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FORM 10-K

SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, DC 20549

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
OF 1934 (FEE REQUIRED)

For the fiscal year ended                 March 31, 2003                     

Commission File Number                       0-21762                         

                         Gateway Tax Credit Fund III Ltd.                    
             (Exact name of Registrant as specified in its charter)
           Florida                                    59-3090386             
(State or other jurisdiction of                   (I.R.S. Employer No.)
incorporation or organization)

     880 Carillon Parkway,  St. Petersburg,  Florida    33716                 
    (Address of principal executive offices)          (Zip Code)

Registrant's Telephone No., Including Area Code:      (727)567-4830           

Securities registered pursuant to Section 12(b) of the Act:   None

Securities registered pursuant to Section 12(g) of the Act:
Title of Each Class:  Beneficial Assignee Certificates

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        

Indicate by check mark if disclosure of delinquent filers pursuant to item 405
of Regulation S-K (Sec. 229.405 of this chapter) is not contained herein, and
will be contained to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K
or any amendment to this Form 10-K.    X  

                                                Number of Record Holders
  Title of Each Class                                 March 31, 2003
Limited Partnership Interest                               2,254
General Partner Interest                                       2

DOCUMENTS INCORPORATED BY REFERENCE

Parts III and IV - Form S-11 Registration Statement and all amendments and supplements thereto.          File No. 33-44238


PART I
Item 1.  Business

   Gateway Tax Credit Fund III Ltd. ("Gateway") is a Florida Limited Partnership. The general partners are Raymond James Tax Credit Funds, Inc., the Managing General Partner, and Raymond James Partners, Inc., both sponsors of Gateway Tax Credit Fund III Ltd. and wholly-owned subsidiaries of Raymond James Financial, Inc. Gateway was formed October 17, 1991 and commenced operations July 16, 1992 with the first admission of Limited Partners.

   Gateway is engaged in only one industry segment, to acquire limited partnership interests in unaffiliated limited partnerships ("Project Partnerships"), each of which owns and operates one or more apartment complexes eligible for Low-Income Housing Tax Credits under Section 42 of the Internal Revenue Code ("Tax Credits"), received over a ten year period. Subject to certain limitations, Tax Credits may be used by Gateway's investors to reduce their income tax liability generated from other income sources. Gateway will terminate on December 31, 2040, or sooner, in accordance with the terms of its Limited Partnership Agreement. As of March 31, 2003, Gateway received capital contributions of $1,000 from the General Partners and from the Limited Partners, $10,395,000 in Series 7, $9,980,000 from Series 8, $6,254,000 from Series 9, $5,043,000 from Series 10 and $5,127,000 from Series 11.

   Gateway offered Limited Partnership units in series. Each series is treated as though it were a separate partnership, investing in a separate and distinct pool of Project Partnerships. Net proceeds from each series are used to acquire Project Partnerships which are specifically allocated to such series. Income or loss and all tax items from the Project Partnerships acquired by each series are specifically allocated among the limited partners of such series.

   Operating profits and losses, cash distributions from operations and Tax Credits are allocated 99% to the Limited Partners and 1% to the General Partners. Profit or loss and cash distributions from sales of property will be allocated as described in the Limited Partnership Agreement.

   As of March 31, 2003, Gateway had invested in 39 Project Partnerships for Series 7, 43 Project Partnerships for Series 8, 24 Project Partnerships for Series 9, 15 Project Partnerships for Series 10 and 12 Project Partnerships for Series 11. Gateway acquired its interests in these properties by becoming a limited partner in the Project Partnerships that own the properties. The primary source of funds for each series is the capital contributions from Limited Partner investors.

   All but eight of the properties are financed with mortgage loans from the Farmers Home Administration (now called United States Department of Agriculture - Rural Development) ("USDA-RD") under Section 515 of the Housing Act of 1949. These mortgage loans are made at low interest rates for multi-family housing in rural and suburban areas, with the requirement that the interest savings be passed on to low income tenants in the form of lower rents. A significant portion of the project partnerships also receive rental assistance from USDA-RD to subsidize certain qualifying tenants. One recently acquired property in Series 7 received conventional financing. One property in Series 9, two properties in Series 10 and one property in Series 11 are fully financed through the HOME Investment Partnerships Program.

   These HOME Program loans provide financing at rates of 0 % to 0.5% for a period of 15 to 42 years. One property in Series 11 is partially financed by HOME. Two properties in Series 11 received conventional financing.

   Risks related to the operations of Gateway are described in detail on pages 29 through 38 of the Prospectus, as supplemented, under the Caption "Risk Factors" which is incorporated herein by reference. The investment objectives of Gateway are to:

  1) Provide tax benefits to Limited Partners in the form of Tax Credits during      the period in which each Project is eligible to claim tax credits;

  2) Preserve and protect the capital contribution of Investors;

  3) Participate in any capital appreciation in the value of the Projects; and

  4) Provide passive losses to i) individual investors to offset passive income from      other passive activities, and ii) corporate investors to offset business      income.

   The investment objectives and policies of Gateway are described in detail on pages 39 through 47 of the Prospectus, as supplemented, under the caption "Investment Objectives and Policies" which is incorporated herein by reference.

   Gateway's goal is to invest in a diversified portfolio of Project Partnerships located in rural and suburban locations with a high demand for low income housing. As of March 31, 2003 the Series' investor capital contributions were successfully invested in Project Partnerships which met the investment criteria. Management anticipates that competition for tenants will only be with other low income housing projects and not with conventionally financed housing. With a significant number of rural American households living below the poverty level in substandard housing, management believes there will be a continuing demand for affordable low income housing for the foreseeable future.

   Gateway has no direct employees. Services are performed by the Managing General Partner and its affiliates and by agents retained by it. The Managing General Partner has full and exclusive discretion in management and control of Gateway.

Item 2.  Properties

   Gateway owns a majority interest in properties through its limited partnership investments in Project Partnerships. The largest single net investment in a Project Partnership in Series 7 is 5.2% of the Series' total balance sheet assets, Series 8 is 5.5%, Series 9 is 7.7%, Series 10 is 11.1% and Series 11 is 21.0%. The following table provides certain summary information regarding the Project Partnerships in which Gateway had an interest as of December 31, 2002:


Item 2 - Properties (continued):

SERIES 7



PARTNERSHIP
- -----------



LOCATION OF.PROPERTY
- -----------


# OF
UNIT
- ----


DATE  
ACQUIRED
- --------


PROPERTY
COST  
- --------

OCCU-PANCY
RATE
- -----

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

Pisgah, AL

Waterloo, NE

Mission, SD

Mountain City, TN

Falls City, NE

Bloomfield, NE

McCaysville, GA

New Tazewell, TN

Irvine, KY

Horton, KS

Manchester, GA

Waynesboro, GA

Lakeland, GA

Mt. Vernon, GA

Dawson, GA

Quitman, GA

Warm Springs, GA

Blue Ridge, GA

Elk Point, SD

Mountain View, AR

Dilley, TX

Elsa, TX

Gate City, VA

Jamestown, TN

Leander, TX

Louisa, KY

Crab Orchard, KY

Vardaman, MS

Paze, AZ

Jasper, GA

Ft. Scott, KS

Carson City, KS

Capa, KS

Pembroke, KY

Cynthiana, KY

Atoka, OK

Coalgate, OK

West Blocton, AL

Mountain Home, AR

18

24

44

40

24

24

40

44

24

24

42

24

30

24

48

24

22

41

24

48

28

40

42

40

36

36

12

24

32

40

40

24

24

16

24

24

24

24

32 

6/92

7/92

7/92

8/92

8/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

9/92

11/92

11/92

12/92

12/92

1/93

1/93

11/93

11/93

719,462

972,757

2,531,036

1,628,321

1,029,751

984,189

1,462,345

1,716,642

1,021,031

932,540

1,475,740

817,498

1,009,647

900,526

1,744,840

808,475

823,327

1,339,143

1,031,497

1,356,762

890,402

1,340,727

1,791,669

1,521,129

1,151,159

1,509,987

479,661

917,568

1,585,498

1,440,296

1,793,888

959,432

948,046

623,304

1,011,684

835,334

828,505

970,010

781,436

100%

100%

93%

100%

96%

54%

95%

100%

96%

75%

100%

100%

100%

92%

94%

100%

95%

98%

88%

98%

100%

100%

95%

98%

97%

100%

100%

96%

97%

100%

100%

83%

92%

100%

100%

100%

100%

100%

94%

   

----

 

-----------

 
   

1,195

 

45,685,264

 
   

====

 

===========

 


An average effective rental per unit is $3,720 per year ($310 per month).


Item 2 - Properties (continued):

SERIES 8



PARTNERSHIP
- -----------


LOCATION OF
PROPERTY
- -----------


# OF
UNIT
- -----


DATE  
ACQUIRED
- --------


PROPERTY
COST  
- --------

OCCU-
PANCY
RATE
- ------

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

Purdy, MO

Galena, KS

Antlers, OK

Holdenville, OK

Wetumka, OK

Marine City, MI

Marine City, MI

Antlers, OK

Bentonville, AR

Elgin, AL

Aurora, MO

Baxter Springs, KS

Bridgeport, AL

Collinsville, AL

Concordia, KS

Mountainburg, AR

Pierre, SD

Russellville, AL

Bridgeport, NE

Auburn, NE

Kenton, OH

Grand Isle, ME

Van Buren, AR

Taylor, TX

Gainesboro, TN

Lynchburg, TN

Ridgely, TN

Newport, TN

Kirksville, MO

Arco, ID

Kenton, OH

Lovingston, VA

Pontotoc, MS

Rexburg, ID

Hustonville, KY

Jackson, KY

Louisville, GA

Clayton, GA

Dahlonega, GA

Jasper, GA

Russellville, KY

Tuskegee, AL

Cottondale, FL

16

24

24

24

24

32

24

36

24

24

28

16

24

24

24

24

25

24

16

16

32

16

29

44

44

33

20

34

24

24

46

64

36

30

16

24

32

36

41

24

24

36

25

12/92

12/92

1/93

1/93

1/93

1/93

1/93

3/93

3/93

3/93

3/93

4/93

5/93

5/93

5/93

6/93

5/93

6/93

6/93

6/93

6/93

6/93

8/93

9/93

9/93

9/93

9/93

9/93

9/93

9/93

9/93

9/93

10/93

10/93

10/93

10/93

10/93

10/93

10/93

10/93

11/93

12/93

1/94

580,868

780,734

787,859

892,598

812,853

1,291,892

1,000,474

1,321,039

758,489

932,474

906,274

552,468

932,114

906,056

826,389

883,990

1,118,495

902,785

727,767

772,354

1,189,817

1,168,437

994,717

1,530,767

1,812,190

1,356,358

825,687

1,404,539

831,492

1,121,130

1,781,759

2,727,919

1,340,104

1,551,699

696,400

1,086,577

1,176,085

1,347,964

1,659,179

925,875

951,730

1,424,761

948,319

100%

92%

100%

100%

100%

94%

96%

92%

96%

100%

93%

88%

100%

83%

96%

92%

100%

67%

75%

88%

97%

75%

100%

100%

91%

100%

100%

97%

75%

83%

93%

100%

97%

93%

100%

100%

100%

97%

90%

100%

58%

94%

96%

   

-----

 

----------

 
   

1,207

 

47,541,477

 
   

=====

 

==========

 


An average effective rental per unit is $3,595 per year ($300 per month).


Item 2 - Properties (continued):

SERIES 9



PARTNERSHIP
- -----------


LOCATION OF
PROPERTY
- -----------


# OF
UNIT
- -----


DATE  
ACQUIRED
- --------


PROPERTY
COST  
- --------

OCCU-PANCY
RATE
- ------

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Street

Manchester

Jay, OK

Lexington, TX

Stilwell, OK

Lake Park, GA

Lake Park, GA

Omega, GA

Watertown, SD

Pierre, SD

Marionville, MO

Lamar, AR

Heppner, OR

Centreville, AL

Troy, AL

Coffeyville, KS

Cumberland, KY

London, KY

Stanton, KY

Abernathy, TX

Pembroke, KY

Greenville, AL

Mt. Vernon, KY

Ragland, AL

Emporium, PA

Manchester, GA

24

24

16

24

42

36

24

24

20

24

24

24

36

40

24

24

24

24

24

24

24

24

32

18

9/93

9/93

9/93

11/93

11/93

11/93

11/93

11/93

11/93

12/93

12/93

12/93

12/93

12/93

12/93

12/93

12/93

1/94

1/94

2/94

12/93

3/94

3/94

5/94

810,597

770,939

587,132

918,358

1,806,434

1,407,304

1,185,996

1,192,657

713,156

904,325

1,072,854

975,033

1,416,897

1,821,671

1,055,632

1,008,022

1,001,158

781,898

1,006,295

1,136,913

984,410

976,431

1,712,081

737,835

100%

100%

94%

100%

100%

92%

96%

83%

100%

88%

96%

96%

94%

100%

100%

100%

100%

79%

96%

92%

100%

100%

94%

89%

   

-----

 

-----------

 
   

624

 

25,984,028

 
   

=====

 

===========

 


An average effective rental per unit is $3,463 per year ($289 per month).


Item 2 - Properties (continued):

SERIES 10



PARTNERSHIP
- -----------


LOCATION OF
PROPERTY
- -----------


# OF
UNIT
- -----


DATE  
ACQUIRED
- --------


PROPERTY
COST  
- --------

OCCU-PANCY
RATE
- ------

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

Challis, ID

Albany, KY

Bonifay, FL

West Liberty, KY

Florence, AL

Alexander, AL

Gaffney, SC

Donna, TX

Wellsville, NY

Tecumseh, NE

Clay City, KY

Irvine, KY

New Castle, KY

Stigler, OK

Huron, SD

24

24

18

32

36

36

28

50

24

24

24

24

24

20

21

11/93

1/94

1/94

1/94

2/94

2/94

3/94

1/94

2/94

4/94

5/94

5/94

5/94

7/94

8/94

1,141,262

1,042,529

667,003

1,350,944

1,841,379

1,611,756

1,092,796

1,778,667

1,350,037

1,091,250

1,030,029

1,089,546

1,022,311

754,056

773,498

88%

100%

100%

100%

100%

100%

96%

100%

100%

88%

92%

92%

96%

100%

100%

   

----

 

----------

 
   

409

 

17,637,063

 
   

====

 

==========

 

An average effective rental per unit is $3,589 per year ($299 per month).


Item 2 - Properties (continued):

SERIES 11



PARTNERSHIP
- -----------


LOCATION OF
PROPERTY
- -----------


# OF
UNIT
- -----


DATE  
ACQUIRED
- --------


PROPERTY
COST  
- --------

OCCU-PANCY
RATE
- ------

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

Pinetop, AZ

Collinsville, AL

Eloy, AZ

Gila Bend, AZ

Dallas, GA

Tifton, GA

Cartersville, GA

Warsaw, VA

Royston, GA

Mokane, MO

Mountain Home, AR

Parsons, KS

32

24

24

36

40

36

10

56

25

8

32

38

9/94

9/94

11/94

11/94

12/94

12/94

12/94

12/94

12/94

12/94

12/94

12/94

1,796,664

879,424

968,171

1,344,413

2,008,604

1,706,886

327,374

3,344,104

936,525

301,117

509,809

1,353,652

97%

83%

92%

75%

93%

100%

100%

100%

100%

100%

94%

95%

   

----

 

-----------

 
   

361

 

15,476,743

 
   

====

 

===========

 


An average effective rental per unit is $4,050 per year ($338 per month).


Item 2 - Properties (continued):

A summary of the cost of the properties at December 31, 2002, 2001 and 2000 is as follows:

12/31/02

 

SERIES 7

SERIES 8

SERIES 9

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$ 1,634,610
206,488
42,091,649
1,752,517
- -----------
45,685,264
14,581,914
- -----------
$31,103,350
===========

$ 1,978,809
441,428
43,361,894
1,759,346
- -----------
47,541,477
14,711,554
- -----------
$32,829,923
===========

$ 1,099,659
191,080
23,636,482
1,056,807
- -----------
25,984,028
7,296,692
- -----------
$18,687,336
===========

 

SERIES 10

SERIES 11

TOTAL

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$   648,625
62,866
16,357,375
568,197
- -----------
17,637,063
4,174,124
- -----------
$13,462,939
===========

$   599,197
4,695
14,357,965
514,886
- -----------
15,476,743
3,784,175
- -----------
$11,692,568
===========

$  5,960,900
906,557
139,805,365
5,651,753
- ------------
152,324,575
44,548,459
- ------------
$107,776,116
============

              12/31/01

 

SERIES 7

SERIES 8

SERIES 9

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$ 1,633,733
171,081
42,034,681
1,695,712
- -----------
45,535,207
13,115,126
- -----------
$32,420,081
===========

$ 1,978,810
438,402
43,352,026
1,687,504
- -----------
47,456,742
13,207,423
- -----------
$34,249,319
===========

$ 1,099,659
191,950
23,610,863
1,022,817
- -----------
25,925,289
6,489,753
- -----------
$19,435,536
===========

 

SERIES 10

SERIES 11

TOTAL

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$   648,625
59,331
16,331,572
552,469
- -----------
17,591,997
3,710,595
- -----------
$13,881,402
===========

$   599,197
0
14,308,048
486,430
- -----------
15,393,675
3,255,491
- -----------
$12,138,184
===========

$  5,960,024
860,764
139,637,190
5,444,932
- ------------
151,902,910
39,778,388
- ------------
$112,124,522
============

            


12/31/00

 

SERIES 7

SERIES 8

SERIES 9

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$ 1,629,533
169,981
41,899,148
1,741,414
- -----------
45,440,076
11,657,985
- -----------
$33,782,091
===========

$ 1,978,810
434,656
43,329,157
1,635,661
- -----------
47,378,284
11,686,945
- -----------
$35,691,339
===========

$ 1,099,659
180,333
23,595,258
988,906
- -----------
25,864,156
5,669,383
- -----------
$20,194,773
===========

 

SERIES 10

SERIES 11

TOTAL

Land
Land Improvements
Buildings
Furniture and Fixtures

Properties, at Cost
Less: Accum.Depreciation

Properties, Net

$   648,625
59,331
16,318,322
532,906
- -----------
17,559,184
3,232,262
- -----------
$14,326,922
===========

$   599,196
0
14,293,070
452,992
- -----------
15,345,258
2,731,802
- -----------
$12,613,456
===========

$  5,955,823
844,301
139,434,955
5,351,879
- ------------
151,586,958
34,978,377
- ------------
$116,608,581
============


Item 3. Legal Proceedings

   Gateway is not a party to any material pending legal proceedings.

Item 4. Submission of Matters to a Vote of Security Holders

   As of March 31, 2003, no matters were submitted to a vote of security holders, through the solicitation of proxies or otherwise.


PART II

Item 5. Market for the Registrant's Securities and Related Security Holder Matters

   (a)   Gateway's Limited Partnership interests are not publicly traded. There is no market for Gateway's Limited Partnership interests and it is unlikely that any will develop. No transfers of Limited Partnership Interests are permitted without the prior written consent of the Managing General Partner. There have been several transfers from inception to date with most being from individuals to their trusts or heirs. The Managing General Partner is not aware of the price at which Limited Partnership units are transferred. The criteria for and the details regarding transfers are found on pages A-28 and A-29 of the Limited Partnership Agreement under ARTICLE XII under the caption "Transfers of Units" found in the Prospectus, which is incorporated herein by reference.

   There have been no distributions to Limited Partner investors from inception to date.

   (b)   Approximate Number of Equity Security Holders:

                                               Number of Holders
     Title of Class                           as of March 31, 2003
Limited Partner Interest                              2,254
General Partner Interest                                  2

Item 6.  Selected Financial Data

FOR THE YEARS ENDED MARCH 31,

SERIES 7

2003
- ----

2002
- ----

2001
- ----

2000
- ----

1999
- ----

Total Revenues

$  51,700 

$  60,809 

$  59,053 

$   51,236 

$   43,550 

Net Loss

(233,056)

(390,210)

(508,769)

(555,736)

(812,428)

Equity in Losses of Project Partnerships



(137,118)

 

(317,296)

 

(434,461)

 

(471,721)

 

(718,721)

Total Assets

1,979,828 

2,171,233 

2,509,975 

2,972,199 

3,481,841 

Investments In Project Partnerships



1,278,834 

 

1,436,847 

 

1,773,751 

 

2,237,728 

 

2,749,505 

Per Weighted Average Limited Partnership Unit: (A)

Tax Credits
Portfolio
  Income

Passive Loss






163.08 

6.94 

(113.17)

 




163.08 

11.28 

(129.83)

 

 


161.40 

13.30 

(131.90)

 

 


161.40 

11.50 

(117.20)

 

 


161.40 

11.20 

(112.50)

Net Loss

(22.20)

(37.16)

(48.45)

(52.93)

(77.37)


FOR THE YEARS ENDED MARCH 31,

SERIES 8

2003
- ----

2002
- ----

2001
- ----

2000
- ----

1999
- ----

Total Revenues

$   45,825 

$   45,655 

$   55,568 

$   48,434 

$   45,764 

Net Loss

(193,325)

(365,765)

(539,766)

(1,247,292)

(1,055,240)

Equity in Losses of Project
Partnerships




(82,830)

 


(272,241)

 


(457,729)

 


(1,158,932)

 


(960,106)

Total Assets

1,305,623 

1,442,531 

 

1,749,931 

 

2,238,666 

3,435,008 

Investments In Project Partnerships



560,231 

 

654,569 

 

940,463 

 

1,423,188 

 

2,612,574 

Per Weighted Average Limited Partnership Unit: (A)

Tax Credits
Portfolio
  Income

Passive Loss






162.03 

7.29 

(125.60)

 




162.38 

11.09 

(142.75)

 

 


160.80 

12.30 

(141.80)

 

 


160.80 

10.70 

(133.70)

 




160.80 

10.60 

(137.00)

Net Loss

(19.18)

(36.28)

(53.54)

(123.73)

(104.68)

FOR THE YEARS ENDED MARCH 31,

SERIES 9

2003
- ----

2002
- ----

2001
- ----

2000
- ----

1999
- ----

Total Revenues

$   20,528 

$   25,461 

$   28,868 

$   25,243 

$   24,872 

Net Loss

(346,402)

(407,619)

(457,177)

(547,924)

(570,231)


Equity in Losses of Project Partnerships





(279,770)

 


(355,237)

 


(409,450)

 


(496,765)

 


(517,316)

Total Assets

1,676,155

1,982,691 

2,326,088 

2,774,157 

3,289,179 

Investments In Project Partnerships



1,211,933 


1,506,444 


1,849,358 


2,303,872 


2,818,653 

Per Weighted Average Limited Partnership Unit: (A)

Tax Credits
Portfolio
  Income

Passive Loss






154.93 

6.10 

(127.50)

 

 


154.93 

9.42 

(136.20)

 

 


153.40 

11.40 

(130.00)

 

 


153.40 

10.40 

(124.90)

 

 


153.40 

10.10 

(106.70)

Net Loss

(54.84)

(64.53)

(72.37)

(86.74)

(90.27)


FOR THE YEARS ENDED MARCH 31,

SERIES 10

2003
- ----

2002
- ----

2001
- ----

2000
- ----

1999
- ----

Total Revenues

$   16,204 

$   19,793 

$   26,582 

$   24,705 

$   24,421 

Net Loss

(246,694)

(227,243)

(321,107)

(328,409)

(264,781)

Equity in Losses of Project Partnerships




(201,773)

 


(191,862)

 


(292,747)

 


(299,182)



(237,276)

Total Assets

2,442,508 

2,674,512 

2,889,469 

3,202,510 

3,523,986 

Investments In Project Partnerships



2,014,742 

 

2,232,728 

 

2,451,287 

 

2,764,397 

 

3,086,492 

Per Weighted Average Limited Partnership Unit: (A)

Tax Credits
Portfolio
  Income

Passive Loss






151.14 

8.34 

(93.89)

 

 


151.14 

10.98 

(96.98)

 

 


149.60 

12.50 

(105.00)

 

 


149.60 

11.30 

(103.70)

 

 


149.60 

11.10 

(89.60)

Net Loss

(48.43)

(44.61)

(63.04)

(64.47)

(51.98)

FOR THE YEARS ENDED MARCH 31,

SERIES 11

2003
- ----

2002
- ----

2001
- ----

2000
- ----

1999
- ----


Total Revenues


$   18,223 


$   22,823 


$   29,446 


$   27,431 


$   27,001 

Net Loss

(207,311)

(209,234)

(202,390)

(164,613)

(152,545)

Equity in Losses of Project Partnerships




(169,857)

 


(180,099)

 


(181,405)

 


(143,181)

 


(128,802)

Total Assets

3,377,050 

3,590,467 

3,797,213 

3,998,687 

4,163,711 

Investments In Project Partnerships



2,914,130 

 

3,111,560 

 

3,328,681 

 

3,534,837 

 

3,701,295 

Per Weighted Average Limited Partnership Unit: (A)

Tax Credits
Portfolio
  Income

Passive Loss






147.20 

6.21 

(61.45)

 

 


147.20 

10.16 

(56.98)

 

 


145.70 

11.70 

(61.40)

 

 


145.70 

10.20 

(51.10)

 

 


145.70 

10.80 

(51.20)

Net Loss

(40.03)

(40.40)

(39.08)

(31.79)

(29.46)

(A) The tax information is as of December 31, the year end for tax purposes.

The above selected financial data should be read in conjunction with the financial statements and related notes appearing elsewhere in this report. This statement is not covered by the auditor's opinion included elsewhere in this report.


Item 7.  Management's Discussion and Analysis of Financial Condition and Results of Operations

Results of Operations, Liquidity and Capital Resources

   Operations commenced on July 16, 1992 with the first admission of Limited Partners in Series 7. The proceeds from Limited Partner investors' capital contributions available for investment are used to acquire interests in Project Partnerships.

   As disclosed on the statement of operations for each Series, except as described below, interest income is comparable for the years ended March 31, 2003, March 31, 2002 and March 31, 2001. General and Administrative expenses - General Partner and General and Administrative expenses - Other for the year ended March 31, 2003 are comparable to March 31, 2002 and March 31, 2001.

