in interest rates for the quarter ended
March 31, 1996 compared to March 31, 1995. Other income increased due
to the receipt of participation interest income from the exchange of
the Research Triangle loan in August 1995.
Costs and expenses decreased when comparing the quarter ended March 31,
1996 with the quarter ended March 31, 1995, primarily due to the
provision for loan losses recorded in 1995 as well as decreases in
operating expenses, general and administrative expenses, and mortgage
servicing fees. Operating expenses decreased proportionately with the
decrease in operating income. General and administrative expenses
decreased primarily due to a decrease in payroll costs. Mortgage
servicing fees decreased as a result of the payment of fees in March
1995 associated with the Berkeley Western, Southern Inns, BP Shopping
Center, Boram, and Airport Center, and the payment of fees in February
1996 associated with the Research Triangle loan, thus eliminating
interest accumulating on the deferred fees.
Inflation
Inflation has not had a material impact on the Partnership's operations
or financial position during the last three years and is not expected
to have a material impact in the future.
Legal Proceedings
For a discussion of Legal Proceedings, please see Note 7 ("Commitments
and Contingencies") to the Financial Statements.
<PAGE>
PART II - OTHER INFORMATION
ITEM 1 - LEGAL PROCEEDINGS
(a) See Management's Discussion and Analysis of Financial Condition and
Results of Operations and Notes to Financial Statements - Note 7 which
is herein incorporated by reference.
ITEM 6. - EXHIBITS AND REPORTS ON FORM 8-K
(a) Exhibits: None.
(b) Reports on Form 8-K: None.
<PAGE>
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.
RESOURCES ACCRUED MORTGAGE
INVESTORS, L.P. - SERIES 86
By: Resources Capital Corp.
Administrative General Partner
Dated: May 15, 1996 By: /s/ Joseph Jacobs
-----------------
Joseph Jacobs
President
(Duly Authorized Officer)
Dated: May 15, 1996 By: /s/ Jay L. Maymudes
-------------------
Jay L. Maymudes
Vice President, Secretary and
Treasurer
(Principal Financial and
Accounting Officer)
<TABLE> <S> <C>
<ARTICLE> 5
<LEGEND>
THE SCHEDULE CONTAINS SUMMARY INFORMATION EXTRACTED FROM THE FINANCIAL
STATEMENTS OF THE MARCH 31, 1996 FORM 10Q OF RESOURCES ACCRUED MORTGAGE
INVESTORS L.P. - SERIES 86 AND IS QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH
FINANCIAL STATEMENTS.
</LEGEND>
<S> <C>
<PERIOD-TYPE> 3-MOS
<FISCAL-YEAR-END> DEC-31-1996
<PERIOD-END> MAR-31-1996
<CASH> 4,046,394
<SECURITIES> 0
<RECEIVABLES> 18,497
<ALLOWANCES> 0
<INVENTORY> 17,705
<CURRENT-ASSETS> 4,082,596
<PP&E> 0
<DEPRECIATION> 0
<TOTAL-ASSETS> 12,569,682
<CURRENT-LIABILITIES> 2,416,863
<BONDS> 3,617,995
0
0
<COMMON> 0
<OTHER-SE> 6,534,824
<TOTAL-LIABILITY-AND-EQUITY> 12,569,682
<SALES> 0
<TOTAL-REVENUES> 469,097
<CGS> 0
<TOTAL-COSTS> 382,960
<OTHER-EXPENSES> 22,000
<LOSS-PROVISION> 0
<INTEREST-EXPENSE> 86,076
<INCOME-PRETAX> (21,939)
<INCOME-TAX> 0
<INCOME-CONTINUING> (21,939)
<DISCONTINUED> 0
<EXTRAORDINARY> 0
<CHANGES> 0
<NET-INCOME> (21,939)
<EPS-PRIMARY> 0
<EPS-DILUTED> 0
</TABLE>
