UNITED STATES
                SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                            FORM 10-Q 

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

        For the quarterly period ended September 30, 1997

                  Commission file number 0-17651


                     HIGH CASH PARTNERS, L.P.
      (Exact name of registrant as specified in its charter)

          DELAWARE                               13-3347257
(State or other jurisdiction of               (I.R.S. Employer
 incorporation or organization)              Identification No.)

                     High Cash Partners, L.P.
                       (Sierra Marketplace)
                        c/o CB Commercial
                    5190 Neil Road, Suite 100
                     Reno, Nevada 89502-8500
             (Address of principal executive offices)


                         (212) 399-9193
      (Registrant's telephone number, including area code)

                               None
      (Former name, former address and former fiscal year,
                  if changed since last report)

Indicate by checkmark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months
(or for such shorter period that the registrant was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days.   


     Yes   X                                        No ________   

                    HIGH CASH PARTNERS, L.P.

                 FORM 10-Q - SEPTEMBER 30, 1997


                              INDEX



PART I - FINANCIAL INFORMATION

     ITEM 1 - FINANCIAL STATEMENTS

     BALANCE SHEETS - September 30, 1997 and 
       December 31, 1996                                    1


     STATEMENTS OF OPERATIONS - For the three 
          months ended September 30, 1997 and 
          1996 and the nine months ended 
          September 30, 1997 and 1996                       2


     STATEMENT OF PARTNERS' EQUITY - For the 
          nine months ended September 30, 1997              3


     STATEMENTS OF CASH FLOWS - For the nine 
          months ended September 30, 1997 and 1996          4


     NOTES TO FINANCIAL STATEMENTS                        5-8

     ITEM 2 - MANAGEMENT'S DISCUSSION AND ANALYSIS
          OF FINANCIAL CONDITION AND RESULTS OF 
          OPERATIONS                                     9-11


PART II - OTHER INFORMATION 

     ITEM 6 - EXHIBITS AND REPORTS ON FORM 8-K             12

SIGNATURES                                                 13


PART I - FINANCIAL INFORMATION
ITEM 1 - FINANCIAL STATEMENTS

                    HIGH CASH PARTNERS, L.P. 
                         BALANCE SHEETS 

                              September 30,        December 31, 
                                  1997                 1996 

ASSETS         
      Real estate, net        $  15,710,526        $  22,465,506 
      Cash and cash
        equivalents               2,581,911            1,774,565 
      Tenant receivables            219,103               78,929 
      Other assets                   74,691               93,509 
      Prepaid insurance
        premiums                      2,128               73,394 
                              $  18,588,359        $  24,485,903 

LIABILITIES AND PARTNERS' EQUITY
Liabilities         
      Deferred interest 
        payable               $  10,557,530        $   9,191,865 
      Mortgage loan payable       6,500,000            6,500,000 
      Accounts payable and 
        accrued expenses            133,714              125,520 
      Due to affiliates               4,390               78,817 
      Tenants' security 
        deposits payable             55,259               55,259 
      Distributions payable               -              305,007 
          Total liabilities      17,250,893           16,256,468 
                         
Commitments and contingencies           
Partners' equity         
      Limited partners' equity 
        (as restated) (96,472
        units issued and 
        outstanding)              1,324,102            8,147,151
      General partners'
        equity(as restated)          13,364               82,284 
        Total partners' equity    1,337,466            8,229,435 
                         
                              $  18,588,359        $  24,485,903 


                    HIGH CASH PARTNERS, L.P. 

                    STATEMENTS OF OPERATIONS 
                                   
                     For the three months    For the nine months 
                      ended September 30,    ended September 30, 
                      1997         1996      1997        1996 

 Revenues 
   Rental income   $ 661,520  $ 706,731  $ 1,994,399  $1,950,817
   Investment
     Income           27,416     18,909       73,170      46,628 
   Other income        1,390          -        5,320       1,641 
                     690,326    725,640    2,072,889   1,999,086 

Costs and expenses                 
   Mortgage loan 
     interest        469,654    415,942    1,365,665   1,221,767
   Operating         138,466    139,332      469,626     434,326 
   Depreciation and
     amortization     77,535    118,480      299,599     355,179 
   Partnership 
     management fees  75,369     75,369      226,107     226,107 
   Property manage-
     ment fees        19,846     21,202       59,834      58,918 
   Administrative     31,383     35,210       68,527     109,082 
   Write-down for 
     impairment            -          -    6,475,500           -  
                     812,253    805,535    8,964,858   2,405,379 
Net loss           $(121,927) $(79,895)  $(6,891,969) $ (406,293)

Net loss attribut-
  able to
   Limited
     partners      $(120,708) $(79,096)  $(6,823,049) $ (402,230)
   General part-
     ners             (1,219)     (799)      (68,920)     (4,063)
                   $(121,927) $(79,895)  $(6,891,969) $ (406,293)
Net loss per unit 
   of limited part-
   nership interest
   (96,472 units 
   outstanding)    $   (1.25) $  (0.82)  $    (70.73) $    (4.17)


                    HIGH CASH PARTNERS, L.P. 
                              