   The capital resources of each Series are used to pay General and Administrative operating costs including personnel, supplies, data processing, travel and legal and accounting associated with the administration and monitoring of Gateway and the Project Partnerships. The capital resources are also used to pay the Asset Management Fee due the Managing General Partner, but only to the extent that Gateway's remaining resources are sufficient to fund Gateway's ongoing needs. (Payment of any Asset Management Fee unpaid at the time Gateway sells its interests in the Project Partnerships is subordinated to the investors' return of their original capital contribution.)

   The sources of funds to pay the operating costs of each Series are short-term investments and interest earned thereon, the maturity of U.S. Treasury Security Strips ("Zero Coupon Treasuries"), which were purchased with funds set aside for this purpose, and cash distributed to the Series from the operations of the Project Partnerships.

   Series 7 - Gateway closed this series on October 16, 1992 after receiving $10,395,000 from 635 Limited Partner investors. As of March 31, 2003, the series had invested $7,732,089 in 39 Project Partnerships located in 14 states containing 1,195 apartment units. Average occupancy of the Project Partnerships was 96% at December 31, 2002.

   The Equity in Losses of Project Partnerships decreased from $317,296 for the year ended March 31, 2002 to $137,118 for the year ended March 31, 2003 as a result of not including losses of $725,530, as these losses would reduce the investment in certain Project Partnerships below zero. Equity in losses of Project Partnerships for the year ended March 31, 2002 of $317,296 were comparable to the Equity in Losses of Project Partnerships for the year ended March 31, 2003. In general, it is common in the real estate industry to experience losses for financial and tax reporting purposes because of the non-cash expenses of depreciation and amortization. (These Project Partnerships reported depreciation and amortization of $1,466,589, $1,457,962 and $1,467,030 for the periods ended December 31, 2000, 2001 and 2002, respectively.) As a result, management expects that this Series, as well as the Series described below, will report its equity in Project Partnerships as a loss for tax and financial re porting purposes. Overall management believes the Project Partnerships are operating as expected and are generating tax credits, which meet projections.

   At March 31, 2003, the Series had $390,008 of short-term investments (Cash and Cash Equivalents). It also had $310,986 in Zero Coupon Treasuries with annual maturities providing $68,000 in fiscal year 2004 increasing to $86,000 in fiscal year 2008. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee.

   As disclosed on the statement of cash flows, the Series had a net loss of $233,056 for the year ending March 31, 2003. However, after adjusting for Equity in Losses of Project Partnerships of $137,118 and the changes in operating assets and liabilities, net cash used in operating activities was $63,341 of which $46,838 was the Asset Management Fee actually paid. Cash provided by investing activities totaled $68,723 consisting of $37,299 in cash distributions from the Project Partnerships and $31,424 from matured Zero Coupon Treasuries. There were no unusual events or trends to describe.

   Series 8 - Gateway closed this Series on June 28, 1993 after receiving $9,980,000 from 664 Limited Partner investors. As of March 31, 2003, the series had invested $7,586,105 in 43 Project Partnerships located in 18 states containing 1,207 apartment units. Average occupancy of the Project Partnerships was 94% at December 31, 2002.

   Equity in Losses of Project Partnerships decreased from $457,729 for the year ended March 31, 2001 to $272,241 for the year ended March 31, 2002 to $82,830 for the year ended March 31, 2003. The decreases resulted from not including suspended losses, which increased from $689,097 for the year ended March 31, 2001 to $832,101 for the year ended March 31, 2002 to $865,760 for the year ended March 31, 2003, as these losses would reduce the investment in Project Partnerships below zero. (These Project Partnerships reported depreciation and amortization of $1,578,473, $1,522,646 and $1,516,946 for the periods ended December 31, 2000, 2001 and 2002, respectively.) Overall management believes the Project Partnerships are operating as expected and are generating tax credits which meet projections.

   At March 31, 2003, the Series had $450,206 of short-term investments (Cash and Cash Equivalents). It also had $295,186 in Zero Coupon Treasuries with annual maturities providing $63,000 in fiscal year 2004 increasing to $82,000 in fiscal year 2008. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee.

   As disclosed on the statement of cash flows, the Series had a net loss of $193,325 for the year ending March 31, 2003. However, after adjusting for Equity in Losses of Project Partnerships of $82,830 and the changes in operating assets and liabilities, net cash used in operating activities was $63,229 of which $35,655 was the Asset Management Fee actually paid. Cash provided by investing activities totaled $57,079 consisting of $25,963 received in cash distributions from the Project Partnerships and $31,116 from matured Zero Coupon Treasuries. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee. There were no unusual events or trends to describe.

   Series 9 - Gateway closed this Series on September 30, 1993 after receiving $6,254,000 from 406 Limited Partner investors. As of March 31, 2003, the series had invested $4,914,116 in 24 Project Partnerships located in 11 states containing 624 apartment units. Average occupancy of the Project Partnerships was 96% at December 31, 2002.

   The Equity in Losses of Project Partnerships decreased from $409,450 for the year ended March 31, 2001 to $355,237 for the year ended March 31, 2002 to $279,770 for the year ended March 31, 2003. The decreases resulted from not including suspended losses, which increased from $200,607 for the year ended March 31, 2001 to $300,173 for the year ended March 31, 2002 to $346,247 for the year ended March 31, 2003, as these losses would reduce the investment in Project Partnerships below zero. (These Project Partnerships reported depreciation and amortization of $832,666, $820,700 and $807,268 for the years ended December 31, 2000, 2001 and 2002, respectively.) Overall management believes the Project Partnerships are operating as expected and are generating tax credits which meet projections.

   At March 31, 2003, the Series had $260,485 of short-term investments (Cash and Cash Equivalents). It also had $203,737 in Zero Coupon Treasuries with annual maturities providing $37,000 in fiscal year 2004 increasing to $47,000 in fiscal year 2009. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee.

   As disclosed on the statement of cash flows, the Series had a net loss of $346,402 for the period ending March 31, 2003. After adjusting for Equity in Losses of Project Partnerships of $279,770 and the changes in operating assets and liabilities, net cash used in operating activities was $27,297 of which $10,934 was the Asset Management Fee actually paid. Cash provided by investing activities totaled $36,451 consisting of $15,918 received in cash distributions from the Project Partnerships and $20,533 from matured Zero Coupon Treasuries. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee. There were no unusual events or trends to describe.

   Series 10 - Gateway closed this Series on January 21, 1994 after receiving $5,043,000 from 325 Limited Partner investors. As of March 31, 2003, the series had invested $3,914,672 in 15 Project Partnerships located in 10 states containing 409 apartment units. Average occupancy of the Project Partnerships was 97% at December 31, 2002.

   The Equity in Losses of Project Partnerships increased from $191,862 for the year ended March 31, 2002 to $201,773 for the year ended March 31, 2003 as a result of not including losses of $34,315, as these losses would reduce the investment in certain Project Partnerships below zero. Equity in Losses of Project Partnerships of $292,747 for the year ended March 31, 2001 were comparable to Equity in Losses for the year ended March 31, 2002. (These Project Partnerships reported depreciation and amortization of $496,926, $478,396 and $465,739 for the years ended December 31, 2000, 2001, and 2002 respectively.) Overall management believes the Project Partnerships are operating as expected and are generating tax credits, which meet projections.

   At March 31, 2003, the Series had $251,941 of short-term investments (Cash and Cash Equivalents). It also had $175,825 in Zero Coupon Treasuries with annual maturities providing $28,000 in fiscal year 2004 increasing to $40,000 in fiscal year 2010. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee.

   As disclosed on the statement of cash flows, the Series had net loss of $246,694 for the year ending March 31, 2003. After adjusting for Equity in Losses of Project Partnerships of $201,773 and the changes in operating assets and liabilities, net cash used in operating activities was $27,407 of which $19,936 was the Asset Management Fee actually paid. Cash provided by investing activities totaled $27,199 consisting of $12,151 received in cash distributions from the Project Partnerships and $15,048 from matured Zero Coupon Treasuries. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee. There were no unusual events or trends to describe.

   Series 11 - Gateway closed this Series on April 29, 1994 after receiving $5,127,000 from 330 Limited investors. As of March 31, 2003 the series had invested $4,128,042 in 12 Project Partnerships located in 7 states containing 361 apartments. Average occupancy of the Project Partnerships was 94% at December 31, 2002.

   Equity in losses of Project Partnerships were comparable for the years ended March 31, 2001, 2002 and 2003. (These Project Partnerships reported depreciation and amortization of $516,766, $524,869 and $530,098 for the periods ended December 31, 2000, 2001 and 2002.) Overall management believes the Project Partnerships are operating as expected and are generating tax credits which meet projections.

   At March 31, 2003, the Series had $264,198 of short-term investments (Cash and Cash Equivalents). It also had $198,722 in Zero Coupon Treasuries with annual maturities providing $32,000 in fiscal year 2004 increasing to $44,000 in fiscal year 2010. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee.

   As disclosed on the statement of cash flows, the Series had net loss of $207,311 for the year ending March 31, 2003. After adjusting for Equity in Losses of Project Partnerships of $169,857 and the changes in operating assets and liabilities, net cash used in operating activities was $37,274 of which $33,953 was the Asset Management Fee actually paid. Cash provided by investing activities totaled $35,413 consisting of $16,136 from matured Zero Coupon Treasures and $19,277 received in cash distributions from Project Partnerships. Management believes the sources of funds are sufficient to meet current and ongoing operating costs for the foreseeable future, and to pay part of the Asset Management Fee. There were no unusual events or trends to describe.

Item 8. Financial Statements and Supplementary Data


INDEPENDENT AUDITOR'S REPORT

To the Partners of Gateway Tax Credit Fund III Ltd.

   We have audited the accompanying balance sheets of each of the five Series (Series 7 through 11) constituting Gateway Tax Credit Fund III Ltd. (a Florida Limited Partnership) as of March 31, 2003 and 2002 and the related statements of operations, partners' equity (deficit), and cash flows of each of the five Series for each of the three years in the period then ended.  These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits. We did not audit the financial statements of certain Project Partnerships for which cumulative equity in losses included on the balance sheets as of March 31, 2003 and 2002 and net losses included on the statements of operations for each of the three years in the period ended March 31, 2003 are:

 

Cumulative Equity
In Losses
March 31,
- ---------


Partnership Loss
Year Ended March 31,
- ---------------------

 

2003
- ----

2002
- ----

2003
- ----

2002
- ----

2001
- ----

Series 7

$4,335,041

$4,262,598

$ 70,059

$166,008

$301,031

Series 8

4,392,445

4,150,404

68,561

153,916

270,179

Series 9

1,227,251

1,077,602

149,650

179,779

174,853

Series 10

595,038

485,619

109,420

85,164

93,627

Series 11

1,219,058

1,047,897

171,160

169,727

157,100

Those statements were audited by other auditors whose reports have been furnished to us, and our opinion, insofar as it relates to the amounts included for such underlying partnerships, is based solely on the reports of the other auditors.

   We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits and the reports of other auditors provide a reasonable basis for our opinion.

   In our opinion, based on our audits and the reports of other auditors, the financial statements referred to above present fairly, in all material respects, the financial position of each of the five Series (Series 7 through 11) constituting Gateway Tax Credit Fund III Ltd. as of March 31, 2003 and 2002, and the results of their operations and their cash flows for each of the three years in the period then ended in conformity with accounting principles generally accepted in the United States of America.

   Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The schedules listed under Item 14(a)(2) in the index are presented for purposes of complying with the Securities and Exchange Commission's rules and are not part of the basic financial statements. These schedules have been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, based on our audits and the reports of other auditors, fairly stated in all material respects the financial data required to be set forth therein in relation to the basic financial statements taken as a whole.

                                         /s/ Spence Marston, Bunch, Morris & Co.
                                         SPENCE, MARSTON, BUNCH, MORRIS & CO.
                                         Certified Public Accountants

Clearwater, Florida
June 12, 2003


GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

SERIES 7

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

  Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043 for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002)
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity



$  390,008 
64,155 
- -----------
454,163 

246,831 
1,278,834 
- -----------
$1,979,828 
===========


$   69,660 
- -----------
69,660 
- -----------

437,160 
- -----------




1,549,556 
(76,548)
- -----------
1,473,008 
- -----------
$1,979,828 
===========



$  384,626 
60,470 
- -----------
445,096 

289,290 
1,436,847 
- -----------
$2,171,233 
===========


$   68,252 
- -----------
68,252 
- -----------

396,917 
- -----------




1,780,281 
(74,217)
- -----------
1,706,064 
- -----------
$2,171,233 
===========

See accompanying notes to financial statements.


GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

SERIES 8

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

  Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043
for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002)
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity

 

$ 450,206
59,583
- ----------509,789 

235,603
560,231
- ---------$1,305,623
==========


$  61,828
- ----------
61,828
- ----------

513,976
- ----------

 

810,146
(80,327)
- -----------
729,819
- -----------
$1,305,623
===========



$ 456,356 
55,888 
- ----------
512,244 

275,718 
654,569 
- ----------
$1,442,531 
==========


$  60,485 
- ----------
60,485 
- ----------

458,902 
- ----------




1,001,538 
(78,394)
- -----------
923,144 
- -----------
$1,442,531 
===========

See accompanying notes to financial statements.


GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

SERIES 9

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

  Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043 for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002)
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity



$  260,485 
35,177 
- -----------
295,662 

168,560 
1,211,933 
- -----------
$1,676,155 
===========


$   35,252 
- -----------
35,252 
- -----------

318,435 
- -----------




1,364,080 
(41,612)
- -----------
1,322,468 
- -----------
$1,676,155 
===========



$  251,331 
33,325 
- -----------
284,656 

191,591 
1,506,444 
- -----------
$1,982,691 
===========


$   34,316 
- -----------
34,316 
- -----------

279,505 
- -----------




1,707,018 
(38,148)
- -----------
1,668,870 
- -----------
$1,982,691 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

SERIES 10

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

    Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043 for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002)
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity



$  251,941 
26,620 
- -----------
278,561 

149,205 
2,014,742 
- -----------
$2,442,508 
===========


$   35,197 
- -----------
35,197 
- -----------

86,436 
- -----------




2,341,846 
(20,971)
- -----------
2,320,875 
- -----------
$2,442,508 
===========



$  252,149 
25,668 
- -----------
277,817 

163,967 
2,232,728 
- -----------
$2,674,512 
===========


$   34,582 
- -----------
34,582 
- -----------

72,361 
- -----------




2,586,073 
(18,504)
- -----------
2,567,569 
- -----------
$2,674,512 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

SERIES 11

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

  Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043 for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity



$  264,198 
30,129 
- -----------
294,327 

168,593 
2,914,130 
- -----------
$3,377,050 
===========


$   33,669 
- -----------
33,669 
- -----------

11,661 
- -----------




3,344,393 
(12,673)
- -----------
3,331,720 
- -----------
$3,377,050 
===========



$  266,059 
28,271 
- -----------
294,330 

184,577 
3,111,560 
- ------------
$3,590,467 
============


$  34,342 
- -----------
34,342 
- -----------

17,094 
- -----------




3,549,631 
(10,600)
- ------------
3,539,031 
- ------------
$3,590,467 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
BALANCE SHEETS
MARCH 31, 2003 AND 2002

TOTAL SERIES 7 -11

2003
- ----

2002
- ----

ASSETS
Current Assets:
 Cash and Cash Equivalents
 Investments in Securities

  Total Current Assets

 Investments in Securities
 Investments in Project Partnerships, Net

    Total Assets

LIABILITIES AND PARTNERS' EQUITY
Current Liabilities:
 Payable to General Partners

  Total Current Liabilities

Long-Term Liabilities:
 Payable to General Partners

Partners' Equity (deficit):
Limited Partners (10,395 units for Series 7, 9,980 for Series 8, 6,254 for Series 9, 5,043 for Series 10 and 5,127 for Series 11 at March 31, 2003 and 2002)
General Partners

  Total Partners' Equity

    Total Liabilities and Partners' Equity



$ 1,616,838 
215,664 
- ------------
1,832,502 

968,792 
7,979,870 
- ------------
$10,781,164 
============


$   235,606 
- -----------
235,606 
- -----------

1,367,668 
- -----------




9,410,021 
(232,131)
- -----------
9,177,890 
- -----------
$10,781,164 
============



$ 1,610,521 
203,622 
- ------------
1,814,143 

1,105,143 
8,942,148 
- ------------
$11,861,434 
============


$   231,977 
- -----------
231,977 
- -----------

1,224,779 
- -----------




10,624,541 
(219,863)
- ------------
10,404,678 
- ------------
$11,861,434 
============

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

SERIES 7

2003
- ----

2002
- ----

2001
- ----


Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses of  Project Partnerships
Equity in Losses of Project  Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners



Net Loss Per Beneficial Assignee Certificate
Number of Beneficial Assignee Certificates Outstanding



$  28,612 
23,088 
- ----------
51,700 
- ----------

87,082 

32,765 
21,107 
6,684 
- ----------
147,638 
- ----------

(95,938)

(137,118)
- ----------
$ (233,056)
===========

$ (230,725)
(2,331)
- ----------
$ (233,056)
===========

$   (22.20)
===========
10,395 
===========



$  36,075 
24,734 
- -----------
60,809 
- -----------

87,394 

20,917 
18,727 
6,685 
- -----------
133,723 
- -----------

(72,914)

(317,296)
- -----------
$ (390,210)
===========

$ (386,308)
(3,902)
- -----------
$ (390,210)
===========

$  (37.16) 
===========
10,395 
===========



$  46,167 
12,886 
- -----------
59,053 
- -----------

87,683 

16,312 
19,610 
9,756 
- -----------
133,361 
- -----------

(74,308)

(434,461)
- -----------
$ (508,769)
===========

$ (503,681)
(5,088)
- -----------
$ (508,769)
===========

$  (48.45) 
===========
10,395 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

SERIES 8

2003
- ----

2002
- ----

2001
- ----

Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses of  Project Partnerships
Equity in Losses of Project  Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners



Net Loss Per Beneficial
Assignee Certificate
Number of Beneficial Assignee
Certificates Outstanding


$  26,630 
19,195 
- ----------
45,825 
- ----------

90,730 

36,127 
24,723 
4,740 
- ----------
156,320 
- ----------

(110,495)

(82,830)
- ----------
$(193,325)
==========

$(191,392)
(1,933)
- ----------
$(193,325)
==========

$  (19.18)
==========
9,980 
==========


$  35,358 
10,297 
- ----------
45,655 
- ----------

91,032 

23,062 
20,346 
4,739 
- ----------
139,179 
- ----------

(93,524)

(272,241)
- ----------
$(365,765)
==========

$(362,107)
(3,658)
- ----------
$(365,765)
==========

$  (36.28)
==========
9,980 
==========


$  48,557 
7,011 
- ----------
55,568 
- ----------

91,364 

17,985 
20,870 
7,386 
- ----------
137,605 
- ----------

(82,037)

(457,729)
- ----------
$(539,766)
==========

$(534,368)
(5,398)
- ----------
$(539,766)
==========

$  (53.54)
==========
9,980 
==========

See accompanying notes to financial statements.


GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

SERIES 9

2003
- ----

2002
- ----

2001
- ----

Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses of  Project Partnerships
Equity in Losses of Project
 Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners



Net Loss Per Beneficial
Assignee Certificate
Number of Beneficial Assignee
Certificates Outstanding


$  16,095 
4,433 
- ----------
20,528 
- ----------

49,865 

20,164 
13,875 
3,256 
- ----------
87,160 
- ----------

(66,632)

(279,770)
- ----------
$(346,402)
==========

$(342,938)
(3,464)
- ----------
$(346,402)
==========

$  (54.84)
==========
6,254 
==========


$  20,661 
4,800 
- ----------
25,461 
- ----------

50,027 

12,872 
11,690 
3,254 
- ----------
77,843 
- ----------

(52,382)

(355,237)
- ----------
$(407,619)
==========

$(403,543)
(4,076)
- ----------
$(407,619)
==========

$  (64.53)
==========
6,254 
==========


$  27,149 
1,719 
- ----------
28,868 
- ----------

50,178 

10,038 
11,826 
4,553 
- ----------
76,595 
- ----------

(47,727)

(409,450)
- ----------
$(457,177)
==========

$(452,605)
(4,572)
- ----------
$(457,177)
==========

$  (72.37)
==========
6,254 
==========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

SERIES 10

2003
- ----

2002
- ----

2001
- ----

 

Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses of  Project Partnerships
Equity in Losses of Project
 Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners




Net Loss Per Beneficial Assignee Certificate
Number of Beneficial Assignee Certificates Outstanding


$  15,454 
750 
- ----------
16,204 
- ----------

34,013 

12,601 
9,699 
4,812 
- ----------
61,125 
- ----------

(44,921)

(201,773)
- ----------
$(246,694)
==========

$(244,227)
(2,467)
- ----------
$(246,694)
==========

$  (48.43)
==========
5,043 
==========


$  19,793 

- ----------
19,793 
- ----------

34,115 

8,045 
8,203 
4,811 
- ----------
55,174 
- ----------

(35,381)

(191,862)
- ----------
$(227,243)
==========

$(224,971)
(2,272)
- ----------
$(227,243)
==========

$  (44.61)
==========
5,043 
==========


$  26,582 

- ----------
26,582 
- ----------

34,212 

6,274 
8,834 
5,622 
- ---------
54,942 
- ---------

(28,360)

(292,747)
- ----------
$(321,107)
==========

$(317,896)
(3,211)
- ----------
$(321,107)
==========

$  (63.04) 
==========
5,043 
==========

 

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

SERIES 11

2003
- ----

2002
- ----

2001
- ----

Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses
 of Project Partnerships
Equity in Losses of Project
 Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners



Net Loss Per Beneficial
Assignee Certificate
Number of Beneficial Assignee
Certificates Outstanding


$  18,223 

- ----------
18,223 
- ----------

28,518 

10,081 
8,782 
8,296 
- ----------
55,677 
- ----------

(37,454)

(169,857)
- ----------
$(207,311)
==========

$(205,238)
(2,073)
- ----------
$(207,311)
==========

$  (40.03)
==========
5,127 
==========


$  22,823 

- ----------
22,823 
- ----------

28,770 

6,436 
8,458 
8,294 
- ----------
51,958 
- ----------

(29,135)

(180,099)
- ----------
$(209,234)
==========

$(207,142)
(2,092)
- ----------
$(209,234)
==========

$  (40.40)
==========
5,127 
==========


$  29,446 

- ----------
29,446 
- ----------

29,087 

5,019 
8,031 
8,294 
- ----------
50,431 
- ----------

(20,985)

(181,405)
- ----------
$(202,390)
==========

$(200,366)
(2,024)
- ----------
$(202,390)
==========

$  (39.08)
==========
5,127 
==========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED MARCH 31,

TOTAL SERIES 7 - 11

2003
- ----

2002
- ----

2001
- ----

Revenues:
 Interest Income
 Other Income

  Total Revenues

Expenses:
 Asset Management Fee-General Partner
 General and Administrative:
  General Partner
  Other
 Amortization

  Total Expenses

Loss Before Equity in Losses
 of Project Partnerships
Equity in Losses of Project
 Partnerships

Net Loss

Allocation of Net Loss:
 Assignees
 General Partners


$   105,014 
47,466 
- -----------
152,480 
- -----------

290,208 

111,738 
78,186 
27,788 
- -----------
507,920 
- -----------

(355,440)

(871,348)
- -----------
$(1,226,788)
============

$(1,214,520)
(12,268)
- ------------
$(1,226,788)
============


$   134,710 
39,831 
- -----------
174,541 
- -----------

291,338 

71,332 
67,424 
27,783 
- -----------
457,877 
- -----------

(283,336)

(1,316,735)
- -----------
$(1,600,071)
============

$(1,584,071)
(16,000)
- ------------
$(1,600,071)
============


$  177,901 
21,616 
- -----------199,517 
- -----------

292,524 

55,628 
69,171 
35,611 
- -----------
452,934 
- -----------

(253,417)

(1,775,792)
- -----------
$(2,029,209)
============

$(2,008,916)
(20,293)
- -----------
$(2,029,209)
============

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


SERIES 7

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$2,670,270 

(503,681)
- ----------

2,166,589 

(386,308)
- ----------

1,780,281 

(230,725)
- ----------

$1,549,556 
===========


$  (65,227)

(5,088)
- ----------

(70,315)

(3,902)
- ----------

(74,217)

(2,331)
- ----------

$  (76,548)
===========


$2,605,043 

(508,769)
- ----------

2,096,274 

(390,210)
- -----------

1,706,064 

(233,056)
- -----------

$1,473,008
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


SERIES 8

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$1,898,013 

(534,368)
- ----------

1,363,645 

(362,107)
- ----------

1,001,538 

(191,392)
- ----------

$  810,146 
===========


$(69,338)

(5,398)
- ----------

(74,736)

(3,658)
- ----------

(78,394)

(1,933)
- ----------

$ (80,327)
==========


$1,828,675 

(539,766)
- -----------

1,288,909 

(365,765)
- -----------

923,144 

(193,325)
- -----------

$  729,819
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


SERIES 9

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$2,563,166 

(452,605)
- ----------

2,110,561 

(403,543)
- ----------

1,707,018 

(342,938)
- ----------

$1,364,080 
===========


$ (29,500)

(4,572)
- ----------

(34,072)

(4,076)
- ----------

(38,148)

(3,464)
- ----------

$ (41,612)
==========


$2,533,666 

(457,177)
- ----------

2,076,489 

(407,619)
- ----------

1,668,870 

(346,402)
- ----------

$1,322,468 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


SERIES 10

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$3,128,940 

(317,896)
- ----------

2,811,044 

(224,971)
- ----------

2,586,073 

(244,227)
- ----------

$2,341,846 
==========


$ (13,021)

(3,211)
- ----------

(16,232)

(2,272)
- ----------

(18,504)

(2,467)
- ----------

$ (20,971)
==========


$3,115,919 

(321,107)
- ----------

2,794,812

(227,243)
- ----------

2,567,569 

(246,694)
- ----------

$2,320,875 
==========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


SERIES 11

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$3,957,139 

(200,366)
- ----------

3,756,773 

(207,142)
- ----------

3,549,631 

(205,238)
- ----------

$3,344,393 
===========


$  (6,484)

(2,024)
- ---------

(8,508)

(2,092)
- ---------

(10,600)

(2,073)
- ---------

$ (12,673)
=========


$3,950,655 

(202,390)
- ----------

3,748,265 

(209,234)
- ----------

3,539,031 

(207,311)
- ----------

$3,331,720 
===========

See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

STATEMENTS OF PARTNERS' EQUITY (deficit)

FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:


TOTAL SERIES 7 - 11

Limited
Partners
- ---------

General
Partners
- --------


Total
- -----


Balance at March 31, 2000

Net Loss


Balance at March 31, 2001

Net Loss


Balance at March 31, 2002

Net Loss


Balance at March 31, 2003


$14,217,528 

(2,008,916)
- -----------

12,208,612 

(1,584,071)
- -----------

10,624,541 

(1,214,520)
- -----------

$9,410,021 
===========


$(183,570)

(20,293)
- ----------

(203,863)

(16,000)
- ----------

(219,863)

(12,268)
- ----------

$(232,131)
==========


$14,033,958 

(2,029,209)
- -----------

12,004,749 

(1,600,071)
- -----------

10,404,678 

(1,226,788)
- -----------

$9,177,890 
===========

See accompanying notes to financial statements.


GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

SERIES 7
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption of    Securities
   Distributions Included in
   Other Income
   Changes in Operating Assets and    Liabilities:
    Increase in Payable to General     Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
 Distributions Received from Project  Partnerships
 Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities


Increase in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(233,056)



6,684 

(25,226)

137,118 

32,576 

(23,088)



41,651 
- ----------

(63,341)
- ----------


37,299 
31,424 
- ----------

68,723 
- ----------

5,382 

384,626 
- ----------
$ 390,008 
==========


$(390,210)



6,685 

(27,373)

317,296 

27,811 

(24,734)



51,468 
- ----------

(39,057)
- ----------


37,656 
32,189 
- ----------

69,845 
- ----------

30,788 

353,838 
- ----------
$ 384,626 
==========


$(508,769)



9,756 

(29,071)

434,461 

23,730 

(12,886)



46,545 
- ----------

(36,234)
- ----------


32,646 
33,270 
- ----------

65,916 
- ----------

29,682 

324,156 
- ----------
$ 353,838 
==========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

SERIES 8
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption
   of Securities
   Distributions Included in Other    Income
   Changes in Operating Assets and    Liabilities:
    Increase in Payable to General     Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
  Distributions Received from Project   Partnerships
  Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities


Increase (Decrease) in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(193,325)



4,740 

(22,580)

82,830 

27,883 

(19,195)



56,418 
- ----------

(63,229)
- ----------


25,963 
31,116 
- ----------

57,079 
- ----------


(6,150)

456,356 
- ----------
$ 450,206 
==========


$(365,765)



4,739 

(24,482)

272,241 

23,584 

(10,297)



58,366 
- ----------

(41,614)
- ----------


19,211 
31,416 
- ----------

50,627 
- ----------


9,013 

447,343 
- ----------
$ 456,356 
==========


$(539,766)



7,386 

(26,093)

457,729 

20,667 

(7,011)



51,030 
- ---------

(36,058)
- ---------


24,621 
33,333 
- ---------

57,954 
- ---------


21,896 

425,447 
- ---------
$ 447,343 
==========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

SERIES 9
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption
   of Securities
   Distributions Included in Other    Income
   Changes in Operating Assets and    Liabilities:
    Increase in Payable to General     Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
  Distributions Received from Project   Partnerships
  Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities


Increase in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(346,402)



3,256 

(13,821)

279,770 

14,467 

(4,433)



39,866 
- ----------

(27,297)
- ----------


15,918 
20,533 
- ----------

36,451 
- ----------

9,154 

251,331 
- ----------
$ 260,485 
==========


$(407,619)



3,254 

(14,874)

355,237 

12,651 

(4,800)



38,984 
- ----------

(17,167)
- ----------


14,461 
21,349 
- ----------

35,810 
- ----------

18,643 

232,688 
- ----------
$ 251,331 
==========


$(457,177)



4,553 

(15,723)

409,450 

10,477 

(1,719)



34,348 
- ----------

(15,791)
- ----------


16,992 
21,523 
- ----------

38,515 
- ----------

22,724 

209,964 
- ----------
$ 232,688 
==========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

SERIES 10
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption
   of Securities
   Distributions Included in Other    Income
   Changes in Operating Assets and    Liabilities:
    Increase in Payable to General     Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
  Distributions Received from Project   Partnerships
  Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities


Increase (Decrease) in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(246,694)



4,812 

(13,191)

201,773 

11,953 

(750)



14,690 
- ----------

(27,407)
- ----------


12,151 
15,048 
- ----------


27,199 
- ----------


(208)

252,149 
- ----------
$ 251,941 
==========


$(227,243)



4,811 

(13,976)

191,862 

10,314 





12,287 
- ----------

(21,945)
- ----------


21,886 
15,686 
- ----------


37,572 
- ----------


15,627 

236,522 
- ----------
$ 252,149 
==========


$(321,107)



5,622 

(14,616)

292,747 

8,792 





8,065 
- ---------

(20,497)
- ---------


14,741 
16,208 
- ---------


30,949 
- ---------


10,452 

226,070 
- ---------
$ 236,522 
==========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

SERIES 11
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption
   of Securities
   Changes in Operating Assets and    Liabilities:
    Increase (Decrease) in Payable
    to General Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
  Distributions Received from Project   Partnerships
  Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities

Increase (Decrease) in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(207,311)



8,296 

(15,873)

169,857 

13,863 



(6,106)
- ----------

(37,274)
- ----------


19,277 
16,136 
- ---------

35,413 
- ---------

(1,861)

266,059 
- ---------
$ 264,198 
==========


$(209,234)



8,294 

(16,655)

180,099 

11,670 



2,488 
- ----------

(23,338)
- ----------


28,728 
16,330 
- ---------

45,058 
- ---------

21,720 

244,339 
- ---------
$ 266,059 
==========


$(202,390)



8,294 

(17,218)

181,405 

9,570 



917 
- ----------

(19,422)
- ----------


16,457 
16,430 
- ----------

32,887 
- ----------

13,465 

230,874 
- ----------
$ 244,339 
==========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)
STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED MARCH 31, 2003, 2002 AND 2001:

TOTAL SERIES 7 - 11
- --------

2003
- ----

2002
- ----

2001
- ----

Cash Flows from Operating Activities:
  Net Loss
  Adjustments to Reconcile Net Loss
  to Net Cash Used in Operating   Activities:
   Amortization
   Accreted Interest Income on    Investments in Securities
   Equity in Losses of Project    Partnerships
   Interest Income from Redemption
   of Securities
   Distributions Included in Other    Income
   Changes in Operating Assets and    Liabilities:
    Increase in Payable to General     Partners

     Net Cash Used in Operating      Activities

Cash Flows from Investing Activities:
  Distributions Received from Project   Partnerships
  Redemption of Investment in Securities

     Net Cash Provided by Investing      Activities

Increase in Cash and Cash Equivalents
Cash and Cash Equivalents at Beginning of Year

Cash and Cash Equivalents at End of Year


$(1,226,788)



27,788 

(90,691)

871,348 

100,742 

(47,466)



146,519 
- -----------

(218,548)
- -----------


110,608 
114,257 
- -----------

224,865 
- -----------

6,317 

1,610,521 
- -----------
$1,616,838 
===========


$(1,600,071)



27,783 

(97,360)

1,316,735 

86,030 

(39,831)



163,593 
- -----------

(143,121)
- -----------


121,942 
116,970 
- -----------

238,912 
- -----------

95,791 

1,514,730 
- -----------
$1,610,521 
===========


$(2,029,209)



35,611 

(102,721)

1,775,792 

73,236 

(21,616)



140,905 
- ----------

(128,002)
- ----------


105,457 
120,764 
- ----------

226,221 
- ----------

98,219 

1,416,511 
- ----------
$1,514,730 
===========


See accompanying notes to financial statements.



GATEWAY TAX CREDIT FUND III LTD.
(A Florida Limited Partnership)

NOTES TO FINANCIAL STATEMENTS
MARCH 31, 2003, 2002 AND 2001

NOTE 1 - ORGANIZATION:

   Gateway Tax Credit Fund III Ltd. ("Gateway"), a Florida Limited Partnership, was formed October 17, 1991 under the laws of Florida. Gateway offered its limited partnership interests in Series. The first Series for Gateway is Series 7. Operations commenced on July 16, 1992 for Series 7, January 4, 1993 for Series 8, September 30, 1993 for Series 9, January 21, 1994 for Series 10 and April 29, 1994 for Series 11. Each Series invests, as a limited partner, in other limited partnerships ("Project Partnerships"), each of which owns and operates apartment complexes eligible for Low-Income Housing Tax Credits ("Tax Credits"), provided for in Section 42 of the Internal Revenue Code of 1986. Gateway will terminate on December 31, 2040 or sooner, in accordance with the terms of the Limited Partnership Agreement. As of March 31, 2003, Gateway had received capital contributions of $1,000 from the General Partners and $36,799,000 from the investor Limited Partners.

   Raymond James Partners, Inc. and Raymond James Tax Credit Funds, Inc., wholly-owned subsidiaries of Raymond James Financial, Inc., are the General Partner and Managing General Partner, respectively. The Managing General Partner manages and controls the business of Gateway.

   Gateway received capital contributions of $10,395,000, $9,980,000, $6,254,000, $5,043,000 and $5,127,000 from the investor Limited Partners in Series 7, 8, 9, 10 and 11, respectively. Each Series will be treated as though it were a separate partnership, investing in a separate and distinct pool of Project Partnerships. Income or loss and all tax items from the Project Partnerships acquired by each Series will be specifically allocated among the limited partners of such Series.

   Operating profits and losses, cash distributions from operations and Tax Credits from each Series are generally allocated 99% to the Limited Partners in that Series and 1% to the General Partners. Profit or loss and cash distributions from sales of property by each Series are allocated as formulated in the Limited Partnership Agreement.

NOTE 2 - SIGNIFICANT ACCOUNTING POLICIES:

Basis of Accounting

   Gateway utilizes an accrual basis of accounting whereby revenues are recognized as earned and expenses are recognized as obligations are incurred.

   Gateway accounts for its investments as the limited partner in Project Partnerships ("Investments in Project Partnerships"), using the equity method of accounting, because management believes that Gateway does not have a majority control of the major operating and financial policies of the Project Partnerships in which it invests, and reports the equity in losses of the Project Partnerships on a 3-month lag in the Statements of Operations. Under the equity method, the Investments in Project Partnerships initially include:

   1)  Gateway's capital contribution,
   2)  Acquisition fees paid to the General Partner for services rendered in        selecting properties for acquisition, and
   3)  Acquisition expenses including legal fees, travel and other miscellaneous        costs relating to acquiring properties.

Quarterly the Investments in Project Partnerships are increased or decreased as follows:

   1)  Increased for equity in income or decreased for equity in losses of the        Project Partnerships,
   2)  Decreased for cash distributions received from the Project Partnerships, and
   3)  Decreased for the amortization of the acquisition fees and expenses.


   Amortization is calculated on a straight line basis over 35 years, as this is the average estimated useful life of the underlying assets. The amortization expense is shown on the Statements of Operations.

   Pursuant to the limited partnership agreements for the Project Partnerships, cash losses generated by the Project Partnerships are allocated to the general partners of those partnerships. In subsequent years, cash profits, if any, are first allocated to the general partners to the extent of the allocation of prior years' cash losses.

   Since Gateway invests as a limited partner, and therefore is not obligated to fund losses or make additional capital contributions, it does not recognize losses from individual Project Partnerships to the extent that these losses would reduce the investment in those Project Partnerships below zero. The suspended losses will be used to offset future income from the individual Project Partnerships.

   Gateway reviews its investments in Project Partnerships to determine if there has been any permanent impairment whenever events or changes in circumstances indicate that the carrying amount of the investment may not be recoverable. If the sum of the expected future cash flows is less than the carrying amount of the investment, Gateway recognizes an impairment loss. No impairment loss has been recognized in the accompanying financial statements.

   Gateway, as a limited partner in the Project Partnerships, is subject to risks inherent in the ownership of property which are beyond its control, such as fluctuations in occupancy rates and operating expenses, variations in rental schedules, proper maintenance and continued eligibility of tax credits. If the cost of operating a property exceeds the rental income earned thereon, Gateway may deem it in its best interest to voluntarily provide funds in order to protect its investment.

Cash and Cash Equivalents

   It is Gateway's policy to include short-term investments with an original maturity of three months or less in Cash and Cash Equivalents. Short-term investments are comprised of money market mutual funds.

Concentrations of Credit Risk

   Financial instruments which potentially subject Gateway to concentrations of credit risk consist of cash investments in a money market mutual fund that is a wholly-owned subsidiary of Raymond James Financial, Inc.

Use of Estimates in the Preparation of Financial Statements

   The preparation of financial statements in conformity with generally accepted accounting principles requires the use of estimates that affect certain reported amounts and disclosures. These estimates are based on management's knowledge and experience. Accordingly, actual results could differ from these estimates.

Investment in Securities

   Effective April 1, 1994, Gateway adopted Statement of Financial Accounting Standards No. 115, Accounting for Certain Investments in Debt and Equity Securities ("FAS 115"). Under FAS 115, Gateway is required to categorize its debt securities as held-to-maturity, available-for-sale or trading securities, dependent upon Gateway's intent in holding the securities. Gateway's intent is to hold all of its debt securities (U. S. Treasury Security Strips) until maturity and to use these reserves to fund Gateway's ongoing operations. Interest income is recognized ratably on the U.S. Treasury Strips using the effective yield to maturity.

Offering and Commission Costs

   Offering and commission costs are charged against Limited Partners' Equity upon admission of Limited Partners.

Income Taxes

   No provision for income taxes has been made in these financial statements, as income taxes are a liability of the partners rather than of Gateway.

Reclassifications

   For comparability, the 2001 and 2002 figures have been reclassified, where appropriate, to conform with the financial statement presentation used in 2003.

Recent Accounting Pronouncements

   In August 2001, the Financial Accounting Standards Board issued SFAS No. 144,"Accounting for the Impairment or Disposal of Long-Lived  Assets".  SFAS No. 144 provides accounting guidance for financial accounting and reporting for the impairment or disposal of long-lived  assets.  SFAS No. 144 supersedes SFAS No.121,  "Accounting  for the  Impairment of Long-Lived  Assets and for Long-Lived Assets to be Disposed Of". SFAS No. 144 is effective for fiscal years beginning after December 15, 2001. The Partnership adopted SFAS No. 144 effective January 1,  2002.  The adoption did not have an effect on the financial position or results of operations of the Partnership.

   In January 2003, the FASB issued FASB Interpretation No. 46 ("FIN46"), "Consolidation of Variable Interest Entities,  an Interpretation of ARB No. 51." FIN46 requires certain variable interest entities to be consolidated by the primary beneficiary of the entity if the equity investors in the entity do not have the characteristics of a controlling financial interest or do not have sufficient equity at risk for the entity to finance its activities without additional subordinated financial support from other parties. FIN46 is effective for all new variable interest entities created or acquired after January 31, 2003. For variable interest entities created or acquired prior to February 1, 2003, the provisions of FIN46 must be applied for the first interim or annual period beginning after June 15, 2003. The Partnership is currently evaluating the effect, if any, that the adoption of FIN46 will have on its results of operations and financial condition.

NOTE 3 - INVESTMENT IN SECURITIES:

   The March 31, 2003 Balance Sheet includes Investment in Securities consisting of U.S. Treasury Security Strips which represents their cost, plus accreted interest income of $166,298 for Series 7, $146,941 for Series 8, $89,383 for Series 9, $82,373 for Series 10 and $95,667 for Series 11.

 


Estimated Market
Value     
- ---------------


Cost Plus Accreted
Interest    
- ----------------


Gross Unrealized 
Gains and (Losses)
- ----------------

Series 7

$ 384,000

$ 310,986

$ 73,014

Series 8

361,000

295,186

65,814

Series 9

252,000

203,737

48,263

Series 10

230,000

175,825

54,175

Series 11

266,000

198,722

67,278

   As of March 31, 2003, the cost and accreted interest of debt securities by contractual maturities is as follows:



Series 7
- --------



Series 8
- --------



Series 9
- --------

Due within 1 year

$  64,155 

$  59,583 

$  35,177 

After 1 year through 5 years

186,862 

177,328 

103,104 

After 5 years through 10 years

59,969 

58,275 

65,456 

---------

---------

---------

  Total Amount Carried on Balance   Sheet

$ 310,986 
=========

$ 295,186 
=========

$ 203,737 
=========

 

Series 10
- --------

Series 11
- --------

Total
- --------

Due within 1 year

$  26,620 

$  30,129 

$  215,664 

After 1 year through 5 years

76,080 

87,550 

630,924 

After 5 years through 10 years

73,125 

81,043 

337,868 

 

---------

---------

---------

  Total Amount Carried on Balance   Sheet

$ 175,825 
=========

$ 198,722 
=========

$1,184,456 
==========

NOTE 4 - RELATED PARTY TRANSACTIONS:

   The Payable to General Partners primarily represents the asset management fees owed to the General Partners at the end of the period. It is unsecured, due on demand and, in accordance with the limited partnership agreement, non-interest bearing. Within the next 12 months, the Managing General Partner does not intend to demand payment on the portion of Asset Management Fees payable classified as long-term on the Balance Sheet.

   The Payable to Project Partnerships represents unpaid capital contributions to the Project Partnerships and will be paid after certain performance criteria are met. Such contributions are in turn payable to the general partners of the Project Partnerships.

   For the periods ended March 31, 2003, 2002, and 2001 the General Partners and affiliates are entitled to compensation and reimbursement for costs and expenses incurred by Gateway as follows:

   Asset Management Fee - The Managing General Partner is entitled to receive an annual asset management fee equal to the greater of (i) $2,000 for each limited partnership in which Gateway invests, as adjusted by the Consumer Price Index, or (ii) 0.275% of Gateway's gross proceeds from the sale of limited partnership interests. In either event (i) or (ii), the maximum amount may not exceed 0.2% of the aggregate cost (Gateway's capital contribution plus Gateway's share of the Properties' mortgage) of Gateway's interest in properties owned by the Project Partnerships. The asset management fee will be paid only after all other expenses of Gateway have been paid. These fees are included in the Statement of Operations.

 

2003
- ----

2002
- ----

2001
- ----

Series 7

$ 87,082 

$ 87,394 

$ 87,683 

Series 8

90,730 

91,032 

91,364 

Series 9

49,865 

50,027 

50,178 

Series 10

34,013 

34,115 

34,212 

Series 11

28,518 
- ---------

28,770 
- ---------

29,087 
- ---------

Total

$ 290,208 
=========

$ 291,338 
=========

$ 292,524 
=========

   General and Administrative Expenses - The Managing General Partner is reimbursed for general and administrative expenses of Gateway on an accountable basis. This expense is included in the Statement of Operations.

 

2003
- ----

2002
- ----

2001
- ----

Series 7

$ 32,765 

$ 20,917 

$ 16,312 

Series 8

36,127 

23,062 

17,985 

Series 9

20,164 

12,872 

10,038 

Series 10

12,601 

8,045 

6,274 

Series 11

10,081 
- ---------

6,436 
- ---------

5,019 
- ---------

Total

$111,738 
=========

$ 71,332 
=========

$ 55,628 
=========


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS:

SERIES 7

   As of March 31, 2003, the Partnership had acquired a 99% interest in the profits, losses and tax credits as a limited partner in 39 Project Partnerships which own and operate government assisted multi-family housing complexes.

   Cash flows from operations are allocated according to each Partnership agreement. Upon dissolution proceeds will be distributed according to each Partnership agreement.

   The following is a summary of Investments in Project Partnerships as of:

 

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships (1)

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$ 7,732,089 


(6,862,243)


(204,444)
- -----------

665,402 



793,335 

(179,903)
- -----------

$ 1,278,834 
============



$ 7,732,089 


(6,725,125)


(190,234)
- -----------

816,730 



793,335 

(173,218)
- -----------

$ 1,436,847 
============

(1) In accordance with the Partnership's accounting policy to not carry Investments in Project Partnerships below zero, cumulative suspended losses of $2,658,435 for the year ended March 31, 2003 and cumulative suspended losses of $1,932,905 for the year ended March 31, 2002 are not included.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

SERIES 8

   As of March 31, 2003, the Partnership had acquired a 99% interest in the profits, losses and tax credits as a limited partner in 43 Project Partnerships which own and operate government assisted multi-family housing complexes.

   Cash flows from operations are allocated according to each Partnership agreement.
Upon dissolution proceeds will be distributed according to each Partnership agreement.

   The following is a summary of Investments in Project Partnerships as of:

 

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships (1)

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$ 7,586,105 


(7,303,925)


(158,899)
- -----------

123,281 



549,773 

(112,823)
- -----------

$   560,231 
===========



$ 7,586,105 


(7,221,095)


(152,130)
- -----------

212,880 



549,773 

(108,084)
- -----------

$   654,569 
===========

(1) In accordance with the Partnership's accounting policy to not carry Investments in Project Partnerships below zero, cumulative suspended losses of $3,065,413 for the year ended March 31, 2003 and cumulative suspended losses of $2,199,653 for the year ended March 31, 2002 are not included.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

SERIES 9

   As of March 31, 2003, the Partnership had acquired a 99% interest in the profits, losses and tax credits as a limited partner in 24 Project Partnerships which own and operate government assisted multi-family housing complexes.

   Cash flows from operations are allocated according to each Partnership agreement.
Upon dissolution proceeds will be distributed according to each Partnership agreement.

   The following is a summary of Investments in Project Partnerships as of:

 

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships (1)

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$ 4,914,116 


(3,770,400)


(122,154)
- -----------

1,021,562 



244,087 

(53,716)
- -----------

$ 1,211,933 
===========



$ 4,914,116 


(3,490,627)


(110,670)
- -----------

1,312,819 



244,087 

(50,462)
- -----------

$ 1,506,444 
===========

(1) In accordance with the Partnership's accounting policy to not carry Investments in Project Partnerships below zero, cumulative suspended losses of $925,614 for the year ended March 31, 2003 and cumulative suspended losses of $279,195 for the year ended March 31, 2002 are not included.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

SERIES 10

   As of March 31, 2003, the Partnership had acquired a 99% interest in the profits, losses and tax credits as a limited partner in 15 Project Partnerships which own and operate government assisted multi-family housing complexes.

   Cash flows from operations are allocated according to each Partnership agreement.
Upon dissolution proceeds will be distributed according to each Partnership agreement.

   The following is a summary of Investments in Project Partnerships as of:

 

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships (1)

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$ 3,914,672 


(1,898,143)


(148,645)
- -----------

1,867,884 



196,738 

(49,880)
- -----------

$ 2,014,742 
===========



$ 3,914,672 


(1,696,369)


(137,244)
- -----------

2,081,059 



196,738 

(45,069)
- -----------

$ 2,232,728 
===========

(1) In accordance with the Partnership's accounting policy to not carry Investments in Project Partnerships below zero, cumulative suspended losses of $94,384 for the year ended March 31, 2003 and cumulative suspended losses of $60,069 for the year ended March 31, 2002 are not included.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

SERIES 11

   As of March 31, 2003, the Partnership had acquired a 99% interest in the profits, losses and tax credits as a limited partner in 12 Project Partnerships which own and operate government assisted multi-family housing complexes.

   Cash flows from operations are allocated according to each Partnership agreement.
Upon dissolution proceeds will be distributed according to each Partnership agreement.

