OUTLOOK INCOME FUND 9
10-Q/A, 1995-11-03
REAL ESTATE
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                                     FORM 10-Q/A
          
                          SECURITIES AND EXCHANGE COMMISSION
                                Washington, D.C. 20549


                [X]  QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
                        OF THE SECURITIES EXCHANGE ACT OF 1934

                     For the quarterly period ended June 30, 1995

                                          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: 0-15837


                                OUTLOOK INCOME FUND 9,
                           A CALIFORNIA LIMITED PARTNERSHIP         
              ----------------------------------------------------------
                (Exact name of Registrant as specified in its charter)


                    California                              33-0202964  
          --------------------------------               ----------------
          (State or other jurisdiction of                (I.R.S. Employer
           incorporation or organization)               Identification No.)

       400 South El Camino Real, Suite 1100
               San Mateo, California                           94402  
              ----------------------                        -----------
     (Address of principal executive offices)               (Zip Code)

                                    (415) 343-9300       
                            ------------------------------
                           (Registrant's telephone number)


          Indicate by check mark  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   
                                      ----      ----
          Total number of units outstanding as of June 30, 1995: 35,742,572






          PART II.  OTHER INFORMATION

          Item 6.   Exhibits 

                    (a)  Exhibits


                                                  Incorporation by
          Exhibit No.   Description               Reference to           
          -----------------------------------------------------------------
          27.1          Financial Data Schedule   EDGAR Exhibit No.
                                                  EX-27  for June  30, 1995
                                                  Form 10-Q
                                                  Registration No. 0-15837






                                      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.


                                       OUTLOOK INCOME FUND 9,
                                       A CALIFORNIA LIMITED PARTNERSHIP


                                       By: Glenborough Realty Corporation
                                           a California corporation
                                           Managing General Partner




          Date: November 1, 1995           By:       
                                               ----------------------------
                                               Andrew Batinovich
                                               Executive Vice President,
                                               Chief Financial Officer
                                               and Director

           



<TABLE> <S> <C>

<ARTICLE> 5
<CIK> 0000801449
<NAME> OUTLOOK INCOME FUND 9
<MULTIPLIER> 1000
       
<S>                             <C>
<PERIOD-TYPE>                   6-MOS
<FISCAL-YEAR-END>                          DEC-31-1995
<PERIOD-END>                               JUN-30-1995
<CASH>                                             274
<SECURITIES>                                         0
<RECEIVABLES>                                     2162
<ALLOWANCES>                                         0
<INVENTORY>                                          0
<CURRENT-ASSETS>                                  2633
<PP&E>                                           29885
<DEPRECIATION>                                  (9013)
<TOTAL-ASSETS>                                   24209
<CURRENT-LIABILITIES>                             1274
<BONDS>                                          19302
<COMMON>                                             0
                                0
                                          0
<OTHER-SE>                                        3633
<TOTAL-LIABILITY-AND-EQUITY>                     24209
<SALES>                                              0
<TOTAL-REVENUES>                                  4588
<CGS>                                                0
<TOTAL-COSTS>                                        0
<OTHER-EXPENSES>                                  4038
<LOSS-PROVISION>                                     0
<INTEREST-EXPENSE>                                1221
<INCOME-PRETAX>                                  (671)
<INCOME-TAX>                                         0
<INCOME-CONTINUING>                              (671)
<DISCONTINUED>                                       0
<EXTRAORDINARY>                                   2280
<CHANGES>                                            0
<NET-INCOME>                                      1609
<EPS-PRIMARY>                                      .04
<EPS-DILUTED>                                        0
        

</TABLE>


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