                 STATEMENT OF PARTNERS' EQUITY 




                           General       Limited       Total 
                          Partners'     Partners'     Partners' 
                           Equity        Equity        Equity 
                                   
Balance, January 1,
  1997                   $ (157,887)   $ 8,387,322  $ 8,229,435 
                              
Reallocation of 
  partners' equity          240,171       (240,171)           -

Balance, January 1,
  1997 (as restated)         82,284      8,147,151    8,229,435

Net loss for the nine
  months ended 
  September 30, 1997        (68,920)    (6,823,049)  (6,891,969)
                              
Balance, September 30,
  1997                   $   13,364    $ 1,324,102  $ 1,337,466 




















                    HIGH CASH PARTNERS, L.P. 
                    STATEMENTS OF CASH FLOWS 
                         
                                   For the nine months ended 
                                         September 30, 
                                   1997                 1996 

INCREASE (DECREASE) IN CASH 
AND CASH EQUIVALENTS          
                         
Cash flows from operating 
  activities        
    Net loss                    $(6,891,969)       $  (406,293)
    Adjustments to reconcile
      net loss to net cash
      provided by operating
      activities         
          Write-down for 
            impairment            6,475,500               -
          Deferred interest
            expense               1,365,665          1,221,767
          Depreciation and
            amortization            299,599            355,179 
    Changes in assets and 
      liabilities        
          Tenant receivables       (140,174)            13,012 
          Other assets               (1,301)            (4,819)
          Prepaid real estate
            taxes                       -                  793
          Prepaid insurance 
            premiums                 71,266             28,000
          Accounts payable and
            accrued expenses          8,194             18,221
          Due to affiliates         (74,427)            (1,964)
          Tenants' security 
            deposits payable            -                 (400)

               Net cash provided
                 by operating 
                 activities       1,112,353          1,223,496
<PAGE>
Cash flows from investing 
  activities        
    Additions to real estate            -              (30,400)

Cash flows from financing 
  activities        
    Distributions to partners      (305,007)          (915,022)

Net increase in cash and cash 
  equivalents                       807,346            278,074

Cash and cash equivalents, 
  beginning of period              1,774,565         1,407,276 

Cash and cash equivalents, 
  end of period                 $  2,581,911       $ 1,685,350




























                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


1.   INTERIM FINANCIAL INFORMATION

     The summarized financial information contained herein is
     unaudited; however, in the opinion of management, all
     adjustments (consisting only of normal recurring accruals)
     necessary for a fair presentation of such financial
     information have been included.  The accompanying financial
     statements, footnotes and discussions should be read in
     conjunction with the financial statements, related footnotes
     and discussions contained in the High Cash Partners, L.P.
     (the "Partnership") annual report on Form 10-K for the year
     ended December 31, 1996.  The results of operations for the
     nine months ended September 30, 1997 are not necessarily
     indicative of the results to be expected for the full year.

2.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Leases

     The Partnership accounts for its leases under the operating
     method.  Under this method, revenue is recognized as rentals
     become due, except for stepped leases, where revenue is
     averaged over the life of the lease.

     Depreciation

     Depreciation is computed using the straight-line method over
     the useful life of the property, which is estimated to be 40
     years.  The cost of the property represents the initial cost
     of the property to the Partnership plus acquisition and
     closing costs.  Repairs and maintenance are charged to
     operations as incurred.

     Write-down for impairment

     A write-down for impairment is recorded based upon a
     quarterly review of the property in the Partnership's
     portfolio.  Real estate property is carried at the lower of
     depreciated cost or estimated fair value.  In performing
     this review, management considers the estimated fair value

                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


     of the property, based upon the undiscounted future cash
     flows, as well as other factors, such as the current
     occupancy, the prospects for the property and the economic
     situation in the region where the property is located. 
     Because this determination of estimated fair value is based
     upon future economic events, the amounts ultimately realized
     upon a disposition may differ materially from the carrying
     value.