   The following is a summary of Investments in Project Partnerships as of:

 

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$ 4,128,042 


(1,293,389)


(142,928)
- -----------

2,691,725 



290,335 

(67,930)
- -----------

$ 2,914,130 
===========



$ 4,128,042 


(1,123,530)


(123,651)
- -----------

2,880,861 



290,335 

(59,636)
- -----------

$ 3,111,560 
===========

(1) In accordance with the Partnership's accounting policy to not carry Investments in Project Partnerships below zero, cumulative suspended losses of $40,610 for the year ended March 31, 2003 are not included.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   The following is a summary of Investments in Project Partnerships:

TOTAL SERIES 7 - 11

MARCH 31, 2003
- --------------

MARCH 31, 2002
- --------------

Capital Contributions to Project Partner- ships and purchase price paid for limited partner interests in Project Partnerships

Cumulative equity in losses of Project Partnerships

Cumulative distributions received from Project Partnerships

Investment in Project Partnerships before Adjustment

Excess of investment cost over the underlying assets acquired:
 Acquisition fees and expenses
 Accumulated amortization of acquisition  fees and expenses


Investments in Project Partnerships



$28,275,024 


(21,128,100)


(777,070)
- -----------

6,369,854 



2,074,268 

(464,252)
- -----------

$ 7,979,870 
===========



$28,275,024 


(20,256,746)


(713,929)
- -----------

7,304,349 



2,074,268 

(436,469)
- -----------

$ 8,942,148 
===========


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information
of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

SERIES 7

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Gateway
  General Partners

    Total Partners' equity

    Total liabilities and partners'     equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 3,546,381 
31,103,350 
50,943 
- -----------
$34,700,674 
===========

$   844,292 
36,170,712 
- -----------
37,015,004 
- -----------

(2,103,991)
(210,339)
- -----------
(2,314,330)
- -----------

$34,700,674 
===========

$ 6,061,519 
- -----------
3,129,792 
2,335,459 
1,467,630 
- -----------
6,932,881 
- -----------
$  (871,362)
============
$    (8,714)
============
$  (862,648)

725,530 
- ------------

$  (137,118)
============



$ 3,400,437 
32,420,081 
10,935 
- -----------
$35,831,453 
===========

$   881,958 
36,328,189 
- -----------
37,210,147 
- -----------

(1,213,146)
(165,548)
- -----------
(1,378,694)
- -----------

$35,831,453 
===========

$ 5,997,121 
- -----------
3,092,324 
2,486,595 
1,457,962 
- -----------
7,036,881 
- -----------
$(1,039,760)
============
$   (10,398)
============
$(1,029,362)

712,066 
- ------------

$  (317,296)
============



$ 3,324,385 
33,782,091 
10,922 
- ------------
$37,117,398 
============

$   902,946 
36,474,343 
- ------------
37,377,289 
- ------------

(147,086)
(112,805)
- ------------
(259,891)
- ------------

$37,117,398 
============

$ 5,883,288 
- ------------
2,934,848 
2,496,733 
1,466,589 
- ------------
6,898,170 
- ------------
$(1,014,882)
============
$   (10,149)
============
$(1,004,733)

570,272 
- ------------

$  (434,461)
============

(1)  As of December 31, 2002, the largest Project Partnership constituted 5.2% and 5.4%, and as of December 31, 2001 the largest Project Partnership constituted 5.2% and 5.4% of the combined total assets by series and combined total revenues by series, respectively.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

SERIES 8

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Gateway
  General Partners

    Total Partners' equity

    Total liabilities and partners'     equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 3,241,125 
32,829,923 
65,889 
- -----------
$36,136,937 
===========

$ 1,247,298 
38,160,367 
- -----------
39,407,665 
- -----------

(2,760,061)
(510,667)
- -----------
(3,270,728)
- -----------

$36,136,937 
===========

$ 5,730,666 
- -----------
3,051,073 
2,123,237 
1,516,946 
- -----------
6,691,256 
- -----------
$  (960,589)
============
$   (12,000)
============
$  (948,590)

865,760 
- ------------

$   (82,830)
============



$ 3,022,526 
34,249,319 
27,071 
- -----------
$37,298,916 
===========

$ 1,241,513 
38,312,780 
- -----------
39,554,293 
- -----------

(1,790,759)
(464,618)
- -----------
(2,255,377)
- -----------

$37,298,916 
===========

$ 5,945,510 
- -----------
3,035,450 
2,506,737 
1,522,646 
- -----------
7,064,833 
- -----------
$(1,119,323)
============
$   (14,981)
============
$(1,104,342)

832,101 
- ------------

$  (272,241)
============



$ 2,897,105 
35,691,339 
27,518 
- ------------
$38,615,962 
============

$ 1,215,026 
38,480,477 
- ------------
39,695,503 
- ------------

(662,872)
(416,669)
- ------------
(1,079,541)
- ------------

$38,615,962 
============

$ 5,851,713 
- ------------
2,911,723 
2,524,343 
1,578,473 
- ------------
7,014,539 
- ------------
$(1,162,826)
============
$   (16,000)
============
$(1,146,826)

689,097 
- -----------

$  (457,729)
============

(1)  As of December 31, 2002, the largest Project Partnership constituted 5.5% and 4.3%, and as of December 31, 2001 the largest Project Partnership constituted 5.6% and 5.7% of the combined total assets by series and combined total revenues by series, respectively.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

SERIES 9

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Gateway
  General Partners

    Total Partners' equity

    Total liabilities and     partners' equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 1,662,424 
18,687,336 
22,800 
- -----------
$20,372,560 
===========

$   332,748 
20,220,384 
- -----------
20,553,132 
- -----------

60,033 
(240,605)
- -----------
(180,572)
- -----------

$20,372,560 
===========

$ 3,146,415 
- -----------
1,637,020 
1,334,467 
807,268 
- ------------
3,778,755 
- ------------
$  (632,340)
============
$    (6,323)
============
$  (626,017)

346,247 
- ------------

$  (279,770)
============



$ 1,681,955 
19,435,536 
6,026 
- -----------
$21,123,517 
===========

$   327,147 
20,302,379 
- -----------
20,629,526 
- -----------

699,416 
(205,425)
- -----------
493,991 
- -----------

$21,123,517 
===========

$ 3,063,822 
- -----------
1,563,587 
1,341,565 
820,700 
- ------------
3,725,852 
- ------------
$  (662,030)
============
$    (6,620)
============
$  (655,410)

300,173 
- ------------

$  (355,237)
============



$ 1,714,614 
20,194,773 
5,979 
- ------------
$21,915,366 
============

$   340,274 
20,378,805 
- ------------
20,719,079 
- ------------

1,370,557 
(174,270)
- ------------
1,196,287 
- ------------

$21,915,366 
============

$ 3,022,359 
- ------------
1,453,869 
1,352,043 
832,666 
- ------------
3,638,578 
- ------------
$  (616,219)
============
$    (6,162)
============
$  (610,057)

200,607 
- ------------

$  (409,450)
============

(1)  As of December 31, 2002, the largest Project Partnership constituted 7.7 % and 6.6%, and as of December 31, 2001 the largest Project Partnership constituted 10.7% and 8.5% of the combined total assets by series and combined total revenues by series, respectively.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

SERIES 10

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Gateway
  General Partners

    Total Partners' equity

    Total liabilities and partners'     equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 1,550,938 
13,462,939 
7,263 
- -----------
$15,021,140 
===========

$   314,259 
13,223,246 
- -----------
13,537,505 
- -----------

1,772,744 
(289,109)
- -----------
1,483,635 
- -----------

$15,021,140 
===========

$ 1,901,592 
- -----------
1,075,495 
599,922 
465,739 
- -----------
2,141,156 
- -----------
$ (239,564)
===========
$   (3,476)
===========
$ (236,088)

34,315 
- ------------

$  (201,773)
============



$ 1,496,692 
13,881,402 
2,779 
- -----------
$15,380,873 
===========

$   312,885 
13,275,761 
- -----------
13,588,646 
- -----------

2,032,117 
(239,890)
- -----------
1,792,227 
- -----------

$15,380,873 
===========

$ 1,886,324 
- -----------
999,409 
664,466 
478,396 
- -----------
2,142,271 
- -----------
$ (255,947)
===========
$   (4,016)
===========
$ (251,931)

60,069 
- ------------

$  (191,862)
============



$ 1,363,874 
14,326,922 
2,972 
- ------------
$15,693,768 
============

$   277,628 
13,324,659
- ------------
13,602,287 
- ------------

2,299,451 
(207,970)
- ------------
2,091,481 
- ------------

$15,693,768 
============

$ 1,826,336 
- ------------
961,097 
665,521 
496,926 
- ------------
2,123,544 
- ------------
$  (297,208)
============
$    (4,461)
============
$  (292,747)


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

$  (292,747)
============

(1)  As of December 31, 2002, the largest Project Partnership constituted 11.1% and 9.4%, and as of December 31, 2001 the largest Project Partnership constituted 11.0% and 12.9% of the combined total assets by series and combined total revenues by series, respectively.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

SERIES 11

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Limited Partner
  General Partners

    Total Partners' equity

    Total liabilities and     partners' equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 1,154,999 
11,692,568 
130,037 
- -----------
$12,977,604 
===========

$   277,172 
10,233,992 
- -----------
10,511,164 
- -----------

2,664,470 
(198,030)
- -----------
2,466,440 
- -----------

$12,977,604 
===========

$ 1,668,728 
- -----------
966,246 
396,246 
530,098 
- -----------
1,892,590 
- -----------
$ (223,862)
===========
$  (13,395)
===========
$ (210,467)

40,610 
- -----------

$ (169,857)
===========



$ 1,210,403 
12,138,184 
56,436 
- -----------
$13,405,023 
===========

$   311,045 
10,360,413 
- -----------
10,671,458 
- -----------

2,890,186 
(156,621)
- -----------
2,733,565 
- -----------

$13,405,023 
===========

$ 1,738,366 
- -----------
943,728 
463,182 
524,869 
- -----------
1,931,779 
- -----------
$ (193,413)
===========
$  (13,314)
===========
$ (180,099)


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

$ (180,099)
===========



$ 1,225,996 
12,613,456 
12,136 
- ------------
$13,851,588 
============

$   316,341 
10,520,430 
- ------------
10,836,771 
- ------------

3,098,992 
(84,175)
- ------------
3,014,817 
- ------------

$13,851,588 
============

$ 1,652,984 
- ------------
861,060 
471,257 
516,766 
- ------------
1,849,083 
- ------------
$ (196,099)
============
$  (14,694)
============
$ (181,405)


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

$ (181,405)
============

(1)  As of December 31, 2002, the largest Project Partnership constituted 21.0% and 21.5%, and as of December 31, 2001 the largest Project Partnership constituted 21.1% and 20.7% of the combined total assets by series and combined total revenues by series, respectively.


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

   In accordance with the Partnership's policy of presenting the financial information of the Project Partnerships on a three month lag, below is the summarized financial information for the Series' Project Partnerships as of December 31 of each year:

 

DECEMBER 31,

TOTAL SERIES 7 - 11

2002
- ----

2001
- ----

2000
- ----

SUMMARIZED BALANCE SHEETS
Assets:
  Current assets
  Investment properties, net
  Other assets

    Total assets

Liabilities and Partners' Equity:
  Current liabilities
  Long-term debt

    Total liabilities

Partners' equity
  Limited Partner
  General Partners

    Total Partners' equity

    Total liabilities and     partners' equity

SUMMARIZED STATEMENTS OF OPERATIONS
Rental and other income
Expenses:
  Operating expenses
  Interest expense
  Depreciation and amortization

    Total expenses

      Net loss

Other partners' share of net loss

Partnership's share of net loss

Suspended losses

Equity in Losses of Project Partnerships



$ 11,155,867 
107,776,116 
276,932 
- ------------
$119,208,915 
============

$  3,015,769 
118,008,701 
- ------------
121,024,470 
- ------------

(366,805)
(1,448,750)
- ------------
(1,815,555)
- ------------

$119,208,915 
============

$ 18,508,920 
- ------------
9,859,626 
6,789,331 
4,787,681 
- ------------
21,436,638 
- ------------
$(2,927,718)
============
$   (43,908)
============
$(2,883,810)

2,012,462 
- ------------

$  (871,348)
============



$ 10,812,013 
112,124,522 
103,247 
- ------------
$123,039,782 
============

$  3,074,548 
118,579,522 
- ------------
121,654,070 
- ------------

2,617,814 
(1,232,102)
- ------------
1,385,712 
- ------------

$123,039,782 
============

$ 18,631,143 
- ------------
9,634,498 
7,462,545 
4,804,573 
- ------------
21,901,616 
- ------------
$(3,270,473)
============
$   (49,329)
============
$(3,221,144)

1,904,409 
- ------------

$(1,316,735)
============



$ 10,525,974 
116,608,581 
59,527 
- -------------
$127,194,082 
=============

$  3,052,215 
119,178,714 
- -------------
122,230,929 
- -------------

5,959,042 
(995,889)
- -------------
4,963,153 
- -------------

$127,194,082 
=============

$ 18,236,680 
- -------------
9,122,597 
7,509,897 
4,891,420 
- -------------
21,523,914 
- -------------
$(3,287,234)
=============
$   (51,466)
=============
$(3,235,768)

1,459,976 
- -------------

$(1,775,792)
=============


NOTE 5 - INVESTMENTS IN PROJECT PARTNERSHIPS (continued):

The Partnership's equity by Series as reflected by the Project Partnerships differs from the Partnership's Investments in Partnerships before acquisition fees and expenses and amortization by Series primarily because of suspended losses on the Partnership's books.

 

Equity Per Project Partnership   
- -----------------

Equity Per 
Partnership
- -----------

Series 7
Series 8
Series 9
Series 10
Series 11

$(2,103,991)
(2,760,061)
60,033 
1,772,744 
2,664,470 

$  665,402 
123,280 
1,021,565 
1,867,886 
2,691,727 

NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:


SERIES 7

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$(233,056)

$(390,210)

$(508,769)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(927,361)




(882,199)




(787,758)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



21,890 



(20,798)



(5,087)

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




43,642 
(9,419)
- -----------




40,604 
20,227 
- -----------




43,842 
11,739 
- -----------

Partnership loss for tax purposes as of December 31


$(1,104,304)
============


$(1,232,376)
============


$(1,246,033)
============

 

December 31,
2002   
- ------------

December 31,
2001   
- ------------

December 31,
2000   
- ------------

Federal Low Income Housing Tax Credits (Unaudited)


$ 1,695,195 
===========


$ 1,695,195 
===========


$ 1,695,199 
===========

   The differences in the assets and liabilities of the Series for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                               Financial         Tax
                               Reporting         Reporting
                               Purposes #9;          Purposes           Differences
Investments in Local
Limited Partnerships          $1,278,834         $(2,937,557)        $ 4,216,391
Other Assets                  $  700,994         $ 1,882,368         $(1,181,374)
Liabilities                   $  506,820         $    11,692         $   495,128


NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:


SERIES 8

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$  (193,325)

$  (365,765)

$  (539,766)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(1,046,407)




(1,002,523)




(819,558)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



(2,521)



1,017 



(433)

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




58,766 
2,753 
- -----------




46,564 
6,135 
- -----------




47,922 
6,067 
- -----------

Partnership loss for tax purposes as of December 31


$(1,180,734)
============


$(1,314,572)
============


$(1,305,768)
============

 

December 31,
2002   
- ------------

December 31,
2001   
- ------------

December 31,
2000   
- ------------

Federal Low Income Housing Tax Credits (Unaudited)


$ 1,617,063 
===========


$ 1,620,507 
===========


$ 1,620,506 
===========

   The differences in the assets and liabilities of the Series for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                               Financial          Tax
                               Reporting          Reporting
                               Purposes           Purposes        Differences
Investments in Local
Limited Partnerships           $  560,231         $(3,403,848)     $ 3,964,079

Other Assets                   $  745,392         $ 1,927,673      $(1,182,281)
Liabilities                    $  575,804         $    14,374      $   561,430


NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:

SERIES 9

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$  (346,402)

$  (407,619)

$  (457,177)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(460,255)




(420,765)




(328,207)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



4,083 



(502)



(938)

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




41,045 
2,281 
- -----------




32,339 
3,677 
- -----------




32,760 
4,780 
- -----------

Partnership loss for tax purposes as of December 31


$  (759,248)
============


$  (792,870)
============


$  (748,782)
============

 

December 31,
2002   
- ------------

December 31,
2001   
- ------------

December 31,
2000   
- ------------

Federal Low Income Housing Tax Credits (Unaudited)


$   968,960 
============


$   968,960 
============


$   968,961 
============

   The differences in the assets and liabilities of the Series for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                               Financial         Tax
                               Reporting         Reporting
                               Purposes          Purposes         Differences

Investments in Local
Limited Partnerships          $ 1,211,933        $  (697,119)       $ 1,909,052
Other Assets                  $   464,222        $ 1,206,423       $  (742,201)
Liabilities                   $   353,687        $     7,570       $   346,117


NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:

SERIES 10

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$  (246,694)

$  (227,243)

$  (321,107)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(206,405)




(221,853)




(163,670)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



2,066 



1,745 



863 

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




15,375 
4,204 
- -----------




7,995 
5,625 
- -----------




6,943 
5,619 
- -----------

Partnership loss for tax purposes as of December 31


$  (431,454)
============


$  (433,731)
============


$  (471,352)
============

 

December 31,
2002   
- ------------

December 31,
2001   
- ------------

December 31,
2000   
- ------------

Federal Low Income Housing Tax Credits (Unaudited)


$   762,218 
============


$   762,218 
============


$   762,217 
============

   The differences in the assets and liabilities of the Series for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                               Financial          Tax
                               Reporting          Reporting
                               Purposes           Purposes        Differences

Investments in Local
Limited Partnerships           $ 2,014,742        $   619,837      $ 1,394,905
Other Assets                   $   427,766        $ 1,026,975      $  (599,209)
Liabilities                    $   121,633        $     4,865      $   116,768


NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:

SERIES 11

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$  (207,311)

$  (209,234)

$  (202,390)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(80,878)




(40,367)




(63,857)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



1,090 



2,828 



494 

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




(4,403)
8,295 
- -----------




(1,563)
8,297 
- -----------




202 
8,291 
- -----------

Partnership loss for tax purposes as of December 31


$  (283,207)
============


$  (240,039)
============


$  (257,260)
============

 

December 31,
2002   
- ------------

December 31,
2001   
- ------------

December 31,
2000   
- ------------

Federal Low Income Housing Tax Credits (Unaudited)


$   754,678 
============


$   754,678 
============


$   754,677 
===========

   The differences in the assets and liabilities of the Series for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                                Financial         Tax
                                Reporting         Reporting
                                Purposes          Purposes          Differences

Investments in Local
Limited Partnerships            $ 2,914,130       $ 2,504,548       $   409,582
Other Assets                    $   462,920       $   909,707       $  (446,787)
Liabilities                     $    45,330       $     3,998       $    41,332


NOTE 6 - TAXABLE INCOME (LOSS):

   The following is a reconciliation between Net Income (Loss) as described in the financial statements and the Partnership income (loss) for tax purposes:

TOTAL SERIES 7-11

2003
- ----

2002
- ----

2001
- ----

Net Loss per Financial Statements

$(1,226,788)

$(1,600,071)

$(2,029,209)

Equity in Losses of Project Partnerships for tax purposes less than (in excess of) losses for financial statement purposes




(2,721,306)




(2,567,707)




(2,163,050)

Adjustments to convert March 31, fiscal year end to December 31, taxable year end



26,608 



(15,710)



(5,101)

Items Expensed for Financial Statement purposes not expensed for Tax purposes:
  Asset Management Fee
  Amortization Expense




154,425 
8,114 
- -----------




125,939 
43,961 
- -----------




131,669 
36,496 
- -----------

Partnership loss for tax purposes as of December 31


$(3,758,947)
============


$(4,013,588)
============


$(4,029,195)
============

   The difference in the total value of the Partnership's Investment in Project Partnerships is approximately $3,299,995 higher for Series 7, $2,915,355 higher for Series 8, $1,455,465 higher for Series 9, $1,182,629 higher for Series 10 and $334,500 higher for Series 11 for financial reporting purposes than for tax return purposes because (i) there were depreciation differences between financial reporting purposes and tax return purposes and (ii) certain expenses are not deductible for tax return purposes.

   The differences in the assets and liabilities of the Fund for financial reporting purposes and tax reporting purposes for the year ended March 31, 2003 are as follows:

                               Financial         Tax
                               Reporting         Reporting
                               Purposes          Purposes         Differences

Investments in Local
Limited Partnerships           $ 7,979,870       $(3,914,139)       $11,894,009
Other Assets                   $ 2,801,294       $ 6,953,146        $(4,151,852)
Liabilities                    $ 1,603,274       $    42,499        $ 1,560,775

NOTE 7 - SUBSEQUENT EVENTS

  In 2003, subsequent to the financial statement date, Value Partners, Inc., an affiliate of Raymond James Tax Credit Funds, Inc., the general partner of Logan Heights, purchased the limited partners interest in the apartment project located in Russellville, Kentucky.


NOTE 8 - SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED):

Series 7
Year 2003                Quarter 1      Quarter 2     Quarter 3     Quarter 4
                         6/30/2002     9/30/2002     12/31/2002     3/31/2003

Total Revenues           $   7,451     $    7,434    $    7,310     $   29,505

Net Income (Loss)        $ (58,085)    $  (76,505)   $  (71,129)    $ (27,337)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (5.53)    $    (7.29)   $    (6.77)    $   (2.61)

Series 8
Year 2003                Quarter 1     Quarter 2     Quarter 3     Quarter 4
                         6/30/2002     9/30/2002     2/31/2002     3/31/2003

Total Revenues           $   6,966     $   6,956     $   6,778     $  25,125

Net Income (Loss)        $ (54,806)    $ (70,978)    $ (73,705)    $   6,164

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (5.44)    $   (7.04)    $   (7.27)    $    0.57

Series 9
Year 2003                 Quarter 1     Quarter 2      Quarter 3     Quarter 4
                         6/30/2002     9/30/2002     12/31/2002     3/31/2003

Total Revenues           $   4,177     $   4,177     $   4,093     $   8,081

Net Income (Loss)        $ (81,161)    $ (99,946)    $ (97,205)    $ (68,090)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $  (12.85)    $  (15.82)    $  (15.39)    $  (10.78)


NOTE 7 - SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)(Continued):

Series 10
Year 2003                Quarter 1     Quarter 2     Quarter 3     Quarter 4
                         6/30/2002     9/30/2002     12/31/2002     3/31/2003

Total Revenues           $   4,027     $   4,065     $   3,982      $   4,130

Net Income (Loss)        $ (47,869)    $ (50,792)    $ (67,969)     $ (80,064)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (9.40)    $   (9.97)    $  (13.34)     $  (15.72)


Series 11
Year 2003                Quarter 1      Quarter 2      Quarter 3     Quarter 4
                         6/30/2002     9/30/2002     12/31/2002     3/31/2003

Total Revenues           $   4,714      $   4,721     $   4,625     $   4,163

Net Income (Loss)        $ (51,328)     $ (39,712)    $ (87,398)    $ (28,873)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (9.91)     $   (7.67)    $  (16.88)    $   (5.57)


Series 7 - 11
Year 2003                 Quarter 1     Quarter 2      Quarter 3    Quarter 4
                         6/30/2002     9/30/2002     12/31/2002     3/31/2003

Total Revenues           $  27,335     $  27,353     $  26,788     $  71,004

Net Income (Loss)        $(293,249)    $(337,933)    $(397,406)    $(198,200)


NOTE 8 - SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED) (Continued):

Series 7
Year 2002                 Quarter 1     Quarter 2     Quarter 3     Quarter 4
                         6/30/2001     9/30/2001     12/31/2001     3/31/2002

Total Revenues           $  10,331     $   9,588    $   8,589     $  32,301

Net Income (Loss)        $(104,287)    $(114,728)   $(104,218)    $ (66,977)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (9.93)    $  (11.04)   $   (9.81)    $   (6.38)


Series 8
Year 2002                Quarter 1      Quarter 2     Quarter 3      Quarter 4
                         6/30/2001     9/30/2001     12/31/2001     3/31/2002

Total Revenues           $  10,503     $   9,489     $   8,227     $  17,436

Net Income (Loss)        $(123,048)    $ (72,011)    $(164,343)    $  (6,363)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $  (12.21)    $   (7.22)    $  (16.22)    $   (0.63)


Series 9
Year 2002                Quarter 1      Quarter 2     Quarter 3      Quarter 4
                         6/30/2001     9/30/2001     12/31/2001      3/31/2002

Total Revenues           $   6,012     $   5,500     $   4,861     $   9,088

Net Income (Loss)        $ (88,925)    $(106,134)    $(143,554)    $ (69,006)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $  (14.08)    $  (16.80)    $  (22.72)    $  (10.93)


NOTE 8 - SELECTED QUARTERLY FINANCIAL DATA (UNAUDITED)(Continued):

Series 10
Year 2002               Quarter 1      Quarter 2     Quarter 3      Quarter 4
                        6/30/2001      9/30/2001     12/31/2001      3/31/2002

Total Revenues           $   5,814     $   5,332     $   4,671     $   3,976

Net Income (Loss)        $ (72,931)    $ (67,301)    $ (76,067)    $ (10,944)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $  (14.32)    $  (13.21)    $  (14.93)    $   (2.15)


Series 11
Year 2002                Quarter 1      Quarter 2     Quarter 3       Quarter 4
                        6/30/2001      9/30/2001     12/31/2001       3/31/2002

Total Revenues           $   6,582      $   6,078     $   5,375    $   4,788

Net Income (Loss)        $ (28,796)     $ (68,003)    $ (46,937)    $ (65,498)

Earnings (Loss) Per
Weighted Average
Beneficial Assignee
Certificates Outstanding $   (5.56)     $  (13.13)    $   (9.06)    $  (12.65)


Series 7 - 11
Year 2002               Quarter 1      Quarter 2     Quarter 3       Quarter 4
                        6/30/2001      9/30/2001     12/31/2001       3/31/2002

Total Revenues           $  39,242     $  35,987     $  31,723     $  67,589

Net Income (Loss)        $(417,987)    $(472,820)    $(490,476)    $(218,788)


Hill, Barth & King LLC
5121 Zuck Road
Erie, PA 16506
PHONE: 814-836-9968
FAX: 814-836-9989

                             INDEPENDENT AUDITORS' REPORT
                             ----------------------------

To the Partners
Maple Street Apartments Limited Partnership
Emporium, Pennsylvania

We have audited the accompanying balance sheets of Maple Street Apartments Limited Partnership, as of December 31, 2002 and 2001 and the related statements of operations, partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with U.S. generally accepted auditing standards and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and the significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Maple Street Apartments Limited Partnership of December 31, 2002 and 2001 and the results of its operations and its cash flows for the years then ended in conformity with U.S. generally accepted accounting principles.

In accordance with Government Auditing Standards, we have also issued our report dated January 21, 2003 on our consideration of Maple Street Apartments Limited Partnership internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Hill, Barth & King LLC
Certified Public Accountants

January 21, 2003


Habif, Arogeti & Wynne, LLP
5565 Glendridge Connector, Suite 200
Atlanta, GA 30342
PHONE: 404-892-9651
FAX: 404-876-3913

                              INDEPENDENT AUDITORS' REPORT
                             ------------------------------

To the Partners
Creekstone Apartments, L.P.

We have audited the accompanying balance sheets of CREEKSTONE APARTMENTS, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of CREEKSTONE APARTMENTS, L.P. as of December 31, 2002 and 2001, and the results of its operations, its changes in partners equity (deficit), and its cash flows for the years then ended in conformity with U.S. generally accepted accounting principles.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 10-11 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Habif, Arogeti & Wynne, LLP
Certified Public Accountants

Atlanta, Georgia
February 5, 2003


Blackman & Associates, P.C.
17445 Arbor Street, Suite 200
Omaha, Nebraska 68130
PHONE: 402-330-1040
FAX: 402-333-9189

                                 INDEPENDENT AUDITORS' REPORT
                                 -----------------------------

To the Partners of
Gila Bend Housing, Ltd.
(An Arizona Limited Partnership)

We have audited the accompanying balance sheets of Gila Bend Housing, Ltd. (an Arizona Limited Partnership) as of December 31, 2002 and 2001, and the related statements of income (loss), changes in partners' deficit, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America, the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, and the Rural Development regulations as set forth in the Rural Housing Service Audit Guide dated February, 1999 - specifically, Attachment 1 relating to Rural Rental Housing Loans. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Gila Bend Housing, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our reports dated January 17, 2003, on our consideration of Gila Bend Housing, Ltd.'s internal control and on our tests of its compliance with certain provisions of laws, regulations, contracts, and grants. Those reports are an integral part of the audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The accompanying supplemental information is presented for the purposes of additional analysis and is not a required part of the basic financial statements of Gila Bend Housing, Ltd. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects, in relation to the financial statements taken as a whole.

