NTS MORTGAGE INCOME FUND
NT 10-K, 1998-03-31
REAL ESTATE INVESTMENT TRUSTS
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                                     UNITED STATES
                          SECURITIES AND EXCHANGE COMMISSION
                                WASHINGTON, D.C. 20549

                                     FORM 12b-25

                             NOTIFICATION OF LATE FILING

                                                            SEC FILE NUMBER
                                                            0-18550

                                                            CUSIP NUMBER

(Check One): [x]Form 10-k [ ]Form 20-F [ ]Form 11-K [ ]Form 10-Q [ ]Form N-SAR

             For  Period  Ended:  December  31,  1997 
             [ ] 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 on the filing checked above,  identify
the Item(s) to which the notification relates:

- --------------------------------------------------------------------------------

PART I - REGISTRANT INFORMATION

         NTS MORTGAGE INCOME FUND
- --------------------------------------------------------------------------------
Full Name of Registrant

         - -
- --------------------------------------------------------------------------------
Former Name if Applicable

         10172 LINN STATION ROAD
- --------------------------------------------------------------------------------
Address of Principal Executive Office (Street and Number)

         Louisville, Kentucky 40223
- --------------------------------------------------------------------------------

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 relied 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
   [X]            following the 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.


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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.

         The audit of the Fund's financial statements has not been completed.


PART IV - OTHER INFORMATION
1) Name and telephone number of person to contact in regard to this notification

                           John W. Hampton        (502)         426-4800
- --------------------------------------------------------------------------------

                            (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  reports(s) been filed? If answer is no,
   identify report(s) [ ] Yes [X] No

         An  8-K/A1  which  includes   interim   financial   statements  of  the
         subsidiaries  purchased on December 30, 1997 by the Registrant  will be
         filed concurrently with the Form 10-K

- --------------------------------------------------------------------------------


3) Is it  anticipated  that any  significant  change in the result 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? [X] Yes   [ ] 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.

         See APPENDIX 1

- --------------------------------------------------------------------------------


                            NTS MORTGAGE INCOME FUND
                  (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/ John W. Hampton
     -----------------------------                ------------------------
                                                      Secretary/Treasurer

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










<PAGE>



                              GENERAL INSTRUCTIONS

1. This form is required by Rule 12b-25 (17CFR  240.12b-25) of the General Rules
and Regulations under the Securities and Exchange Act of 1934.

2. One signed original and four conformed copies of this and amendments  thereto
must be completed and filed with the Security 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.

3. 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.

4. Amendments to the notification 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 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 (Section
232.201 or Section 232.202 of this chapter) or apply for an adjustment in filing
space  pursuant  to Rule 13(b) of  Regulation  S-T  (Section  232.13(b)  of this
chapter).








































<PAGE>


                                   APPENDIX 1

                            Attachment to Form 12b-25


The  Registrant  had a  pretax  profit  of  approximately  $850,000  in 1996 and
anticipates a pretax loss in 1997. The amount of the loss, however, has not been
quantified as of the date of this filing.


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