     A write-down is inherently subjective and is based upon
     management's best estimate of current conditions and
     assumptions about expected future conditions.  The
     Partnership may provide for additional write-downs in the
     future and such write-downs could be material.

     In performing its quarterly impairment review of the Sierra
     property, prior management determined that the aggregate
     undiscounted cash flows from the property over the
     anticipated holding period were below its net carrying value
     at March 31, 1997 and, therefore, an impairment existed. 
     Prior management performed an internal analysis of the fair
     value of the property, which indicated an estimated fair
     value of approximately $15,875,000.  Consequently, a
     write-down for impairment of $6,475,500 was recorded as of
     March 31, 1997.  

     Recently issued accounting pronouncement

     The Financial Accounting Standards Board issued Statement of
     Financial Accounting Standards No. 128, "Earnings per Share"
     in February, 1997.  This pronouncement establishes standards
     for computing and presenting earnings per share, and is
     effective for the Partnership's 1997 year-end financial
     statements.  The Partnership's management has determined
     that this standard will have no impact on the Partnership's
     computation or presentation of net income per unit of
     limited partnership interest.




                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


3.   CHANGE IN GENERAL PARTNER OWNERSHIP, CONFLICTS OF INTEREST
     AND TRANSACTIONS WITH RELATED PARTIES

     Until June 13, 1997, Resources High Cash, Inc. ("RHC"), a
     wholly-owned subsidiary of XRC Corp. ("XRC"), and Presidio
     AGP Corp. ("AGP"), a wholly-owned subsidiary of Presidio
     Capital Corp. ("Presidio"), were the general partners of the
     Partnership.  On June 13, 1997, RHC and AGP sold their
     general partnership interests to Pembroke HCP LLC ("Pembroke
     HCP") and Pembroke AGP Corp. ("Pembroke AGP"), respectively. 
     In the same transaction, XRC sold its 8,361 limited
     partnership units in the Partnership ("Units") to Pembroke
     Capital II LLC, an affiliate of Pembroke HCP and Pembroke
     AGP.  In September, 1997, Pembroke Capital II LLC acquired
     an additional 72 Units in the secondary market.

     The Partnership had been a party to a supervisory management
     agreement with Resources Supervisory Management Corp.
     ("Resources Supervisory"), an affiliate of RHC and AGP,
     pursuant to which Resources Supervisory performed certain
     property management functions.  Resources Supervisory
     performed such services through June 13, 1997.  Effective
     June 13, 1997, the Partnership terminated this agreement and
     entered into a similar agreement with Pembroke Realty
     Management LLC ("Pembroke Realty"), an affiliate of Pembroke
     HCP and Pembroke AGP.  A portion of the property management
     fees payable to Resources Supervisory and Pembroke Realty
     were paid to an unaffiliated management company, which had
     been engaged for the purpose of performing the property
     management functions that were the subject of the
     supervisory management agreement.  For the nine months ended
     September 30, 1997 and 1996, Resources Supervisory and
     Pembroke Realty collectively were entitled to receive
     $59,834 and $58,918,  respectively, of which $49,862 and
     $49,098, respectively, was payable to the unaffiliated
     management company.  No leasing activity compensation was
     paid to Resources Supervisory or Pembroke Realty for the
     quarters ended September 30, 1997 or 1996.  Current fees of
     $4,390 were payable to Pembroke Realty at September 30,
     1997, which were paid in the subsequent quarter.

                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


     Affiliates of RHC and AGP are engaged in businesses related
     to the acquisition and operation of real estate.  Resources
     Accrued Mortgage Investors 2 L.P. ("RAM 2"), whose managing
     general partner is owned by Presidio, made a zero coupon
     first mortgage loan to the Partnership.  See "Item 2. 
     Management's Discussion and Analysis of Financial Condition
     and Results of Operations   Liquidity and Capital
     Resources."

     Prior to the sale of the general partnership interest in the
     Partnership, Wexford Management LLC ("Wexford") had
     performed management and administrative services for
     Presidio, XRC and XRC's direct and indirect subsidiaries, as
     well as for the Partnership.  During the three months ended
     September 30, 1997 and 1996, reimbursable expenses paid to
     Wexford by the Partnership amounted to $0 and $18,391,
     respectively.