/s/ Blackman & Associates, P.C.
Certified Public Accountants

Omaha, Nebraska

January 17, 2003


Habif, Arogeti & Wynne, LLP
5565 Glenridge Connector, Suite 200
Atlanta, GA 30342
PHONE: 404-892-9651
FAX: 404-876-3913

                                 INDEPENDENT AUDITORS' REPORT
                               -------------------------------

To the Partners of
Manchester Elderly Housing, L.L.P.

We have audited the accompanying balance sheets of MANCHESTER ELDERLY HOUSING, L.L.P. (USDA Rural Development Case No. 10-099-581965616), a limited partnership, as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration's Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of MANCHESTER ELDERLY HOUSING, L.L.P. as of December 31, 2002 and 2001, and the results of its operations, its changes in partners equity (deficit), and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, issued by the Comptroller General of the United States, we have also issued our report dated January 31, 2003, on our consideration of MANCHESTER ELDERLY HOUSING, L.L.P.'s internal control and a report dated January 31, 2003, on its compliance with laws and regulations applicable to the financial statements. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 12-15 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Habif, Arogeti & Wynne, LLP
Certified Public Accountants

Atlanta, Georgia
January 31, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd. - P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                INDEPENDENT AUDITORS' REPORT
                              -------------------------------

To the Partners
Meadow Run Apartments, L.P.
Valdosta, Georgia

We have audited the accompanying balance sheets of Meadow Run Apartments, L.P. (a limited partnership), Federal ID #:58-1994614, as of December 31, 2002 and 2001, and the related statements of income, partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Meadow Run Apartments, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued reports dated January 23, 2003, on our consideration of Meadow Run Apartments, L.P.'s internal control structure and its compliance with laws and regulations. These reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd. - P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                   INDEPENDENT AUDITORS' REPORT
                                 ------------------------------

To the Partners
Mt. Vernon Rental Housing, L.P.
Valdosta, Georgia

We have audited the accompanying balance sheets of Mt. Vernon Rental Housing, L.P. (a limited partnership), Federal ID #:58-1965613, as of December 31, 2002 and 2001, and the related statements of income, partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Mt. Vernon Rental Housing, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with auditing standards generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated January 23, 2003, on our consideration of Mt. Vernon Rental Housing, L.P.'s internal control structure and a report dated January 23, 2003 on its compliance with laws and regulations. These reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd. - P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                INDEPENDENT AUDITORS' REPORT
                              -------------------------------

To the Partners
Lakeland II L.P.
Lakeland, Georgia

We have audited the accompanying balance sheets of Lakeland II, L.P. (a limited partnership), Federal ID #58-1965624, as of December 31, 2002 and 2001, and the related statements of income, partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Lakeland II, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated January 23, 2003, on our consideration of Lakeland II, L.P.'s internal control structure and a report dated January 23, 2003 on its compliance with laws and regulations. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd. - P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                INDEPENDENT AUDITORS' REPORT
                             --------------------------------

To the Partners
Blue Ridge Elderly Housing, L.P.
Valdosta, Georgia

We have audited the accompanying balance sheets of Blue Ridge Elderly Housing, L.P. (a limited partnership), Federal ID No.: 58-1936981 as of December 31, 2002 and 2001, and the related statements of income, partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Blue Ridge Elderly Housing, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with auditing standards generally accepted in the United States of America.

In accordance with Government Auditing Standards we have also issued a report dated January 23, 2003 on our consideration of Blue Ridge Elderly Housing, L.P.'s internal control structure and a report dated January 23, 2003 on its compliance with laws and regulations. These reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd.-P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                INDEPENDENT AUDITORS' REPORT
                             --------------------------------

To the Partners
Cottondale Rental Housing, L.P.
Valdosta, Georgia

We have audited the accompanying balance sheet of Cottondale Rental Housing, L.P. (a limited partnership), Federal ID No.: 58-1924862 as of December 31, 2002, and the related statements of income, partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Cottondale Rental Housing, L.P. as of December 31, 2002, and the results of its operations and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America.

The December 31, 2001 financial statements were compiled by us and our report thereon, dated January 29, 2002, stated we did not audit or review those financial statements and, accordingly, expressed no opinion or other form of assurance on them.

In accordance with Government Auditing Standards, we have also issued reports dated January 23, 2003 on our consideration of Cottondale Rental Housing, L.P.'s internal control structure and a report dated January 23, 2003 on its compliance with laws and regulations. These reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Henderson & Godbee, P.C.
3488 N. Valdosta Rd. - P.O. Box 2241
Valdosta, GA 31604-2241
PHONE: 229-245-6040
FAX: 229-245-1669

                                INDEPENDENT AUDITORS' REPORT
                             -------------------------------

To the Partners
Arbor Trace Apartments Phase II, L.P.
Lake Park, Georgia

We have audited the accompanying balance sheets of Arbor Trace Apartments Phase II, L.P. (a limited partnership), Federal ID No. 58-2032771 as of December 31, 2002 and 2001, and the related statements of income, partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Arbor Trace Apartments Phase II, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated January 23, 2003 on our consideration of Arbor Trace Apartments Phase II, L.P.'s internal control structure and a report dated January 23, 2003 on its compliance with laws and regulations. These reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

/s/ Henderson & Godbee, P.C.
Certified Public Accountants

January 23, 2003


Habif, Arogeti & Wynne, LLP
5565 Glenridge Connector, Suite 200
Atlanta, GA 30342
PHONE: 404-892-9651
FAX: 404-876-3913

                                    INDEPENDENT AUDITORS' REPORT
                                 -------------------------------

To the Partners
Omega Rental Housing, L.P.

We have audited the accompanying balance sheets of OMEGA RENTAL HOUSING, L.P., (RHS Project No.11-037-582031602) as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' accumulated deficit, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America, the standards applicable to financial statement aduits contained in Government Auditing Standards, issued by the Comptroller General of the United States, and the Rural Development Services Office fo the U.S. Department of Agriculture's, formerly known as the Farmers Home Administration, Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of OMEGA RENTAL HOUSING, L.P. as of December 31, 2002 and 2001, and the results of its operations, its changes in partners' accumulated deficit, and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated January 17, 2003, on our consideration of OMEGA RENTAL HOUSING, L.P.'s internal control and a report dated January 17, 2003, on its compliance with laws and regulations applicable to the financial statements.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on page 11-13 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Habif, Arogeti & Wynne, LLP
Certified Public Accountants

Atlanta, Georgia
January 17, 2003


Habif, Arogeti & Wynne, LLP
5565 Glenridge Connector, Suite 200
Atlanta, GA 30342
PHONE: 404-892-9651
FAX: 404-876-3913

                                  INDEPENDENT AUDITORS' REPORT
                               --------------------------------

To the Partners
Magnolia Place, L.P.

We have audited the accompanying balance sheets of MAGNOLIA PLACE, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of MAGNOLIA PLACE, L.P. as of December 31, 2002 and 2001, and the results of its operations, its changes in partners' equity, and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 10-11 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Habif, Arogeti & Wynne, LLP
Certified Public Accountants

Atlanta, Georgia
January 17, 2003


Baird, Kurtz & Dobson, LLP
5000 Rogers Avenue, Suite 700
Fort Smith, AR 72903-2079
PHONE: 479-452-1040
FAX: 479-452-5542

                               INDEPENDENT AUDITORS' REPORT
                            --------------------------------

Partners
Antlers Properties I, A Limited Partnership
D/B/A Woodbine Apartments
Fort Smith, Arkansas

We have audited the accompanying balance sheets of Antlers Properties I, A Limited Partnership, D/B/A Woodbine Apartments as of December 31, 2002 and 2001, and the related statements of operations, partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Antlers Properties I, A Limited Partnership, D/B/A Woodbine Apartments as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated February 5, 2003, on our consideration of the Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of the laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Baird, Kurtz & Dobson, LLP
Certified Public Accountants

February 5, 2003


Baird, Kurtz & Dobson, LLP
5000 Rogers Avenue, Suite 700
Fort Smith, AR 72903-2079
PHONE: 479-452-1040
FAX: 479-452-5542

                                 INDEPENDENT AUDITORS' REPORT
                              -------------------------------

Partners
Meadowview Properties, A Limited Partnership
D/B/A Meadowview Apartments
Fort Smith, Arkansas

We have audited the accompanying balance sheets of Meadowview Properties, A Limited Partnership, D/B/A Meadowview Apartments as of December 31, 2002 and 2001, and the related statements of operations, partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Meadowview Properties, A Limited Partnership, D/B/A Meadowview Apartments as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated February 5, 2003, on our consideration of the Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of the laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Baird, Kurtz & Dobson, LLP
Certified Public Accountants

February 5, 2003


Eide Bailly LLP
200 E. 10th Street, Suite 500
P.O. Box 5126
Sioux Falls, SD 57117-5126
PHONE: 605-339-1999
FAX: 605-339-1306

                               INDEPENDENT AUDITORS' REPORT
                            -------------------------------

The Partners
Sunrise I Apartments Limited Partnership
Sioux Falls, South Dakota

We have audited the accompanying balance sheets of Sunrise I Apartments Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Sunrise I Apartments Limited Partnership as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 23, 2003 on our consideration of Sunrise I Apartments Limited Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were performed for the purpose of forming an opinion on the financial statements taken as a whole. The accompanying supplementary information on pages 11 and 12 is presented for the purposes of additional analysis and is not a required part of the financial statements of Sunrise I Apartments Limited Partnership. Such information has been subjected to the auditing procedures applied in the audits of the financial statements and, in our opinion, is fairly stated, in all material respects, in relation to the financial statements taken as a whole.

/s/ Eide Bailly LLP
Certified Public Accountants

Sioux Falls, South Dakota
January 23, 2003


Miller & Rose, P.A.
1309 E. Race Avenue
Searcy, AR 72143
PHONE: 501-268-8356
FAX: 501-268-9362

                                INDEPENDENT AUDITORS' REPORT
                             --------------------------------

Partners
Pioneer Apartments, An Arkansas Limited Partnership
D/B/A Pioneer Apartments
351 E. 4th Street
Mountain Home, AR 72653

We have audited the accompanying financial statements of Pioneer Apartments, An Arkansas Limited Partnership D/B/A Pioneer Apartments as of December 31, 2002 and 2001, and for the years then ended, as listed in the table of contents. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statements presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Pioneer Apartments, An Arkansas Limited Partnership D/B/A Pioneer Apartments as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated February 5, 2003 on our consideration of Pioneer Apartments, An Arkansas Limited Partnership D/B/A Pioneer Apartments' internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Miller & Rose, P.A.
Certified Public Accountants

February 5, 2003


Miller & Rose, P.A.
1309 E. Race Avenue
Searcy, AR 72143
PHONE: 501-268-8356
FAX: 501-268-9362

                                INDEPENDENT AUDITORS' REPORT
                             -------------------------------

Partners
Cardinal Apartments, An Arkansas Limited Partnership
D/B/A Cardinal Apartments
351 E. 4th Street
Mountain Home, AR 72653

We have audited the accompanying financial statements of Cardinal Apartments, An Arkansas Limited Partnership D/B/A Cardinal Apartments as of December 31, 2002 and 2001, and for the years then ended, as listed in the table of contents. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statements presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Cardinal Apartments, An Arkansas Limited Partnership, D/B/A Cardinal Apartments as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

/s/ Miller & Rose, P.A.
Certified Public Accountants

January 29, 2003


Bernard Robinson & Company, L.L.P.
109 Muirs Chapel Rd.-P.O. Box 19608
Greensboro, NC 27419-9608
PHONE: 336-294-4494
FAX: 336-547-0840

                                    INDEPENDENT AUDITORS' REPORT
                                 --------------------------------

To the Partners
Peachtree Associates Limited Partnership
Charlotte, North Carolina

We have audited the accompanying balance sheets of Peachtree Associates Limited Partnership (a South Carolina limited partnership) as of December 31, 2002 and 2001, and the related statements of operations, partners' deficit, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Peachtree Associates Limited Partnership as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 31, 2003, on our consideration of the Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplementary information listed in the table of contents is presented for purposes of additional analysis and is not a required part of the basic financial statements of the Partnership. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Bernard Robinson & Company, L.L.P.
Certified Public Accountants

January 31, 2003


Thomas C. Cunningham, CPA PC
23 Moore Street
Bristol, VA 24201
PHONE: 276-669-5531
FAX: 276-669-5576

                                INDEPENDENT AUDITORS' REPORT
                               ------------------------------

To the Partners
Mountain City Manor Limited Partnership

I have audited the accompanying balance sheets of Mountain City Manor Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with generally accepted auditing standards and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Mountain City Manor Limited Partnership as of December 31, 2002 and 2001, and the results of its operations, changes in partners' deficit, and its cash flows for the years then ended in conformity with generally accepted accounting principles.

In accordance with Government Auditing Standards, I have also issued my report dated February 15, 2003 on my consideration of Mountain City Manor Limited Partnership's internal control over financial reporting and on my tests of its compliance with certain provisions of laws and regulations.

/s/ Thomas C. Cunningham, CPA PC
Certified Public Accountants

February 15, 2003


Thomas C. Cunningham, CPA PC
23 Moore Street
Bristol, VA 24201
PHONE: 276-669-5531
FAX: 276-669-5576

                               INDEPENDENT AUDITORS' REPORT
                             ---------------------------------

To the Partners
Tazewell Village Limited Partnership

I have audited the accompanying balance sheets of Tazewell Village Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with generally accepted auditing standards and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Tazewell Village Limited Partnership as of December 31, 2002 and 2001, and the results of its operations, changes in partners' deficit, and its cash flows for the years then ended in conformity with generally accepted accounting principles.

In accordance with Government Auditing Standards, I have also issued my report dated February 15, 2003 on my consideration of Tazewell Village Limited Partnership's internal control over financial reporting and on my tests of its compliance with certain provisions of laws and regulations.

/s/ Thomas C. Cunningham, CPA PC
Certified Public Accountants

February 15, 2003


Thomas C. Cunningham, CPA PC
23 Moore Street
Bristol, VA 24201
PHONE: 276-669-5531
FAX: 276-669-5576

                                INDEPENDENT AUDITORS' REPORT
                             -----------------------------------

To the Partners
Jamestown Village Limited Partnership


I have audited the accompanying balance sheets of Jamestown Village Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with generally accepted auditing standards and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Jamestown Village Limited Partnership as of December 31, 2002 and 2001, and the results of its operations, changes in partners' deficit, and its cash flows for the years then ended in conformity with generally accepted accounting principles.

In accordance with Government Auditing Standards, I have also issued my report dated February 15, 2003 on my consideration of Jamestown Village Limited Partnership's internal control over financial reporting and on my tests of its compliance with certain provisions of laws and regulations.

/s/ Thomas C. Cunningham, CPA PC
Certified Public Accountants

February 15, 2003


Thomas C. Cunningham, CPA PC
23 Moore Street
Bristol, VA 24201
PHONE: 276-669-5531
FAX: 276-669-5576

                             INDEPENDENT AUDITORS' REPORT
                           --------------------------------

To the Partners
Clinch View Manor Limited Partnership

I have audited the accompanying balance sheets of Clinch View Manor Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with generally accepted auditing standards and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Clinch View Manor Limited Partnership as of December 31, 2002 and 2001, and the results of its operations, changes in partners' deficit, and its cash flows for the years then ended in conformity with generally accepted accounting principles.

In accordance with Government Auditing Standards, I have also issued my report dated February 15, 2003 on my consideration of Clinch View Manor Limited Partnership's internal control over financial reporting and on my tests of its compliance with certain provisions of laws and regulations.

/s/ Thomas C. Cunningham, CPA PC
Certified Public Accountants

February 15, 2003


Thomas C. Cunningham, CPA PC
23 Moore Street
Bristol, VA 24201
PHONE: 276-669-5531
FAX: 276-669-5576

                                INDEPENDENT AUDITORS' REPORT
                            ------------------------------------

To the Partners
Warsaw Manor Limited Partnership

I have audited the accompanying balance sheets of Warsaw Manor Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with generally accepted auditing standards and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Warsaw Manor Limited Partnership as of December 31, 2002 and 2001, and the results of its operations, changes in partners' (deficit)/equity, and its cash flows for the years then ended in conformity with generally accepted accounting principles.

In accordance with Government Auditing Standards, I have also issued my report dated February 15, 2003 on my consideration of Warsaw Manor Limited Partnership's internal control over financial reporting and on my tests of its compliance with certain provisions of laws and regulations.

/s/ Thomas C. Cunningham, CPA PC
Certified Public Accountant

February 15, 2003


Lou Ann Montey and Associates, P.C.
8400 N. Mopac Expressway, Suite 304
Austin, TX 78759
PHONE: 512-338-0044
FAX: 512-338-5395

                                INDEPENDENT AUDITORS' REPORT
                             -----------------------------------

To The Partners
Elsa Retirement, Ltd.-(A Texas Limited Partnership)
Burnet, Texas

We have audited the accompanying balance sheets of Elsa Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the related statements of income (loss), partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards as issued by the Comptroller General of the United States and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Elsa Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated February 8, 2003, on our consideration of the internal control structure of Elsa Retirement, Ltd.-(A Texas Limited Partnership) and a report dated February 8, 2003, on its compliance with laws and regulations.

/s/ Lou Ann Montey and Associates, P.C.
Certified Public Accountants

Austin, Texas
February 8, 2003


Lou Ann Montey and Associates, P.C.
8400 N. Mopac Expressway, Suite 304
Austin, TX 78759
PHONE: 512-338-0044
FAX: 512-338-5395

                               INDEPENDENT AUDITORS' REPORT
                             --------------------------------

To The Partners
Dilley Retirement, Ltd.-(A Texas Limited Partnership)
Burnet, Texas

We have audited the accompanying balance sheets of Dilley Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the related statements of income (loss), partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with Generally Accepted Auditing Standards and Government Auditing Standards, as issued by the Comptroller General of the United States and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Dilley Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated February 13, 2003, on our consideration of the internal control structure of Dilley Retirement, Ltd.-(A Texas Limited Partnership) and a report dated February 13, 2003, on its compliance with laws and regulations.

/s/ Lou Ann Montey and Associates, P.C.
Certified Public Accountants

Austin, Texas
February 13, 2003


Lou Ann Montey and Associates, P.C.
8400 N. Mopac Expressway, Suite 304
Austin, TX 78759
PHONE: 512-338-0044
FAX: 512-338-5395

                               INDEPENDENT AUDITORS' REPORT
                           ----------------------------------

To The Partners
Taylor Retirement, Ltd.-(A Texas Limited Partnership)
Burnet, Texas

We have audited the accompanying balance sheets of Taylor Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the related statements of income (loss) and partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards as issued by the Comptroller General of the United States and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Taylor Retirement, Ltd.- (A Texas Limited Partnership) as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the Unites States of America.

In accordance with Government Auditing Standards, we have also issued a report dated February 17, 2003, on our consideration of the internal control structure of Taylor Retirement, Ltd.-(A Texas Limited Partnership)and a report dated February 17, 2003, on its compliance with laws and regulations.

/s/ Lou Ann Montey and Associates, P.C.
Certified Public Accountants

Austin, Texas
February 17, 2003


Lou Ann Montey and Associates, P.C.
8400 N. Mopac Expressway, Suite 304
Austin, TX 78759
PHONE: 512-338-0044
FAX: 512-338-5395

                             INDEPENDENT AUDITORS' REPORT
                         ----------------------------------

To The Partners
Donna Retirement, Ltd.-(A Texas Limited Partnership)
Burnet, Texas

We have audited the accompanying balance sheets of Donna Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the related statements of income (loss), partners' equity, and cash flows for the years ended December 31, 2002 and 2001. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with Generally Accepted Auditing Standards and Government Auditing Standards, as issued by the Comptroller General of the United States and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Donna Retirement, Ltd.-(A Texas Limited Partnership) as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated February 10, 2003, on our consideration of the internal control structure of Donna Retirement, Ltd.-(A Texas Limited Partnership)and a report dated February 10, 2003, on its compliance with laws and regulations.

/s/ Lou Ann Montey and Associates, P.C.
Certified Public Accountants

Austin, Texas
February 10, 2003


David G. Pelliccione, C.P.A., P.C.
329 Commercial Drive, Suite 120
Savannah, GA 31406
PHONE: 912-354-2334
FAX: 912-354-2443

                                INDEPENDENT AUDITORS' REPORT
                              -------------------------------

To The Partners
Brooks Lane Apartments, L.P.

We have audited the accompanying balance sheets of BROOKS LANE APARTMENTS, L.P., as of December 31, 2002 and 2001 and the related statement of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of The Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing standards of the United States and Government Auditing Standards issued by the Comptroller General of the United States. These standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of BROOKS LANE APARTMENTS, L.P., as of December 31, 2002 and 2001 and the results of its operations and its cash flows for the years then ended in conformity with generally accepted accounting principles of the United States.

In accordance with Government Auditing Standards, we have also issued our report dated February 10, 2003, on our consideration of BROOKS LANE APARTMENTS, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements of BROOKS LANE APARTMENTS, L.P., taken as a whole. The supplemental information on pages 9 through 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ David G. Pelliccione, C.P.A., P.C.
Certified Public Accountants

Savannah, Georgia
February 10, 2003


David G. Pelliccione, C.P.A., P.C.
329 Commercial Dr., Suite 120
Savannah, GA 31406
PHONE: 912-354-2334
FAX: 912-354-2443

                                 INDEPENDENT AUDITORS' REPORT
                              --------------------------------

To The Partners
Brooks Field Apartments, L.P.

We have audited the accompanying balance sheets of BROOKS FIELD APARTMENTS, L.P., as of December 31, 2002 and 2001 and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of The Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing standards of the United States and Government Auditing Standards issued by the Comptroller General of the United States. These standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of BROOKS FIELD APARTMENTS, L.P., as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with generally accepted accounting principles of the United States.

In accordance with Government Auditing Standards, we have also issued our report dated February 10, 2003, on our consideration of BROOKS FIELD APARTMENTS, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements of BROOKS FIELD APARTMENTS, L.P., taken as a whole. The supplemental information on pages 9 through 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ David G. Pelliccione, C.P.A., P.C.
Certified Public Accountants

Savannah, Georgia
February 10, 2003


David G. Pelliccione, C.P.A., P.C.
329 Commercial Dr., Suite 120
Savannah, GA 31406
PHONE: 912-354-2334
FAX: 912-354-2443

                                 INDEPENDENT AUDITORS' REPORT
                               --------------------------------

To The Partners
Brooks Point Apartments, L.P.

We have audited the accompanying balance sheets of BROOKS POINT APARTMENTS, L.P., as of December 31, 2002 and 2001, and the related statements of operations, partners' equity and cash flow for the years then ended. These financial statements are the responsibility of The Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing standards of the United States and Government Auditing Standards issued by the Comptroller General of the United States. These standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of BROOKS POINT APARTMENTS, L.P., as of December 31, 2002 and 2001 and the results of its operations and its cash flows for the years then ended in conformity with generally accepted accounting principles of the United States.

In accordance with Government Auditing Standards, we have also issued our report dated February 10, 2003, on our consideration of BROOKS POINT APARTMENTS, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements of BROOK POINT APARTMENTS, L.P., taken as a whole. The supplemental information on pages 9 through 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ David G. Pelliccione, C.P.A., P.C.
Certified Public Accountants

Savannah, Georgia
February 10, 2003


McCartney & Company, P.C.
2121 University Park Drive - Suite 150
Okemos, MI 48864
PHONE: 517-347-5000
FAX: 517-347-5007

                               INDEPENDENT AUDITORS' REPORT
                           ---------------------------------

Partners
Mariner Cove Apartments Limited Partnership
DeWitt, Michigan

We have audited the accompanying balance sheets of Mariner Cove Apartments Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Mariner Cove Apartments Limited Partnership as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated March 18, 2003, on our consideration of Mariner Cove Apartments Limited Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report considering the results of our audit.

/s/ McCartney & Company, P.C.
Certified Public Accountants

March 18, 2003


Simmons and Clubb
410 S. Orchard, Suite 156
Boise, ID 83705
PHONE: 208-336-6800
FAX: 208-343-2381

                             INDEPENDENT AUDITORS' REPORT
                          --------------------------------

General Partner
South Brenchley Housing Limited Partnership
Boise, Idaho

We have audited the accompanying balance sheets of South Brenchley Housing Limited Partnership as of December 31, 2002 and 2001, and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audit in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of South Brenchley Housing Limited Partnership as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued a report dated January 21, 2003, on our consideration of South Brenchley's internal control, and a report dated January 21, 2003, on its compliance with specific requirements applicable to major programs. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

The partnership's tax returns have been filed allowing the partners to claim a benefit of a low income housing tax credit. Because the compliance and qualification standards of the low income tax housing tax credit are not related to the interest credit agreement and loan agreement, and because the low income housing tax credit relates to income taxes which are the responsibility of each individual partner, the scope of our audit was not designed or intended to audit the partnerships compliance with the low income housing tax credit laws. Accordingly, our audit cannot be relied upon to give assurance with regard to the partnership's compliance with any of the low income housing tax credit laws.

/s/ Roger Clubb
Simmons and Clubb
Certified Public Accountants

Boise, Idaho
January 21, 2003


Gubler & Company, P.C.
1234 W. South Jordan Parkway, #C
South Jordan, UT 84095
PHONE: 801-566-5866
FAX: 801-565-0509

                               INDEPENDENT AUDITORS' REPORT
                              --------------------------------

TO THE PARTNERS
HOMESTEAD WEST LIMITED PARTNERSHIP

We have audited the accompanying balance sheets of Homestead West Limited Partnership, as of December 31, 2002 and 2001 and the related statements of income, changes in partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's Management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statements presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Homestead West Limited Partnership, as of December 31, 2002 and 2001 and the results of its operations, changes in partners' capital, and cash flows for the years then ended, in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued reports dated February 7, 2003 on our consideration of Homestead West Limited Partnership's internal control, and on our tests of its compliance with certain provisions of laws, regulations, contracts, and grants. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The accompanying supplementary information on pages 13 through 15 is presented for purposes of additional analysis and is not a required part of the basic financial statements of Homestead West Limited Partnership. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Gubler & Company, P.C.
Certified Public Accountants
South Jordan, Utah
February 7, 2003


Miller, Mayer, Sullivan & Stevens LLP
2365 Harrodsburg Rd.
Lexington, KY 40504-3399
PHONE: 859-223-3095
FAX: 859-223-2143

                               INDEPENDENT AUDITORS' REPORT
                            -------------------------------

To the Partners                                       Rural Development
Louisa Senior Apartments, Ltd.                         Morehead, Kentucky

We have audited the accompanying balance sheets of Louisa Senior Apartments, Ltd., (a limited partnership) Case No. 20-064-407447188, as of December 31, 2002 and 2001 and the related statements of operations, changes in partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards for financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Louisa Senior Apartments, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 24, 2003 on our consideration of Louisa Senior Apartments, Ltd.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

Our audits were conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental data included in this report is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements, and in our opinion, is fairly stated, in all material respects, in relation to the basic financial statements taken as a whole.

/s/ Miller, Mayer, Sullivan & Stevens, LLP
Certified Public Accountants

Lexington, Kentucky
January 24, 2003


Miller, Mayer, Sullivan & Stevens LLP
2365 Harrodsburg Rd.
Lexington, KY 40504-3399
PHONE: 859-223-3095
FAX: 859-223-2143

                                INDEPENDENT AUDITORS' REPORT
                            ---------------------------------

To the Partners                                            Rural Development
Wells Hill Apartments, Ltd.                                Morehead, Kentucky

We have audited the accompanying balance sheets of Wells Hill Apartments, Ltd., (a limited partnership) Case No. 20-086-611204241, as of December 31, 2002 and 2001 and the related statements of operations, changes in partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards for financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Wells Hill Apartments, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 24, 2003 on our consideration of Wells Hill Apartments, Ltd.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

Our audits were conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental data included in this report is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements, and in our opinion, is fairly stated, in all material respects, in relation to the basic financial statements taken as a whole.

/s/ Miller, Mayer, Sullivan & Stevens LLP
Certified Public Accountants

Lexington, Kentucky
January 24, 2003


Eide Bailly LLP
200 East 10th Street, Suite 500
P.O. Box 5126
Sioux Falls, SD 57117-5126
PHONE: 605-339-1999
FAX: 605-339-1306

                               INDEPENDENT AUDITORS' REPORT
                               ------------------------------

The Partners
Lincoln, Ltd.
Pierre, South Dakota

We have audited the accompanying balance sheets of Lincoln, Ltd. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' deficit and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Lincoln, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 18, 2003 on our consideration of Lincoln, Ltd.'s internal control over financial reporting and on our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were performed for the purpose of forming an opinion on the financial statements taken as a whole. The accompanying supplementary information on pages 12 and 13 is presented for purposes of additional analysis and is not a required part of the financial statements of Lincoln, Ltd. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated, in all material respects, in relation to the financial statements taken as a whole.

/s/ Eide Bailly LLP
Certified Public Accountants

Sioux Falls, South Dakota
January 18, 2003


Eide Bailly LLP
200 East 10th Street, Suite 500
P.O. Box 5126
Sioux Falls, SD 57117-5126
PHONE: 605-339-1999
FAX: 605-339-1306

                                 INDEPENDENT AUDITORS' REPORT
                                ------------------------------

The Partners
Courtyard, Ltd.
Huron, South Dakota

We have audited the accompanying balance sheets of Courtyard, Ltd. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Courtyard, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 22, 2003, on our consideration of Courtyard, Ltd.'s internal control over financial reporting and on our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were performed for the purpose of forming an opinion on the financial statements taken as a whole. The accompanying supplementary information on pages 14 and 15 is presented for purposes of additional analysis and is not a required part of the financial statements of Courtyard, Ltd. Such information has been subjected to the auditing procedures applied in the audits of the financial statements and, in our opinion, is fairly stated in all material respects in relation to the financial statements taken as a whole.

/s/ Eide Bailly LLP
Certified Public Accountants

Sioux Falls, South Dakota
January 22, 2003


Brockway, Gersbach, McKinnon & Niemeier, P.C.
P.O. Box 4083
Temple, TX 76505-4083
PHONE: 254-773-9907
FAX: 254-773-1570

                             INDEPENDENT AUDITORS' REPORT
                          ---------------------------------

The Partners
Leander Housing 1990, Ltd.
Leander, Texas

We have audited the accompanying balance sheet of Leander Housing 1990, Ltd. (a Texas limited partnership) as of December 31, 2002 and 2001 and the related statements of operations, partners' capital (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Leander Housing 1990, Ltd. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Governmental Auditing Standards, we have also issued our report dated February 3, 2003, on our consideration of Leander Housing 1990, Ltd.'s internal control and on its compliance with laws and regulations applicable to the financial statements. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audits were conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 9 through 18 is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplemental information presented in the Year End Report/Analysis (Form FmHA 1930-8); the Statement of Actual Budget and Income (Form FmHA 1930-7) for the year ended December 31, 2002, and the Supplemental Data Required by USDA Rural Development, is presented for purposes of complying with the requirements of USDA Rural Development and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Brockway, Gersbach, McKinnon & Niemeier, P.C.
Certified Public Accountants

February 3, 2003


Johnson, Hickey & Murchison, P.C.
651 East Fourth Street, Suite 200
Chattanooga, TN 37403-1924
PHONE: 423-756-0052
FAX: 423-267-5945

                                 INDEPENDENT AUDITORS' REPORT
                              --------------------------------

To the General Partners of
Pleasant Valley Apartments, L.P.:

We have audited the accompanying balance sheets of Pleasant Valley Apartments, L.P. as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Pleasant Valley Apartments, L.P. as of December 31, 2002 and 2001, and the results of its operations, changes in partners' equity and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 15, 2003, on our consideration of the partnership's internal control over financial reporting and on its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Johnson, Hickey & Murchison, P.C.
Certified Public Accountants

January 15, 2003


Johnson, Hickey & Murchison, P.C.
651 East Fourth Street, Suite 200
Chattanooga, TN 37403-1924
PHONE: 423-756-0052
FAX: 423-267-5945

                                INDEPENDENT AUDITORS' REPORT
                              -----------------------------

To the General Partners of
Brookwood Apartments, L.P.:

We have audited the accompanying balance sheets of Brookwood Apartments, L.P. as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Brookwood Apartments, L.P. as of December 31, 2002 and 2001, and the results of its operations, changes in partners' equity and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 14, 2003, on our consideration of the partnership's internal control over financial reporting and on its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Johnson, Hickey & Murchison, P.C.
Certified Public Accountants

January 14, 2003


Johnson, Hickey & Murchison, P.C.
651 East Fourth Street, Suite 200
Chattanooga, TN 37403-1924
PHONE: 423-756-0052
FAX: 423-267-5945

                                INDEPENDENT AUDITORS' REPORT
                            ----------------------------------

To the General Partners of
River Rest Apartments, L.P.:

We have audited the accompanying balance sheets of River Rest Apartments, L.P. as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of River Rest Apartments, L.P. as of December 31, 2002 and 2001, and the results of its operations, changes in partners' equity and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 14, 2003, on our consideration of the partnership's internal control over financial reporting and on its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Johnson, Hickey & Murchison, P.C.
Certified Public Accountants

January 14, 2003


Habif, Arogeti & Wynne, LLP
5565 Glenridge Connector, Suite 200
Atlanta, GA 30342
PHONE: 404-892-9651
FAX: 404-876-3913

                               INDEPENDENT AUDITORS' REPORT
                             -------------------------------

To the Partners
Royston Elderly Housing, L.P.

We have audited the accompanying balance sheets of ROYSTON ELDERLY HOUSING, L.P. (USDA Rural Development Case No. 10-059-582088484), a limited partnership, as of December 31, 2002 and 2001, and the related statements of operations, changes in partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration's Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of ROYSTON ELDERLY HOUSING, L.P. as of December 31, 2002 and 2001, and the results of its operations, its changes in partners' equity (deficit), and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, issued by the Comptroller General of the United States, we have also issued our report dated January 31, 2003, on our consideration of ROYSTON ELDERLY HOUSING, L.P.'s internal control and a report dated January 31, 2003, on its compliance with laws and regulations applicable to the financial statements. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audits.

Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Habif, Arogeti & Wynne, LLP
Certified Public Accountants

Atlanta, Georgia
January 31, 2003


Leavitt, Christensen & Co.
9100 W. Blackeagle Drive
Boise, ID 83709
PHONE: 208-322-6769
FAX: 208-322-7307

                                INDEPENDENT AUDITORS' REPORT
                           ----------------------------------

Managing General Partner
Heritage Park Associates Limited Partnership
Boise, Idaho

We have audited the accompanying balance sheets of Heritage Park Associates Limited Partnership, as of December 31, 2002 and 2001, and the related statements of operations, partners' capital (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America, the standards applicable to financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States, and the USDA, Rural Housing Service Audit Program issued in December 1989. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Heritage Park Associates Limited Partnership as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued reports dated January 16, 2003 on our consideration of Heritage Park Associates Limited Partnership's internal control and on its compliance with laws and regulations. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

The partnership has filed tax returns with the Internal Revenue Service which allow the partners to receive the benefit of a low income housing tax credit. Because the qualifying standards of the low income housing tax credit are different than the requirements of the loan agreement and the interest credit agreements, and due to the fact that the low income housing tax credit relates to income taxes which are the responsibility of the individual partners, the scope of these audits were not designed or intended to audit the compliance with the various low income housing tax credit laws. Therefore, these audits can not be relied on to give assurances with regard to compliance with any low income housing tax credit laws.

/s/ Leavitt, Christensen & Co.
Certified Public Accountants

January 16, 2003


Bob T. Robinson
2084 Dunbarton Drive
Jackson, MS 39216
PHONE: 601-982-3875
FAX: 601-982-3876

                               INDEPENDENT AUDITORS' REPORT
                           ---------------------------------

To the Partners
Elderly Housing of Pontotoc, L.P.

I have audited the accompanying balance sheet of Elderly Housing of Pontotoc, L.P. (RD Case number 28-058-640818315), as of December 31, 2002 and 2001, and the related statements of income, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. My responsibility is to express an opinion on these financial statements based on my audit.

I conducted my audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards, issued by the Comptroller General of the United States. Those standards require that I plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audits provide a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Elderly Housing of Pontotoc, L.P. as of December 31, 2002 and 2001 and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, I have also issued my report dated February 3, 2003 on my consideration of Elderly Housing of Pontotoc, L.P.,s internal control and on my tests of its compliance with certain provisions of laws, regulations, contracts and grants. This report is an integral part of the audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of my audit.

My audits were made for the purpose of forming an opinion on the financial statements taken as a whole. The supplemental information is presented for the purposes of additional analysis and is not a required part of the financial statements of Elderly Housing of Pontotoc, L.P. Such information has been subjected to the auditing procedures applied in the audit of the financial statements and, in my opinion, is fairly presented in all material respects in relation to the financial statements taken as a whole.

The annual budgets of Elderly Housing of Pontotoc, L.P. included in the accompanying prescribed form RD 1930-7 (Rev 7-00) have not been compiled or examined by me, and I do not express any form of assurance on them. In addition they may contain departures from guidelines for presentation of prospective financial information established by the American Institute of Certified Public Accountants. The actual results may vary from the presentation and the variations may be material.

/s/ Bob T. Robinson
Certified Public Accountant

February 3, 2003
Jackson, Mississippi


Donald W. Causey & Associates, P.C.
516 Walnut Street-P.O. Box 775
Gadsden, AL 35902
PHONE: 256-543-3707
FAX:  256-543-9800

                               INDEPENDENT AUDITORS' REPORT
                             -------------------------------

To the Partners
Lakeshore II, Ltd.
Tuskegee, Alabama

We have audited the accompanying balance sheets of Lakeshore II, Ltd., a limited partnership, RHS Project No.: 01-044-631056927 as of December 31, 2002 and 2001, and the related statements of operations, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted the audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that the audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Lakeshore II, Ltd., RHS Project No.: 01-044-631056927 as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

The audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 10 through 13 is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplemental information presented in the Multiple Family Housing Borrower Balance Sheet (Form FmHA 1930-8) Parts I and II for the year ended December 31, 2002 and 2001, is presented for purposes of complying with the requirements of the Rural Housing Services and is also not a required part of the basic financial statements. Such information has been subjected to the audit procedures applied in the audit of the basic financial statements and, in our opinion is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

In accordance with Government Auditing Standards, we have also issued a report dated February 27, 2003 on our consideration of Lakeshore II, Ltd.'s, internal control over financial reporting and on our tests of its compliance with certain provisions of laws and regulations.

/s/ Donald W. Causey & Associates, P.C.
Certified Public Accountants

Gadsden, Alabama

February 27, 2003


Donald W. Causey & Associates, P.C.
516 Walnut Street-P.O. Box 775
Gadsden, AL 35902
PHONE: 256-543-3707
FAX: 256-543-9800

                               INDEPENDENT AUDITORS' REPORT
                          -----------------------------------

To the Partners
Skyview Apartments, Ltd.
Troy, Alabama

We have audited the accompanying balance sheets of Skyview Apartments, Ltd., a limited partnership, RHS Project No.: 01-055-631086473 as of December 31, 2002 and 2001, and the related statements of operations, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted the audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration Audit Program. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that the audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Skyview Apartments, Ltd., RHS Project No.: 01-055-631086473 as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

The audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 10 through 13 is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplemental information presented in the Multiple Family Housing Borrower Balance Sheet (Form FmHA 1930-8) Parts I and II for the year ended December 31, 2002 and 2001, is presented for purposes of complying with the requirements of the Rural Housing Services and is also not a required part of the basic financial statements. Such information has been subjected to the audit procedures applied in the audit of the basic financial statements and, in our opinion is fairly stated in all material respects in relation to the basic financial statements taken as a whole

In accordance with Government Auditing Standards, we have also issued a report dated February 27, 2003 on our consideration of Skyview Apartments, Ltd.'s, internal control over financial reporting and on our tests of its compliance with certain provisions of laws and regulations.

/s/ Donald W. Causey & Associates, P.C.
Certified Public Accountants

Gadsden, Alabama
February 27, 2003


Donald W. Causey & Associates, P.C.
516 Walnut Street-P.O. Box 775
Gadsden, AL 35902
PHONE: 256-543-3707
FAX: 256-543-9800

                                INDEPENDENT AUDITORS' REPORT
                              --------------------------------

To the Partners
Meadowview Apartments, Ltd.
Greenville, Alabama

We have audited the accompanying balance sheets of Meadowview Apartments, Ltd., a limited partnership, as of December 31, 2002 and 2001, and the related statement of operations, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted the audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that the audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Meadowview Apartments, Ltd., as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

The audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 9 and 10 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the audit procedures applied in the audit of the basic financial statements and, in our opinion is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Donald W. Causey and Associates, P.C.
Certified Public Accountant

Gadsden, Alabama
February 26, 2003


Donald W. Causey & Associates, P.C.
516 Walnut Street-P.O. Box 775
Gadsden, AL 35902
PHONE: 256-543-3707
FAX: 256-543-9800

                                 INDEPENDENT AUDITORS' REPORT
                              --------------------------------

To the Partners
Applegate Apartments, Ltd.
Florence, Alabama

We have audited the accompanying balance sheets of Applegate Apartments, Ltd., a limited partnership, as of December 31, 2002 and 2001, and the related statements of operations, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted the audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that the audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Applegate Apartments, Ltd., as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

The audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 9 and 10 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the audit procedures applied in the audit of the basic financial statements and, in our opinion is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Donald W. Causey & Associates, P.C.
Certified Public Accountants

Gadsden, Alabama
February 24, 2003


Donald W. Causey & Associates, P.C.
516 Walnut Street-P.O. Box 775
Gadsden, AL 35902
PHONE: 256-543-3707
FAX: 256-543-9800

                               INDEPENDENT AUDITORS' REPORT
                            -----------------------------------

To the Partners
Heatherwood Apartments, Ltd.
Alexander City, Alabama

We have audited the accompanying balance sheets of Heatherwood Apartments, Ltd., a limited partnership, as of December 31, 2002 and 2001, and the related statement of operations, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted the audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that the audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Heatherwood Apartments, Ltd., as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

The audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information on pages 9 and 10 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the audit procedures applied in the audit of the basic financial statements and, in our opinion is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Donald W. Causey & Associates, P.C.
Certified Public Accountants

Gadsden, Alabama
February 12, 2003


Turk & Giles, CPAs, P.C.
2026 Connecticut-P.O. Box 3766
Joplin, MO 64803
PHONE: 417-623-8666
FAX: 417-623-4075

                                 INDEPENDENT AUDITORS' REPORT
                              ---------------------------------

To the Partners
Galena Seniors, L.P.
Joplin, Missouri 64804

We have audited the accompanying balance sheets of Galena Seniors, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of income, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in GOVERNMENT AUDITING STANDARDS issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Galena Seniors L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with GOVERNMENT AUDITING STANDARDS, we have also issued our report dated February 15, 2003 on our consideration of Galena Seniors, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, and contracts. Those reports are an integral part of an audit performed in accordance with GOVERNMENT AUDITING STANDARDS and should be read in conjunction with this report in considering the results of our audit.

Our audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplemental Letter on pages 15-17 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Turk & Giles, CPAs, P.C.
Certified Public Accountants

February 15, 2003


Turk & Giles, CPAs, P.C.
2026 Connecticut-P.O. Box 3766
Joplin, MO 64803
PHONE: 417-623-8666
FAX: 417-623-4075

                              INDEPENDENT AUDITORS' REPORT
                          ----------------------------------

To the Partners
Purdy Apartments, L.P.
Joplin, Missouri

We have audited the accompanying balance sheets of Purdy Apartments L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of income, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in GOVERNMENT AUDITING STANDARDS issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Purdy Apartments, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with GOVERNMENT AUDITING STANDARDS, we have also issued our report dated February 15, 2003 on our consideration of Purdy Apartments, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, and contracts. Those reports are an integral part of an audit performed in accordance with GOVERNMENT AUDITING STANDARDS and should be read in conjunction with this report in considering the results of our audits.

Our audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplemental Letter on pages 15-17 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Turk & Giles, CPAs, P.C.
Certified Public Accountants

February 15, 2003


Turk & Giles, CPAs, P.C.
2026 Connecticut-P.O. Box 3766
Joplin, MO 64803
PHONE: 417-623-8666
FAX: 417-623-4075

                              INDEPENDENT AUDITORS' REPORT
                           -------------------------------------

To the Partners
Aurora Seniors, L.P.
Joplin, Missouri 64804

We have audited the accompanying balance sheets of Aurora Seniors, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of income, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in GOVERNMENT AUDITING STANDARDS issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Aurora Seniors L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with GOVERNMENT AUDITING STANDARDS, we have also issued our report dated February 15, 2003 on our consideration of Aurora Seniors, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, and contracts. Those reports are an integral part of an audit performed in accordance with GOVERNMENT AUDITING STANDARDS and should be read in conjunction with this report in considering the results of our audit.

Our audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplemental Letter on pages 15-17 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Turk & Giles, CPAs, P.C.
Certified Public Accountants

February 15, 2003


Turk & Giles, CPAs, P.C.
2025 Connecticut-P.O. Box 3766
Joplin, MO 64803
PHONE: 417-623-8666
FAX: 417-623-4075

                               INDEPENDENT AUDITORS' REPORT
                             ------------------------------

To the Partners
Baxter Springs Seniors, L.P.
Joplin, Missouri 64804

We have audited the accompanying balance sheets of Baxter Springs Seniors, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of income, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in GOVERNMENT AUDITING STANDARDS issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Baxter Springs Seniors L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with GOVERNMENT AUDITING STANDARDS, we have also issued our report dated February 15, 2003 on our consideration of Baxter Springs Seniors, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, and contracts. Those reports are an integral part of an audit performed in accordance with GOVERNMENT AUDITING STANDARDS and should be read in conjuction with this report in considering the results of our audit.

Our audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplemental Letter on pages 15-17 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Turk & Giles, CPAs, P.C.
Certified Public Accountants

February 15, 2003


Turk & Giles, CPAs, P.C.
2026 Connecticut-P.O. Box 3766
Joplin, MO 64803
PHONE: 417-623-8666
FAX: 417-623-4075

                           INDEPENDENT AUDITORS' REPORT
                          ---------------------------------

To the Partners
Marionville Seniors, L.P.
Joplin, Missouri 64804

We have audited the accompanying balance sheets of Marionville Seniors, L.P. (a limited partnership) as of December 31, 2002 and 2001, and the related statements of income, partners' capital and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in GOVERNMENT AUDITING STANDARDS issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Marionville Seniors, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with GOVERNMENT AUDITING STANDARDS, we have also issued our report dated February 15, 2003 on our consideration of Marionville Seniors, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations and contracts. Those reports are an integral part of an audit perfomed in accordance with GOVERNMENT AUDITING STANDARDS and should be read in conjunction with this report in considering the results of our audits.

Our audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplemental Letter on pages 15-17 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Turk & Giles, CPAs, P.C.
Certified Public Accountants

February 15, 2003


Suellen Doubet, CPA
603 West Cherokee Street
Wagoner, OK 74467
PHONE: 918-485-8085
FAX: 918-485-3092

                                INDEPENDENT AUDITORS' REPORT
                             --------------------------------

To the Partners
of Cavalry Crossing:

I have audited the accompanying balance sheets of Cavalry Crossing (a Kansas Limited Partnership) as of December 31, 2002, and 2001 and the related statements of income, partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Company's management. My responsibility is to express an opinion on these financial statements based on my audit.

I conducted my audit in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that I plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audit provides a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Cavalry Crossing as of December 31, 2002, and 2001 and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

My audit was made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplementary information, The Schedule of Maintenance Expenses has been subjected to the audit procedures applied in the audit of the basic financial statements and, in my opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

In accordance with Government Auditing Standards, I have also issued a report dated March 11, 2003 on my consideration of Cavalry Crossing's compliance and on internal control over financial reporting. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of my audit.

/s/ Suellen Doubet, CPA
Certified Public Accountant
Wagoner, OK 74467
March 11, 2003


Suellen Doubet, CPA
603 West Cherokee Street
Wagoner, OK 74467
PHONE: 918-485-8085
FAX: 918-485-3092

                            INDEPENDENT AUDITORS' REPORT
                           ----------------------------

To the Partners
of Sycamore Landing:

I have audited the accompanying balance sheets of Sycamore Landing (a Kansas Limited Partnership) as of December 31, 2002, and 2001 and the related statements of income, partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Company's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that I plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audit provides a reasonable basis for my opinion

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Sycamore Landing as of December 31, 2002, and 2001 and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

My audit was made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplementary information, "The Schedule of Maintenance Expenses" has been subjected to the audit procedures applied in the audit of the basic financial statements and, in my opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

In accordance with Government Auditing Standards, I have also issued a report dated March 10, 2003 on my consideration of Sycamore Landing's compliance and on internal control over financial reporting. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of my audit.

/s/ Suellen Doubet, CPA
Certified Public Accountan
Wagoner, OK 74467
March 10, 2003


Suellen Doubet, CPA
603 West Cherokee Street
Wagoner, OK 74467
PHONE: 918-485-8085
FAX: 918-485-3092

                              INDEPENDENT AUDITORS' REPORT
                           ---------------------------------

To the Partners of
Parsons Village:

I have audited the accompanying balance sheets of Parsons Village (a Kansas Limited Partnership) as of December 31, 2002, and 2001 and the related statements of income, partners' equity, and cash flows for the years then ended. These financial statements are the responsibility of the Company's management. My responsibility is to express an opinion on these financial statements based on my audits.

I conducted my audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that I plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. I believe that my audit provides a reasonable basis for my opinion.

In my opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Parsons Village as of December 31, 2002 and December 31, 2001 and the results of its operations and its cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

My audit was made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplemental information is presented for purposes of additional analysis and is not a required part of the basic financial statements. The supplementary information, "The Schedule of Maintenance Expenses" has been subjected to the audit procedures applied in the audit of the basic financial statements and, in my opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

In accordance with Government Auditing Standards, I have also issued a report dated March 7, 2003 on my consideration of Parsons Village's compliance and on internal control over financial reporting. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of my audit.

/s/ Suellen Doubet, CPA
Certified Public Accountant
Wagoner, OK 74467
March 7, 2003


David G. Pelliccione, C.P.A., P.C.
329 Commercial Drive, Suite 120
Savannah, GA 31406
PHONE: 912-354-2334
FAX: 912-354-2443

                            INDEPENDENT AUDITORS' REPORT
                          -------------------------------

To The Partners
Brookstone Apartments, L.P.

We have audited the accompanying balance sheet of BROOKSTONE APARTMENTS, L.P., as of December 31, 2002 and 2001 and the related statement of operations, changes in partners' equity and cash flows for the years then ended. These financial statements are the responsibility of The Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing standards of the United States and Government Auditing Standards issued by the Comptroller General of the United States. These standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of BROOKSTONE APARTMENTS, L.P. as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the year then ended in conformity with generally accepted accounting principles of the United States.

In accordance with Government Auditing Standards, we have also issued our report dated February 10, 2003, on our consideration of BROOKSTONE APARTMENTS, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements of BROOKSTONE APARTMENTS, L.P.'s taken as a whole. The supplemental information on pages 9 through 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ David G. Pelliccione, C.P.A., P.C.
Certified Public Accountants
Savannah, Georgia
February 10, 2003


David G. Pelliccione, C.P.A., P.C.
329 Commercial Drive, Suite 120
Savannah, GA 31406
PHONE: 912-354-2334
FAX: 912-354-2443

                                INDEPENDENT AUDITORS' REPORT
                             --------------------------------

To The Partners
Brooks Hollow Apartments, L.P.

We have audited the accompanying balance sheet of BROOKS HOLLOW APARTMENTS, L.P., as of December 31, 2002 and 2001 and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of The Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit.

We conducted our audit in accordance with generally accepted auditing standards of the United States and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of BROOKS HOLLOW APARTMENTS, L.P., as of December 31, 2002 and 2001, and the results of its operations and its cash flows for the year then ended in conformity with generally accepted accounting principles of the United States.