     For managing the affairs of the Partnership, the Managing
     General Partner is entitled to an annual partnership
     management fee equal to 1.25% of the gross offering
     proceeds.  For each of the quarters ended September 30, 1997
     and 1996, the Managing General Partner was entitled to a
     partnership management fee of $75,369.  Current fees
     aggregating $226,107 for the nine months ended September 30,
     1997 were payable to the former and current Managing General
     Partners, in their pro-rata shares.  Such fees amounted to
     $135,830 and $90,277, which were paid to the former and
     current Managing General Partners, respectively.

     The general partners are allocated 1% of the net income or
     losses of the Partnership, which amounted to losses of
     $2,563 and $799 in the quarters ended September 30, 1997 and
     1996, respectively.  They also are entitled to receive 1% of
     distributions.

4.   REAL ESTATE

     Real estate is summarized as follows:

                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


                         September 30,            December 31,
                             1997                    1996   

     Land                $   6,667,189          $   8,868,859
     Building and 
       improvements         12,791,547             17,065,377

                            19,458,736             25,934,236

     Accumulated
       depreciation         (3,748,210)            (3,468,730)
     
                         $  15,710,526          $  22,465,506


     A write-down for impairment of $6,475,500 was recorded as of
     March 31, 1997, of which $2,201,670 was allocated  to land
     and $4,273,830 to building and improvements.

5.   DISTRIBUTIONS PAYABLE

     Distributions payable are as follows:

                                                  December 31
                                                     1996       

     Limited partners                             $   301,957
     General Partners                                   3,050
                                                  $   305,007

     Such distributions were paid during the first quarter of
     1997.  No distributions were payable for the nine months
     ended September 30, 1997.








                    HIGH CASH PARTNERS, L.P.

                 NOTES TO FINANCIAL STATEMENTS


6.   PARTNERS' EQUITY

     The General Partners hold a 1% equity interest in the
     Partnership.  However, at the inception of the Partnership,
     the General Partners' equity account was credited only with
     the $1,000 of actual capital contributed in cash.  The
     Partnership's prior management determined that this
     accounting did not appropriately reflect the Limited
     Partners' and the General Partners' relative participations
     in the Partnership's net assets, since it did not reflect
     the General Partners' 1% equity interest in the Partnership. 
     Thus, the Partnership has restated its financial statements
     to reallocate $240,171 (1% of the gross proceeds raised at
     the Partnership's formation) of the partners' equity to the
     General Partners' equity account.  This reallocation was
     made as of the inception of the Partnership and all periods
     presented in the financial statements have been restated to
     reflect the reallocation.  The reallocation has no impact on
     the Partnership's financial position, results of operations,
     cash flows, distributions to partners, or the partners' tax
     basis capital accounts.

7.   DUE TO AFFILIATES

     Due to affiliates are as follows:

                         September 30,            December 31,
                             1997                    1996   

     Partnership Manage-
       ment Fee           $       -               $   75,369
     Supervisory Property
       Management Fee          4,390                   3,448

                          $    4,390              $   78,817

     Such amounts were paid during October, 1997 and February,
     1997, respectively.



                    HIGH CASH PARTNERS, L.P.


ITEM 2 -  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
          CONDITION AND RESULTS OF OPERATIONS

     Liquidity and Capital Resources

     The Partnership's sole property is a community shopping
     center located in Reno, Nevada containing approximately
     233,000 square feet of net rentable area.

     The Partnership uses working capital reserves set aside from
     the net proceeds of its public offering and undistributed
     cash flow from operations as its primary measure of
     liquidity.  The Partnership's working capital reserves
     initially consisted of 5% of the gross proceeds from its
     public offering that were set aside.  As of September 30,
     1997, working capital reserves amounted to approximately
     $2,684,470, which may be used to fund capital expenditures,
     insurance, real estate taxes and loan payments.  All
     expenditures made during the quarter ended September 30,
     1997 were funded from cash flow from operations.

     At September 30, 1997, the total amount outstanding on the
     Partnership's mortgage loan payable to RAM 2 was
     $17,057,730, which included deferred interest payable of
     $10,557,530.  The mortgage does not permit a prepayment
     before March 1, 1999, and, therefore, the Partnership may
     not be able to refinance the mortgage before that date.  At
     March 1, 1999, the total amount outstanding on the mortgage
     is expected to be approximately $20,000,000.  If the value
     of the property does not exceed $20,000,000 at March 1,
     1999, the Partnership may not be able to refinance the
     mortgage at that time.  The mortgage matures on February 28,
     2001.  At that time, the total amount outstanding on the
     mortgage is expected to be approximately $25,000,000.  If
     the value of the property at that time does not exceed
     $25,000,000, the Partnership may lose its entire investment
     in the property.  In that connection, in the first quarter
     of 1997, the value of the property was written down to
     $15,875,000.