In accordance with Government Auditing Standards, we have also issued our report dated February 10, 2003, on our consideration of BROOKS HOLLOW APARTMENTS, L.P.'s internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements of BROOKS HOLLOW APARTMENTS, L.P., taken as a whole. The supplemental information on pages 9 through 12 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audits of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ David G. Pelliccione, C.P.A., P.C.
Certified Public Accountants
Savannah, Georgia
February 10, 2003


Fentress, Brown, CPAs & Associates, LLC
8001 Ravines Edge Court, Suite 112
Columbus, OH 43235-5423
PHONE: 614-825-0011
FAX: 614-825-0014

                           INDEPENDENT AUDITORS' REPORT
                          -------------------------------

To the Partners of                                 Rural Housing Service
Morningside Villa Limited Partnership              Servicing Office
DBA Morningside Villa Apartments                   Findlay, Ohio
Mansfield, Ohio

We have audited the accompanying balance sheets of Morningside Villa Limited Partnership (a limited partnership), DBA Morningside Villa Apartments, Case No.
41-033-341704593, as of December 31, 2002 and 2001, and the related statements of income, changes in partners' equity (deficit), and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration "Audit Program" issued in December 1989. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Morningside Villa Limited Partnership, DBA Morningside Villa Apartments, Case No. 41-033-341704593, at December 31, 2002 and 2001, and the results of its operations, and cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards and the U.S. Department of Agriculture, Farmers Home Administration "Audit Program," issued in December 1989, we have also issued a report dated January 16, 2003, on our consideration of Morningside Villa Limited Partnership's internal control and on compliance with specific requirements applicable to Rural Housing Service Programs. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Fentress, Brown, CPAs & Associates, LLC
Certified Public Accountants
Columbus, Ohio
January 16, 2003


Fentress, Brown, CPAs & Associates, LLC
8001 Ravines Edge Court, Suite 112
Columbus, OH 43235-5423
PHONE: 614-825-0011
FAX:  614-825-0014

                             INDEPENDENT AUDITORS' REPORT
                           ------------------------------

To the Partners of                                     Rural Housing Service
Kenton Apartments Company Limited Partnership          Servicing Office
DBA Springbrook Commons                                Findlay, Ohio
Mansfield, Ohio

We have audited the accompanying balance sheets of Kenton Apartments Company Limited Partnership (a limited partnership), DBA Springbrook Commons, Case No. 41-033-0382999141, as of December 31, 2002 and 2001, and the related statements of income, changes in partners' equity (deficit) and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, and the U.S. Department of Agriculture, Farmers Home Administration "Audit Program," issued in December 1989. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Kenton Apartments Company Limited Partnership, DBA Springbrook Commons, Case No. 41-033-0382999141, at December 31, 2002 and 2001, and the results of its operations, and cash flows for the years then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards and the U.S. Department of Agriculture, Farmers Home Administration "Audit Program," issued in December 1989, we have also issued a report dated January 16, 2003, on our consideration of Kenton Apartments Company Limited Partnership's internal control and on compliance with specific requirements applicable to Rural Housing Service Programs. Those reports are an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

/s/ Fentress, Brown, CPAs & Associates, LLC
Certified Public Accountants
Columbus, Ohio
January 16, 2003


Bernard Robinson & Company, LLP
109 Muirs Chapel Rd.-P.O. Box 19608
Greensboro, NC 27419-9608
PHONE: 336-294-4494
FAX: 336-547-0840

                                   INDEPENDENT AUDITORS' REPORT
                                   -----------------------------

To the Partners
Lovingston Ridge, L.P.
Charlotte, North Carolina

We have audited the accompanying balance sheet of Lovingston Ridge, L.P. (A Virginia Limited Partnership) as of December 31, 2002, and the related statements of operations, partners' deficit, and cash flows for the year then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audit. The financial statements of Lovingston Ridge, L.P. as of December 31, 2001, were audited by other auditors whose report dated May 23, 2002, expressed an unqualified opinion on those statements.

We conducted our audit in accordance with auditing standards generally accepted in the United States of America and the standards applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Lovingston Ridge, L.P. as of December 31, 2002, and the results of its operations and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America.

In accordance with Government Auditing Standards, we have also issued our report dated January 31, 2003, on our consideration of the Partnership's internal control over financial reporting and our tests of its compliance with certain provisions of laws, regulations, contracts, and grants. That report is an integral part of an audit performed in accordance with Government Auditing Standards and should be read in conjunction with this report in considering the results of our audit.

Our audit was made for the purpose of forming an opinion on the basic financial statements taken as a whole. The supplementary information listed in the table of contents is presented for purposes of additional analysis ad is not a required part of the basic financial statements of the Partnership. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole.

/s/ Bernard Robinson & Company, LLP
Certified Public Accountants

January 31, 2003


Burrus, Paul & Turnbull, PLC
SunTrust Center, Suite 1230
Norfolk, VA 23510-2276
PHONE: 757-623-3236
FAX: 757-627-8603

                                   INDEPENDENT AUDITORS' REPORT
                                   -----------------------------

To the Partners
Lovingston Ridge
(A Limited Partnership)
Yorktown, Virginia

We have audited the balance sheets of Lovingston Ridge (A Limited Partnership), as of December 31, 2001 and 2000, and the related statements of operations, partners' equity and cash flows for the years then ended. These financial statements are the responsibility of the Partnership's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted in the United States of America and Government Auditing Standards issued by the Comptroller General of the United States. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of Lovingston Ridge (A Limited Partnership) as of December 31, 2001 and 2000, and the results of its operations and its cash flows for the years then ended in conformity with generally accepted accounting principles generally accepted in the United States of America.

/s/ Burrus, Paul & Turnbull PLC
Certified Public Accountants

May 23, 2002


Item 9.  Disagreements on Accounting and Financial Disclosures

   None.

PART III

Item 10.  Directors and Executive Officers of Gateway

   Gateway has no directors or executive officers. Gateway's affairs are managed and controlled by the Managing General Partner. Certain information concerning the directors and officers of the Managing General Partner are set forth below.

Raymond James Tax Credit Funds, Inc. - Managing General Partner

   Raymond James Tax Credit Funds, Inc. is the Managing General Partner and is responsible for decisions pertaining to the acquisition and sale of Gateway's interests in the Project Partnerships and other matters related to the business operations of Gateway. The officers and directors of the Managing General Partner are as follows:

Ronald M. Diner, age 59, is President and a Director. He is a Senior Vice President of Raymond James & Associates, Inc., with whom he has been employed since June 1983. Mr. Diner received an MBA degree from Columbia University (1968) and a BS degree from Trinity College (1966). Prior to joining Raymond James & Associates, Inc., he managed the broker-dealer activities of Pittway Real Estate, Inc., a real estate development firm. He was previously a loan officer at Marine Midland Realty Credit Corp., and spent three years with Common, Dann & Co., a New York regional investment firm. He has served as a member of the Board of Directors of the Council for Rural Housing and Development, a national organization of developers, managers and syndicators of properties developed under the RECD Section 515 program, and is a member of the Board of Directors of the Florida Council for Rural Housing and Development. Mr. Diner has been a speaker and panel member at state and national seminars relating to th e low-income housing credit.

J. Davenport Mosby, age 47, is a Vice President and a Director. He is a Senior Vice President of Raymond James & Associates, Inc. which he joined in 1982. Mr. Mosby received an MBA from the Harvard Business School (1982). He graduated magna cum laude with a BA from Vanderbilt University where he was elected to Phi Beta Kappa.

Sandra L. Furey, age 41, is Secretary, Treasurer. Ms. Furey has been employed by Raymond James & Associates, Inc. since 1980 and currently serves as Closing Administrator for the Gateway Tax Credit Funds.

Raymond James Partners, Inc. -

   Raymond James Partners, Inc. has been formed to act as the general partner, with affiliated corporations, in limited partnerships sponsored by Raymond James Financial, Inc. Raymond James Partners, Inc. is a general partner for purposes of assuring that Gateway and other partnerships sponsored by affiliates have sufficient net worth to meet the minimum net worth requirements of state securities administrators.

    Information regarding the officers and directors of Raymond James Partners, Inc. is included on page 68 of the Prospectus under the section captioned "Management" (consisting of pages 66 through 69 of the Prospectus) which is incorporated herein by reference.

Item 11.  Executive Compensation

    Gateway has no directors or officers.

Item 12.  Security Ownership of Certain Beneficial Owners and Management

    Neither of the General Partners own any units of the outstanding securities of Gateway as of March 31, 2003. Ronald M. Diner, President of Raymond James Tax Credit Funds, Inc. owns 5 units of Series 7. None of the other directors and officers own any units of the outstanding securities of Gateway as of March 31, 2003.

    Gateway is a Limited Partnership and therefore does not have voting shares of stock. To the knowledge of Gateway, no person owns of record or beneficially, more than 5% of Gateway's outstanding units.

Item 13. Certain Relationships and Related Transactions

    Gateway has no officers or directors. However, under the terms of the public offering, various kinds of compensation and fees are payable to the General Partners and its affiliates during the organization and operations of Gateway. Additionally, the General Partners will receive distributions from Gateway if there is cash available for distribution or residual proceeds as defined in the Partnership Agreement. The amounts and kinds of compensation and fees are described on pages 24 to 26 of the Prospectus under the caption "Management Compensation", which is incorporated herein by reference.

    The Payable to General Partners primarily represents the asset management fees owed to the General Partners at the end of the period. It is unsecured, due on demand and, in accordance with the limited partnership agreement, non-interest bearing. Within the next 12 months, the Managing General Partner does not intend to demand payment on the portion of Asset Management Fees payable classified as long-term on the Balance Sheet.

    The Payable to Project Partnerships represents unpaid capital contributions to the Project Partnerships and will be paid after certain performance criteria are met. Such contributions are in turn payable to the general partners of the Project Partnerships.

   For the periods ended March 31, 2003, 2002, and 2001 the General Partners and affiliates are entitled to compensation and reimbursement for costs and expenses incurred by Gateway as follows:
 



    Asset Management Fee - The Managing General Partner is entitled to receive an annual asset management fee equal to the greater of (i) $2,000 for each limited partnership in which Gateway invests, as adjusted by the Consumer Price Index or (ii) 0.275% of Gateway's gross proceeds from the sale of limited partnership interests. In either event (i) or (ii), the maximum amount may not exceed 0.2% of the aggregate cost (Gateway's capital contribution plus Gateway's share of the Properties' mortgage) of Gateway's interest in properties owned by the Project Partnerships. The asset management fee will be paid only after all other expenses of Gateway have been paid. These fees are included in the Statement of Operations.

 

2003
- ----

2002
- ----

2001
- ----

Series 7

$ 87,082

$ 87,394

$  87,683

Series 8

90,730

91,032

91,364

Series 9

49,865

50,027

50,178

Series 10

34,013

34,115

34,212

Series 11

28,518
- --------

28,770
- ---------

29,087
- --------

Total

$290,208
========

$ 291,338
=========

$ 292,524
=========

   General and Administrative Expenses - The Managing General Partner is reimbursed for general and administrative expenses of Gateway on an accountable basis. This expense is included in the Statement of Operations.

 

2003
- ----

2002
- ----

2001
- ----

Series 7

$ 32,765

$ 20,917

$  16,312

Series 8

36,127

23,062

17,985

Series 9

20,164

12,872

10,038

Series 10

12,601

8,045

6,274

Series 11

10,081
- --------

6,436
- ---------

5,019
- --------

Total

$111,738
========

$ 71,332
=========

$  55,628
=========


PART IV


Item 14.  Exhibits, Financial Statement Schedules and Reports on Form 8-K

   a.(1)  Financial Statements - see accompanying index to financial statements, Item 8.

   (2) Financial Statement Schedules -

   All other schedules are omitted because they are not applicable or not required, or because the required information is shown either in the financial statements or in the notes thereto.

   (3) Exhibit Index -

Table
Number                                                                        Page

1.1 Form of Dealer Manager Agreement, including Soliciting Dealer Agreement

1.2 Form of Escrow Agreement between Gateway Tax Credit Fund III Ltd. and First Union National Bank

3.1 The form of Partnership Agreement of the Partnership is included as Exhibit "A" to the Prospectus

3.1.1 Certificate of Limited Partnership of Gateway Tax Credit Fund III Ltd.

3.2 Articles of Incorporation of Raymond James Partners, Inc.

3.2.1 Bylaws of Raymond James Partners, Inc.*

3.3 Articles of Incorporation of Raymond James Tax Credit Funds, Inc.

3.3.1 Bylaws of Raymond James Tax Credit Funds, Inc.

3.4 Amended and Restated Agreement of Limited Partnership of Nottingham Apartments, Ltd.

3.5 Amended and Restated Agreement of Limited Partnership of Cedar Hollow Apartments Limited Partnership

3.6 Amended and Restated Agreement of Limited Partnership of Sunrise I Apartments Limited Partnership

5.1 Legality opinion of Riden, Earle & Kiefner, P.A. is included in Exhibit 8.1

8.1 Tax opinion and consent of Riden, Earle & Kiefner, P.A.

24.1  The consent of Spence, Marston, Bunch, Morris & Co.

24.1.1 The consent of Spence, Marston, Bunch, Morris & Co. to all references made to them in the Registration Statement and the inclusion therein of the financial statements of Raymond James Tax Credit Funds, Inc. and Raymond James Partners, Inc. for the fiscal year ended September 25, 1992

24.1.2 The consent of Spence, Marston, Bunch, Morris & Co. to all references made to them in the Registration Statement and the inclusion therein of the financial statements of Raymond James Tax Credit Funds, Inc. and Raymond James Partners, Inc. for the fiscal year ended September 25, 1992 and the Registrant for the period ended March 31, 1992

24.4 The consent of Riden, Earle, & Kiefner, PA to all references made to them in the Prospectus included as a part of the Registration Statement of Gateway Tax Credit Fund III Ltd., and all amendments thereto is included in their opinions filed as Exhibit 8.1 to the Registration Statement.

28.1 Table VI (Acquisition of Properties by Program) of Appendix II to Industry Guide 5, Preparation of Registration Statements Relating to Interests in Real Estate Limited Partnerships



*   Included with Form S-11, Registration No. 33-44238 and amendments and supplements thereto previously filed with the Securities and Exchange Commission.

b. Reports filed on Form 8-K - NONE


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 7
Apartment Properties


Partnership
- -----------


Location
- --------


# of Units
- ----------

Mortgage  
Loan Balance
- -------------

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

Pisgah, AL

Waterloo, NE

Mission, SD

Mountain City, TN

Falls City, NE

Bloomfield, NE

McCaysville, GA

New Tazewell, TN

Irvine, KY

Horton, KS

Manchester, GA

Waynesboro, GA

Lakeland, GA

Mt. Vernon, GA

Dawson, GA

Quitman, GA

Warm Springs, GA

Blue Ridge, GA

Elk Point, SD

Mountain View, AR

Dilley, TX

Elsa, TX

Gate City, VA

Jamestown, TN

Leander, TX

Louisa, KY

Crab Orchard, KY

Vardaman, MS

Paze, AZ

Jasper, GA

Ft. Scott, KS

Carson City, KS

Capa, KS

Pembroke, KY

Cynthiana, KY

Atoka, OK

Coalgate, OK

West Blocton, AL

Mountain Home. AR

18

24

44

40

24

24

40

44

24

24

42

24

30

24

48

24

22

41

24

48

28

40

42

40

36

36

12

24

32

40

40

24

24

16

24

24

24

24

32

577,529

755,968

2,011,335

1,306,747

800,079

793,822

1,191,088

1,392,889

785,918

763,012

1,198,180

669,034

828,350

736,428

1,420,494

664,732

670,780

1,088,847

816,678

1,201,271

719,586

1,029,975

1,451,082

1,213,976

909,708

1,186,341

348,308

727,306

1,235,833

1,175,195

1,409,766

784,487

758,763

508,947

775,368

674,636

674,099

771,967

142,188

     

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

     

$36,170,712

     

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 7
Apartment Properties

Cost At Acquisition
- --------------------

 




Partnership
- -----------




Land
- ----


Buildings, 
Improvements
and Equipment
- -------------

Net Improvements
Capitalized
Subsequent to
Acquisition
- ---------------

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

21,070

25,000

30,000

67,000

25,000

30,000

45,000

75,000

27,600

15,615

40,000

45,310

30,000

19,500

20,000

40,000

45,000

0

20,000

30,000

30,000

40,000

99,000

53,800

46,000

90,000

28,789

15,000

199,000

67,155

82,300

86,422

28,438

22,000

35,000

16,000

22,500

29,337

24,207

695,113

889,355

837,000

1,345,826

595,780

401,435

176,183

834,811

696,407

641,460

243,179

107,860

149,453

156,335

241,802

117,323

196,691

234,193

112,079

1,092,918

847,755

1,286,910

409,447

436,875

1,063,200

449,409

452,556

93,877

1,243,700

183,029

894,246

354,778

556,314

190,283

315,110

819,334

806,005

622,291

650,852

3,279

58,402

1,664,036

215,495

408,971

552,754

1,241,162

806,831

297,024

275,465

1,192,561

664,328

830,194

724,691

1,483,038

651,152

581,636

1,104,950

899,418

233,844

12,647

13,817

1,283,222

1,030,454

41,959

970,578

(1,684)

808,691

142,798

1,190,112

817,342

518,232

363,294

411,021

661,574

0

0

318,382

106,377

 

-----------

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

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

 

$ 1,666,043

$21,441,174

$22,578,047

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 7
Apartment Properties

Gross Amount At Which Carried At December 31, 2002
- --------------------



Partnership
- -----------



Land
- ----

Buildings, 
Improvements
and Equipment
- -------------



Total
- -----

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

21,070

28,197

31,702

67,000

37,000

55,940

45,000

75,000

27,600

15,615

49,455

34,500

29,600

19,500

40,000

30,000

20,000

0

62,700

38,614

30,000

40,000

99,000

53,800

166,949

90,000

28,789

15,000

199,000

67,000

94,995

40,028

39,000

22,000

35,000

16,000

22,500

29,337

24,207

698,392

944,560

2,499,334

1,561,321

992,751

928,249

1,417,345

1,641,642

993,431

916,925

1,426,285

782,998

980,047

881,026

1,704,840

778,475

803,327

1,339,143

968,797

1,318,148

860,402

1,300,727

1,692,669

1,467,329

984,210

1,419,987

450,872

902,568

1,386,498

1,373,296

1,698,893

919,404

909,046

601,304

976,684

819,334

806,005

940,673

757,228

719,462

972,757

2,531,036

1,628,321

1,029,751

984,189

1,462,345

1,716,642

1,021,031

932,540

1,475,740

817,498

1,009,647

900,526

1,744,840

808,475

823,327

1,339,143

1,031,497

1,356,762

890,402

1,340,727

1,791,669

1,521,129

1,151,159

1,509,987

479,661

917,568

1,585,498

1,440,296

1,793,888

959,432

948,046

623,304

1,011,684

835,334

828,505

970,010

781,436

 

-----------

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

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

 

$ 1,841,098

$43,844,165

$45,685,264

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 7
Apartment Properties
Partnership
- -----------


Accumulated
Depreciation
- ------------


Depreciable
Life
- -----------

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

200,292

272,323

907,377

607,439

319,857

355,667

471,766

628,457

265,812

379,683

453,171

259,728

332,511

271,303

557,948

256,518

276,314

467,482

296,133

384,678

181,222

325,457

634,276

556,612

419,070

395,542

133,419

233,816

560,615

445,348

463,550

351,417

357,786

169,183

267,398

332,301

333,141

302,658

154,644

5.0-40.0

7.0-40.0

5.0-27.5

7.0-27.5

5.0-30.0

5.0-30.0

5.0-27.5

7.0-27.5

5.0-40.0

5.0-25.0

5.0-25.0

10.0-30.0

10.0-30.0

5.0-30.0

7.0-27.5

10.0-30.0

5.0-40.0

5.0-25.0

5.0-40.0

12.0-40.0

5.0-50.0

7.0-50.0

7.0-27.5

7.0-27.5

7.0-30.0

5.0-40.0

5.0-40.0

5.0-40.0

7.0-27.5

5.0-27.5

12.0-40.0

7.0-27.5

7.0-27.5

5.0-40.0

5.0-40.0

5.0-25.0

5.0-25.0

7.0-27.5

7.0-27.5

 

-----------

 
 

$14,581,914

 
 

===========

 

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 8
Apartment Properties
Partnership
- -----------



Location
- --------



# of Units
- ----------


Mortgage  
Loan Balance
- ------------

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

Purdy, MO

Galena, KS

Antlers, OK

Holdenville, OK

Wetumka, OK

Marine City, MI

Marine City, MI

Antlers, OK

Bentonville, AR

Elgin, AL

Aurora, MO

Baxter Springs, KS

Bridgeport, AL

Collinsville, AL

Concordia, KS

Mountainburg, AR

Pierre, SD

Russellville, AL

Bridgeiport, NE

Auburn, NE

Kenton, OH

Grand Isle, ME

Van Buren, AR

Taylor, TX

Gainesboro, TN

Lynchburg, TN

Ridgely, TN

Newport, TN

Kirksville, MO

Arco, ID

Kenton, OH

Lovingston, VA

Pontotoc, MS

Rexburg, ID

Hustonville, KY

Jackson, KY

Louisville, GA

Clayton, GA

Dahlonega, GA

Jasper, GA

Russellville, KY

Tuskegee, AL

Cottondale, FL

16

24

24

24

24

32

24

36

24

24

28

16

24

24

24

24

25

24

16

16

32

16

29

44

44

33

20

34

24

24

46

64

36

30

16

24

32

36

41

24

24

36

25

457,937

605,309

635,468

721,424

655,903

1,030,866

798,401

1,085,703

560,069

746,219

723,592

426,488

751,275

731,637

680,356

709,773

884,382

739,510

588,539

606,209

968,650

959,157

764,801

1,240,543

1,459,028

1,094,313

652,429

1,141,553

679,852

826,686

1,422,034

2,218,407

1,097,322

1,231,374

520,836

892,389

950,952

1,097,641

1,361,146

755,265

780,032

1,146,987

759,910

     

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

     

$38,160,367

     

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 8

Cost At Acquisition
- --------------------

 




Partnership
- -----------




Land
- ----


Buildings, 
Improvements
and Equipment
- -------------

Net Improvements
Capitalized  
Subsequent to 
Acquisition  
- ----------------

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

64,823

19,200

26,000

15,000

19,977

117,192

72,252

50,529

15,220

33,250

164,350

13,800

43,218

15,145

65,000

20,000

121,000

35,000

29,000

20,100

31,163

20,000

40,000

105,335

28,148

56,269

13,000

50,750

50,000

18,000

61,699

178,985

40,500

99,658

20,000

140,000

45,762

57,500

108,000

50,000

24,600

45,000

36,000

493,596

362,505

761,859

877,598

792,876

1,134,974

901,745

1,270,510

743,269

912,974

716,471

418,296

873,748

879,334

776,131

863,990

933,872

867,785

686,959

373,018

1,152,691

1,180,210

954,717

1,185,923

1,780,090

1,288,452

118,127

431,259

188,140

611,963

785,703

2,215,782

312,296

492,781

672,270

942,599

113,295

123,401

135,053

158,025

422,778

273,501

911,975

22,449

399,029

0

0

0

39,726

26,477

0

0

(13,750)

25,453

120,372

15,148

11,577

(14,742)

0

63,623

0

11,808

379,236

5,963

(31,773)

0

239,509

3,952

11,637

694,560

922,530

593,352

491,167

934,357

333,152

987,308

959,260

4,130

3,978

1,017,028

1,167,063

1,416,126

717,850

504,352

1,106,260

344

 

-----------

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

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

 

$ 2,280,425

$32,092,541

$13,168,511

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 8

 

Gross Amount At Which Carried At December 31, 2002
- --------------------



Partnership
- -----------



Land
- ----

Buildings, 
Improvements
and Equipment
- -------------



Total
- -----

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

65,992

83,432

26,000

15,000

19,977

122,656

89,518

50,529

15,220

19,500

167,145

46,173

43,218

15,145

65,000

20,000

132,188

35,000

29,000

32,885

31,163

20,000

40,000

105,334

28,148

56,269

13,827

52,062

50,000

6,000

61,699

194,772

40,500

99,658

20,000

140,000

45,761

57,500

108,000

50,366

24,600

45,000

36,000

514,876

697,302

761,859

877,598

792,876

1,169,236

910,956

1,270,510

743,269

912,974

739,129

506,295

888,896

890,911

761,389

863,990

986,307

867,785

698,767

739,469

1,158,654

1,148,437

954,717

1,425,433

1,784,042

1,300,089

811,860

1,352,477

781,492

1,115,130

1,720,060

2,533,147

1,299,604

1,452,041

676,400

946,577

1,130,324

1,290,464

1,551,179

875,509

927,130

1,379,761

912,319

580,868

780,734

787,859

892,598

812,853

1,291,892

1,000,474

1,321,039

758,489

932,474

906,274

552,468

932,114

906,056

826,389

883,990

1,118,495

902,785

727,767

772,354

1,189,817

1,168,437

994,717

1,530,767

1,812,190

1,356,358

825,687

1,404,539

831,492

1,121,130

1,781,759

2,727,919

1,340,104

1,551,699

696,400

1,086,577

1,176,085

1,347,964

1,659,179

925,875

951,730

1,424,761

948,319

 

-----------

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

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

 

$ 2,420,237

$45,121,240

$47,541,477

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 8
Apartment Properties

Partnership
- -----------


Accumulated 
Depreciation
- ------------


Depreciable
Life   
- -----------

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

255,139

307,558

309,405

342,432

311,380

457,307

351,147

499,237

316,069

205,366

360,433

207,497

225,889

230,900

293,116

336,381

351,285

187,122

235,915

202,835

349,467

442,544

362,793

268,211

617,972

461,108

266,691

445,508

279,853

379,260

485,395

917,373

274,403

503,609

169,202

243,735

340,376

391,460

457,653

271,966

238,983

288,431

269,148

7.0-27.5

7.0-27.5

5.0-25.0

5.0-25.0

5.0-25.0

7.0-27.5

7.0-27.5

10.0-25.0

5.0-25.0

5.0-50.0

7.0-27.5

7.0-27.5

5.0-40.0

5.0-40.0

5.0-25.0

5.0-25.0

7.0-27.5

5.0-50.0

5.0-30.0

5.0-50.0

5.0-33.0

7.0-27.5

5.0-25.0

5.0-50.0

5.0-50.0

5.0-50.0

7.0-27.5

7.0-50.0

5.0-27.5

7.0-27.5

5.0-33.0

7.0-27.5

5.0-40.0

7.0-27.5

5.0-40.0

5.0-40.0

5.0-40.0

5.0-40.0

5.0-40.0

5.0-40.0

7.0-40.0

5.0-40.0

5.0-27.5

 

-----------

 
 

$14,711,554

 
 

===========

 

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 9
Apartment Properties
Partnership
- -----------



Location
- --------



# of Units
- ----------


Mortgage  
Loan Balance
- -------------

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Sreet

Manchester

Jay, OK

Lexington, TX

Stilwell, OK

Lake Park, GA

Lake Park, GA

Omega, GA

Watertown, SD

Pierre, SD

Marionville, MO

Lamar, AR

Heppner, OR

Centreville, AL

Troy, AL

Coffeyville, KS

Cumberland, KY

London, KY

Stanton, KY

Abernathy, TX

Pembroke, KY

Greenville, AL

Mt. Vernon, KY

Ragland, AL

Emporium, PA

Manchester, GA

24

24

16

24

42

36

24

24

20

24

24

24

36

40

24

24

24

24

24

24

24

24

32

18

649,107

617,133

464,642

738,185

1,452,112

1,129,117

918,870

950,566

561,878

712,024

823,073

785,739

1,129,640

1,409,117

788,190

732,692

799,178

621,643

794,797

652,718

769,241

773,531

1,358,915

588,276

     

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

     

$20,220,384

     

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 9
Apartment Properties

Cost At Acquisition
- --------------------

 




Partnership
- -----------




Land
- ----


Buildings, 
Improvements
and Equipment
- -------------

Net Improvements
Capitalized  
Subsequent to 
Acquisition  
- ---------------

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Sreet

Manchester

30,000

22,273

15,567

62,500

100,000

35,000

29,155

71,360

24,900

18,000

23,500

36,000

120,000

64,408

66,000

49,750

41,584

30,000

43,000

46,270

21,000

47,467

85,000

24,100

103,524

718,529

82,347

185,273

361,210

188,863

576,296

233,390

409,497

202,240

480,064

220,952

220,161

415,748

285,025

952,314

959,574

751,898

955,687

1,086,351

942,114

919,296

1,178,856

711,035

677,073

30,137

489,218

670,585

1,345,224

1,183,441

580,545

887,907

278,759

684,085

569,290

718,081

1,076,736

1,341,515

704,607

5,958

0

0

7,608

4,292

21,296

9,668

448,225

2,700

 

-----------

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

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

 

$1,106,834

$13,140,244

$11,736,950

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 9
Apartment Properties

Gross Amount At Which Carried At December 31, 2002
- --------------------



Partnership
- -----------



Land
- ----

Buildings, 
Improvements
and Equipment
- -------------



Total
- -----

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Sreet

Manchester

25,000

22,273

10,000

62,500

100,000

35,000

86,281

131,629

90,604

18,000

23,500

36,000

120,000

72,681

66,000

49,750

41,584

30,000

43,000

46,270

21,000

47,467

85,000

27,200

785,597

748,666

577,132

855,858

1,706,434

1,372,304

1,099,715

1,061,028

622,552

886,325

1,049,354

939,033

1,296,897

1,748,990

989,632

958,272

959,574

751,898

963,295

1,090,643

963,410

928,964

1,627,081

710,635

810,597

770,939

587,132

918,358

1,806,434

1,407,304

1,185,996

1,192,657

713,156

904,325

1,072,854

975,033

1,416,897

1,821,671

1,055,632

1,008,022

1,001,158

781,898

1,006,295

1,136,913

984,410

976,431

1,712,081

737,835

 

-----------

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

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

 

$1,290,739

$24,693,289

$25,984,028

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III -REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 9
Apartment Properties
Partnership
- -----------


Accumulated
Depreciation
- -------------


Depreciable
Life   
- -----------

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Sreet

Manchester

286,466

290,024

211,948

236,614

471,242

392,981

415,304

419,863

271,278

330,244

372,446

332,405

276,928

391,002

248,104

255,945

258,019

283,835

243,242

225,219

225,948

285,019

367,761

204,855

5.0-25.0

5.0-25.0

5.0-25.0

10.0-30.0

10.0-30.0

5.0-50.0

5.0-30.0

5.0-27.5

7.0-27.5

5.0-25.0

7.0-27.5

5.0-40.0

5.0-40.0

12.0-40.0

5.0-40.0

5.0-40.0

5.0-40.0

5.0-25.0

7.0-40.0

5.0-40.0

7.0-40.0

7.0-27.5

7.0-40.0

5.0-27.5

 

-----------

 
 

$ 7,296,692

 
 

===========

 

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 10
Apartment Properties
Partnership
- -----------



Location
- --------



# of Units
- ----------


Mortgage
Loan Balance
- ------------

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

Challis, ID

Albany, KY

Bonifay, FL

West Liberty, KY

Florence, AL

Alexander City, AL

Gaffney, SC

Donna, TX

Wellsville, NY

Tecumseh, NE

Clay City, KY

Irvine, KY

New Castle, KY

Stigler, OK

Huron, SD

24

24

18

32

36

36

28

50

24

24

24

24

24

20

21

841,116

773,746

540,549

1,077,585

1,114,105

896,305

998,537

1,418,371

1,050,805

863,302

808,739

806,041

802,009

590,631

641,405

     

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

     

$13,223,246

     

============

 

Cost At Acquisition
- --------------------

 




Partnership
- -----------




Land
- ----


Buildings, 
Improvements
and Equipment
- -------------

Net Improvements
Capitalized
Subsequent to
Acquisition
- ----------------

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

24,000

39,500

27,200

75,000

125,000

55,000

25,000

112,000

38,000

20,000

22,750

25,000

40,575

24,000

12,000

747,591

990,162

633,284

1,270,844

1,467,675

1,551,679

1,021,466

1,661,889

1,286,389

1,038,151

998,334

1,060,585

971,520

730,056

465,936

369,671

12,867

6,519

5,100

248,704

5,077

46,330

4,778

25,648

33,099

8,945

3,961

10,216

0

295,562

 

-------

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

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

 

$665,025

$15,895,561

$ 1,076,477

 

========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 10
Apartment Properties

Gross Amount At Which Carried At December 31, 2002
- --------------------



Partnership
- -----------



Land
- ----

Buildings, 
Improvements
and Equipment
- -------------



Total
- -----

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

7,600

39,500

27,200

75,000

125,000

55,000

25,000

112,000

38,000

21,500

22,750

25,000

40,575

24,000

73,366

1,133,662

1,003,029

639,803

1,275,944

1,716,379

1,556,756

1,067,796

1,666,667

1,312,037

1,069,750

1,007,279

1,064,546

981,736

730,056

700,132

1,141,262

1,042,529

667,003

1,350,944

1,841,379

1,611,756

1,092,796

1,778,667

1,350,037

1,091,250

1,030,029

1,089,546

1,022,311

754,056

773,498

 

-----------

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

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

 

$ 711,491

$16,925,572

$17,637,063

 

===========

============

============


Partnership
- -----------


Accumulated
Depreciation
- ------------


Depreciable
Life
- -----------

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

399,927

267,222

204,259

314,649

353,161

327,494

230,641

297,041

462,557

238,413

229,139

246,355

223,593

170,558

209,115

7.0-27.5

5.0-40.0

5.0-27.5

5.0-40.0

5.0-40.0

5.0-40.0

5.0-40.0

7.0-50.0

7.0-27.5

5.0-50.0

5.0-40.0

5.0-40.0

5.0-40.0

5.0-25.0

5.0-40.0

 

-----------

 
 

$4,174,124

 
 

===========

 

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 11
Apartment Properties
Partnership
- -----------



Location
- --------



# of Units
- ----------


Mortgage
Loan Balance
- -------------

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

Pinetop, AZ

Collinsville, AL

Eloy, AZ

Gila Bend, AZ

Dallas, GA

Tifton, GA

Cartersville, GA

Warsaw, VA

Royston, GA

Mokane, MO

Mountain Home, AR

Parsons, KS

32

24

24

36

40

36

10

56

25

8

32

38

1,307,147

680,938

644,396

968,129

852,035

879,551

93,417

2,648,991

740,485

237,913

92,764

1,088,226

     

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

     

$10,233,992

     

============

 

Cost At Acquisition
- --------------------

 




Partnership
- -----------




Land
- ----


Buildings, 
Improvements
and Equipment
- -------------

Net Improvements
Capitalized
Subsequent to
Acquisition
- ---------------

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

126,000

30,000

12,000

18,000

130,625

17,600

22,690

146,800

36,000

5,500

15,793

45,188

1,628,502

473,033

882,913

945,233

170,655

192,853

301,458

3,200,738

785,602

295,617

424,616

953,512

42,162

376,391

73,258

381,180

1,707,324

1,496,433

3,226

(3,434)

114,923

0

69,400

354,952

 

-----------

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

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

 

$606,196

$10,254,732

$4,615,815

 

===========

============

============


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002

SERIES 11
Apartment Properties

Gross Amount At Which Carried At December 31, 2002
- --------------------



Partnership
- -----------



Land
- ----

Buildings,
Improvements
and Equipment
- -------------



Total
- -----

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

130,695

30,000

12,000

18,000

130,650

17,327

22,690

146,800

36,000

5,500

15,793

38,437

1,665,969

849,424

956,171

1,326,413

1,877,954

1,689,559

304,684

3,197,304

900,525

295,617

494,017

1,315,215

1,796,664

879,424

968,171

1,344,413

2,008,604

1,706,886

327,374

3,344,104

936,525

301,117

509,809

1,353,652

 

-----------

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

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

 

$ 603,892

$14,872,852

$15,476,743

 

===========

============

============


Partnership
- -----------

Accumulated
Depreciation
- ------------

Depreciable
Life
- ------------

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

382,003

266,651

303,760

423,219

492,248

302,732

65,433

894,405

244,770

55,734

100,890

252,330

5.0-40.0

5.0-27.5

5.0-27.5

5.0-40.0

7.0-27.5

5.0-25.0

7.0-27.5

7.0-27.5

7.0-40.0

7.0-40.0

7.0-27.5

12.0-40.0

 

-----------

 
 

$ 3,784,175

 
 

===========

 

SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002
GATEWAY TAX CREDIT FUND III LTD.
NOTES TO SCHEDULE III

SERIES 7
Balance at beginning of period -
December 31, 2001
 Additions during period:
  Acquisitions through foreclosure
  Other acquisitions
  Improvements, etc.
  Other


 Deductions during period:
  Cost of real estate sold





$       0 
114,615 
36,284 

- ---------


842 
- ---------



$45,535,207 






150,899 



(842)
- -----------

Balance at end of period -
December 31, 2002




$45,685,264 
============

Reconciliation of Accumulated
Depreciation current year changes:

Balance at beginning of period -
December 31, 2001

  Current year expense
  Less Accumulated Depreciation of
  real estate sold





 

 

$13,115,126 

1,467,630 

(842)
- -----------

Balance at end of period -
December 31, 2002




$14,581,914 
============


SCHEDULE III -REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002
GATEWAY TAX CREDIT FUND III LTD.
NOTES TO SCHEDULE III

Series 8
Balance at beginning of period -
December 31, 2001
 Additions during period:
  Acquisitions through foreclosure
  Other acquisitions
  Improvements, etc.
  Other


 Deductions during period:
  Cost of real estate sold
  Other





$      0 
94,078 
3,025 

- -------


12,368 

- -------



$47,456,742 






97,103 




(12,368)
- -----------

Balance at end of period -
December 31, 2002



$47,541,477 
============

Reconciliation of Accumulated
Depreciation current year changes:

Balance at beginning of period -
December 31, 2001

  Current year expense
  Less Accumulated Depreciation of
  real estate sold
  Other

 





$13,207,423 

1,516,499 

(12,368)
0  
- -----------

Balance at end of period -
December 31, 2002




$14,711,554 
============


SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002
GATEWAY TAX CREDIT FUND III LTD.
NOTES TO SCHEDULE III

Series 9
Balance at beginning of period -
December 31, 2001
 Additions during period:
  Acquisitions through foreclosure
  Other acquisitions
  Improvements, etc.
  Other


 Deductions during period:
  Cost of real estate sold
  Other





$      0 
59,609 


- --------


870 

- --------



$25,925,289 






59,609 



(870)
- -----------

Balance at end of period -
December 31, 2002



$25,984,028 
============

Reconciliation of Accumulated
Depreciation current year changes:

Balance at beginning of period -
December 31, 2001

  Current year expense
  Less Accumulated Depreciation
  of real estate sold
  Other

 





6,489,753 

806,941 

(2)

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

Balance at end of period -
December 31, 2002




$ 7,296,692 
============


SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002
GATEWAY TAX CREDIT FUND III LTD.
NOTES TO SCHEDULE III

Series 10
Balance at beginning of period -
December 31, 2001
 Additions during period:
  Acquisitions through foreclosure
  Other acquisitions
  Improvements, etc.
  Other


 Deductions during period:
  Cost of real estate sold
  Other





$      0 
41,531 
3,535 

- --------




- --------



$17,591,997 






45,066 




- ----------

Balance at end of period -
December 31, 2002




$17,637,063 
============

Reconciliation of Accumulated
Depreciation current year changes:

Balance at beginning of period -
December 31, 2001

  Current year expense
  Less Accumulated Depreciation
  of real estate sold
Other

 





$ 3,710,595 

465,548 


(2,019)
- -----------

Balance at end of period -
December 31, 2002




$ 4,174,124 
============


SCHEDULE III - REAL ESTATE AND ACCUMULATED DEPRECIATION
OF PROPERTY OWNED BY PROJECT PARTNERSHIPS INVESTED IN
AS OF DECEMBER 31, 2002
GATEWAY TAX CREDIT FUND III LTD.
NOTES TO SCHEDULE III

Series 11
Balance at beginning of period -
December 31, 2001
 Additions during period:
  Acquisitions through foreclosure
  Other acquisitions
  Improvements, etc.
  Other


 Deductions during period:
  Cost of real estate sold
  Other





$      0 
78,373 
4,695 

- --------




- --------



$15,393,675 






83,068 



0
- -----------

Balance at end of period -
December 31, 2002

 


$15,476,743 
===========

Reconciliation of Accumulated
Depreciation current year changes:

Balance at beginning of period -
December 31, 2001

  Current year expense
  Less Accumulated Depreciation of
  real estate sold
  Other

 





$ 3,255,491 

528,684 



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

Balance at end of period -
December 31, 2002




$ 3,784,175 
===========


GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE
AS OF DECEMBER 31, 2002

SERIES 7

PARTNERSHIP

-----------


# OF
UNITS
- -----



BALANCE
- -------


INTEREST
RATE
- --------

MONTHLY
DEBT
SERVICE
- -------


TERM
(YEARS)
- ------

Nottingham

Cedar Hollow

Sunrise

Mountain City

Burbank

Washington

BrookStone

Tazewell

N. Irvine

Horton

Manchester

Waynesboro

Lakeland II

Mt. Vernon

Meadow Run

Spring Creek II

Warm Springs

Blue Ridge

Walnut

Pioneer

Dilley

Elsa

Clinch View

Jamestown

Leander

Louisa Sr.

Orchard Commons

Vardaman

Heritage Park

BrooksHollow

Cavalry Crossing

Carson City

Matteson

Pembroke

Robynwood

Atoka

Coalgate

Hill Creek

Cardinal

18

24

44

40

24

24

40

44

24

24

42

24

30

24

48

24

22

41

24

48

28

40

42

40

36

36

12

24

32

40

40

24

24

16

24

24

24

24

32

577,529

755,968

2,011,335

1,306,747

800,079

793,822

1,191,088

1,392,889

785,918

763,012

1,198,180

669,034

828,350

736,428

1,420,494

664,732

670,780

1,088,847

816,678

1,201,271

719,586

1,029,975

1,451,082

1,213,976

909,708

1,186,341

348,308

727,306

1,235,833

1,175,195

1,409,766

784,487

758,763

508,947

775,368

674,636

674,099

771,967

142,188

7.75%

7.75%

7.25%

7.75%

8.25%

8.25%

6.50%

7.25%

7.75%

7.75%

6.50%

6.50%

7.25%

6.50%

6.50%

6.50%

7.25%

7.25%

7.75%

8.25%

8.25%

7.75%

8.75%

7.25%

7.75%

7.25%

7.75%

7.25%

7.75%

6.50%

7.75%

7.25%

7.25%

7.25%

7.25%

7.25%

7.25%

6.50%

6.50%

4,041

5,115

12,842

8,853

5,725

5,674

6,970

8,916

5,311

5,160

6,991

3,899

5,290

4,294

8,284

3,835

4,276

2,372

5,528

8,516

5,143

6,976

11,046

7,770

6,755

7,622

2,676

4,634

8,360

6,854

9,545

5,005

4,845

3,296

5,078

4,392

4,384

4,491

948

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

   

$36,170,712
===========

     

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE
AS OF DECEMBER 31, 2002

SERIES 8

PARTNERSHIP
- -----------


# OF
UNITS
- -----



BALANCE
- -------


INTEREST
RATE
- --------

MONTHLY
DEBT
SERVICE
- -------


TERM
(YEARS)
- ------

Purdy

Galena

Antlers 2

Holdenville

Wetumka

Mariners Cove

Mariners Cove Sr.

Antlers

Bentonville

Deerpoint

Aurora

Baxter

Arbor Gate

Timber Ridge

Concordia Sr.

Mountainburg

Lincoln

Fox Ridge

Meadow View

Sheridan

Morningside

Grand Isle

Meadowview

Taylor

Brookwood

Pleasant Valley

Reelfoot

River Rest

Kirskville

Cimmaron

Kenton

Lovingston

Pontotoc

So. Brenchley

Hustonville

Northpoint

Brooks Field

Brooks Lane

Brooks Point

Brooks Run

Logan Heights

Lakeshore 2

Cottondale

16

24

24

24

24

32

24

36

24

24

28

16

24

24

24

24

25

24

16

16

32

16

29

44

44

33

20

34

24

24

46

64

36

30

16

24

32

36

41

24

24

36

25

457,937

605,309

635,468

721,424

655,903

1,030,866

798,401

1,085,703

560,069

746,219

723,592

426,488

751,275

731,637

680,356

709,773

884,382

739,510

588,539

606,209

968,650

959,157

764,801

1,240,543

1,459,028

1,094,313

652,429

1,141,553

679,852

826,686

1,422,034

2,218,407

1,097,322

1,231,374

520,836

892,389

950,952

1,097,641

1,361,146

755,265

780,032

1,146,987

759,910

7.75%

7.25%

7.25%

6.50%

6.50%

7.25%

7.25%

7.25%

7.75%

7.75%

7.25%

6.50%

6.50%

7.25%

6.50%

6.50%

8.25%

7.25%

7.25%

8.25%

7.25%

8.25%

7.25%

7.50%

6.50%

7.25%

7.25%

7.25%

7.25%

10.75%

7.25%

7.00%

7.25%

7.25%

6.50%

7.25%

7.25%

7.25%

7.25%

7.25%

7.25%

7.75%

7.75%

5,242

6,410

4,174

4,267

3,911

6,572

5,105

6,938

4,835

5,250

7,652

4,086

4,380

4,679

3,963

4,162

6,330

4,732

3,757

3,527

6,177

6,703

5,243

7,223

8,499

6,978

4,234

7,256

4,320

4,905

9,045

12,917

6,927

7,728

3,062

5,700

6,046

6,954

8,613

4,786

4,960

7,716

5,115

50

50

50

50

50

50

50

50

45

50

50

50

50

50

50

50

50

50

50

50

50

50

39

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

   

$38,160,367
===========

     

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE
AS OF DECEMBER 31, 2002

SERIES 9



PARTNERSHIP
- -----------


# OF
UNITS
- -----



BALANCE
- -------


INTEREST
RATE
- --------

MONTHLY
DEBT
SERVICE
- -------


TERM
(YEARS)
- ------

Jay

Boxwood

Stilwell 3

Arbor Trace

Arbor Trace 2

Omega

Cornell 2

Elm Creek

Marionville

Lamar

Mt. Glen

Centreville

Skyview

Sycamore

Bradford

Cedar Lane

Stanton

Abernathy

Pembroke

Meadowview

Town Branch

Fox Run

Maple Street

Manchester

24

24

16

24

42

36

24

24

20

24

24

24

36

40

24

24

24

24

24

24

24

24

32

18

649,107

617,133

464,642

738,185

1,452,112

1,129,117

918,870

950,566

561,878

712,024

823,073

785,739

1,129,640

1,409,117

788,190

732,692

799,178

621,643

794,797

652,718

769,241

773,531

1,358,915

588,276

7.25%

6.50%

7.25%

7.25%

7.25%

7.25%

7.25%

7.25%

6.50%

7.25%

6.50%

7.25%

7.25%

7.25%

7.03%

6.50%

7.25%

6.50%

7.25%

0.50%

7.25%

6.50%

7.25%

7.25%

4,167

3,666

3,038

4,700

9,235

7,193

5,862

6,060

5,308

4,593

4,797

4,998

7,199

8,979

5,008

4,383

5,120

3,673

5,070

3,006

4,973

4,510

8,632

3,740

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

50

20

50

50

50

50

   

$20,220,384
===========

     

GATEWAY TAX CREDIT FUND III LTD.
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE
AS OF DECEMBER 31, 2002

SERIES 10

PARTNERSHIP

-----------


# OF
UNITS
- -----



BALANCE
- -------


INTEREST
RATE
- --------

MONTHLY
DEBT
SERVICE
- -------

TERM

(YEARS)

------

Redstone

Albany

Oak Terrace

Wellshill

Applegate

Heatherwood

Peachtree

Donna

Wellsville

Tecumseh

Clay City

Irvine West

New Castle

Stigler

Courtyard

24

24

18

32

36

36

28

50

24

24

24

24

24

20

21

841,116

773,746

540,549

1,077,585

1,114,105

896,305

998,537

1,418,371

1,050,805

863,302

808,739

806,041

802,009

590,631

641,405

6.50%

6.50%

6.50%

7.25%

0.50%

0.50%

7.25%

6.50%

6.50%

7.25%

7.25%

7.25%

7.25%

7.25%

6.50%

4,905

4,570

3,150

6,843

4,937

4,301

6,379

8,252

6,316

5,481

5,158

5,137

5,131

3,764

3,729

50

50

50

50

20

20

50

50

50

50

50

50

50

50

50

   

$13,223,246
===========

     

SERIES 11

PARTNERSHIP
- -----------


# OF
UNITS
- -----



BALANCE
- -------


INTEREST
RATE
- --------

MONTHLY
DEBT
SERVICE
- -------

TERM

(YEARS)

------

Homestead

Mountain Oak

Eloy

Gila Bend

Creekstone

Tifton

Cass Towne

Warsaw

Royston

Red Bud

Cardinal

Parsons

32

24

24

36

40

36

10

56

25

8

32

38

1,307,147

680,938

644,396

968,129

852,035

879,551

93,417

2,648,991

740,485

237,913

92,764

1,088,226

6.50%

8.00%

6.00%

8.00%

11.00%

0.00%

3.00%

6.50%

6.75%

7.25%

6.50%

8.00%

7,411

2,745

3,460

6,428

5,235

2,077

1,417

15,387

4,414

1,458

1,348

6,243

50

50

50

50

30

42

10

50

50

50

50

50

   

$10,233,992
===========

     


SIGNATURES

   Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed by the following persons on behalf of the Registrant and in the capacities and on the dates indicated.

                   GATEWAY TAX CREDIT FUND III, LTD.
                 (A Florida Limited Partnership)
                          By: Raymond James Tax Credit Funds, Inc.




Date: June 24, 2003               By:/s/ Ronald M. Diner
                                  Ronald M. Diner
                                  President




Date: June 24, 2003               By:/s/ Sandra L. Furey
                                  Sandra L. Furey
                                  Secretary and Treasurer




Date: June 24, 2003               By:/s/ Carol Georges
                                  Carol Georges
                                  Vice President and Director of Accounting


CERTIFICATIONS*


I, Ron Diner, certify that:

1. I have reviewed this quarterly report on Form 10-K of Gateway Tax Credit Fund III, Ltd.;

2. Based on my knowledge, this quarterly report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this quarterly report;

3. Based on my knowledge, the financial statements, and other financial information include in this quarterly report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this quarterly report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this quarterly report is being prepared;

b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this quarterly report (the "Evaluation Date"); and

c) presented in this quarterly report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or persons performing the equivalent function):

a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to record, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and

b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls; and

6. The registrant's other certifying officers and I have indicated in this quarterly report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.





Date: June 24, 2003               By:/s/ Ronald M. Diner
                                  Ronald M. Diner
                                  President


I, Carol Georges, certify that:

1. I have reviewed this quarterly report on Form 10-K of Gateway Tax Credit Fund III, Ltd.;

2. Based on my knowledge, this quarterly report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this quarterly report;

3. Based on my knowledge, the financial statements, and other financial information include in this quarterly report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this quarterly report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

a) designed such disclosure controls and procedures to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this quarterly report is being prepared;

b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date within 90 days prior to the filing date of this quarterly report (the "Evaluation Date"); and

c) presented in this quarterly report our conclusions about the effectiveness of the disclosure controls and procedures based on our evaluation as of the Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our most recent evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or persons performing the equivalent function):

a) all significant deficiencies in the design or operation of internal controls which could adversely affect the registrant's ability to record, process, summarize and report financial data and have identified for the registrant's auditors any material weaknesses in internal controls; and

b) any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal controls; and

6. The registrant's other certifying officers and I have indicated in this quarterly report whether there were significant changes in internal controls or in other factors that could significantly affect internal controls subsequent to the date of our most recent evaluation, including any corrective actions with regard to significant deficiencies and material weaknesses.





Date: June 24, 2003               By:/s/ Carol Georges
                                  Carol Georges
                                  Vice President and Director of Accounting
                                  Secretary and Treasurer