     The mortgage further requires the Partnership to provide RAM
     2 with a current appraisal of the Partnership's property
     upon RAM 2's request.  If it is determined, based upon the
     requested appraisal, that the sum of (i) the principal
     balance of the mortgage loan plus all other then outstanding
     indebtedness secured by the property and (ii) all accrued
     and unpaid interest on the mortgage at 6.22% per annum,
     compounded monthly (that sum, the "Measurement Amount"),
     exceeds 85% of the appraised value, an amount equal to such
     excess would become immediately due and payable to RAM 2.  

     To date, the lender has not requested an appraisal, and
     there can be no assurance that, if the lender requests an
     appraisal, 85% of the appraised value at that time will
     equal the Measurement Amount.  At September 30, 1997, the
     Measurement Amount was approximately $11,071,000, which was
     approximately $2,423,000 less than 85% of the $15,875,000
     value to which the property was written down in the first
     quarter of 1997.  As interest on the mortgage accrues, the
     Measurement Amount will increase, and, therefore, unless the
     value of the property increases sufficiently from the value
     to which it was written down in the first quarter of 1997,
     the Measurement Amount eventually will exceed 85% of the
     appraised value of the property. 

     Levitz Furniture Corporation ("Levitz"), which recently
     sought protection under Chapter 11 of the Bankruptcy Code,
     has obtained bankruptcy court authorization to close its
     store at space Levitz occupies at the Partnership's
     property.  Levitz also is authorized to reject the lease on
     ten days' prior written notice to the Partnership, in which
     event the Partnership intends to file a claim for damages
     arising from the rejection.  Levitz also may seek a court
     order to authorize the assignment of the lease to a third
     party.  

     Levitz occupies approximately 23% of the space at the
     Partnership's property (i.e., approximately 53,000 square
     feet out of approximately 233,000 square feet of total net
     rentable area).  Rent under the lease for each of the nine-
     month periods ended September 30,1996 and 1997 was
     approximately $320,000, which was approximately 16% of the
     Partnership's total rental income in each such period. 

     The Levitz space is expected to become vacant for at least
     some period, which will result in a loss of income and which
     may adversely affect the surrounding tenants, particularly
     in light of the limited visibility those tenants have to the
     main thoroughfare.  See "Real Estate Market" below.  The
     Partnership is actively seeking a substitute tenant. 
     However, there can be no assurance the Partnership will
     succeed in finding a substitute tenant promptly or on terms
     comparable to those under the existing lease.  In addition,
     the Partnership expects to make substantial expenditures in
     order to secure a substitute tenant and in connection with a
     new lease.

     The level of leasing activity cannot be predicted,
     particularly in light of the Levitz situation.  
     Accordingly, the Partnership cannot accurately estimate
     further capital expenditures.  As a consequence, there can
     be no assurance the Partnership will have sufficient
     liquidity both to make such capital expenditures, and to
     make the payments that may be required under the terms of
     the RAM  2 loan.  If there is a default on the RAM 2 loan,
     the Partnership would be materially and adversely affected. 
     Consequently, the Partnership has declared no distribution
     payable for the nine months ended September 30, 1997 and
     will not declare any distribution for the foreseeable future
     in order to build up cash reserves.

     Real estate market

     A substantial decline in the market value of the
     Partnership's property reflects real estate market
     conditions in the vicinity of that property.  Recently built
     shopping centers in the vicinity have increased competition
     for tenants.  This competitive factor, together with the
     fact that much of the unleased space in the Partnership's
     property (including the Levitz space) has only limited
     visibility to the main thoroughfare and the fact that the
     space occupied by Levitz is expected to become vacant for at
     least some period, have hindered the lease-up of space.  As
     a result, the Partnership's investment in its property is at
     risk.

     Write-down for impairment

     A write-down for impairment is recorded based upon a
     quarterly review of the property in the Partnership's
     portfolio.  Real estate property is carried at the lower of
     depreciated cost or estimated fair value.  In performing
     this review, management considers the estimated fair value
     of the property based upon the undiscounted future cash
     flows, as well as other factors, such as the current
     occupancy situation in the region where the property is
     located. Because this determination of estimated fair value
     is based upon future economic events, the amounts ultimately
     realized upon a disposition may differ materially from the
     carrying value.

     A write-down is inherently subjective and is based upon
     management's best estimate of current conditions and
     assumptions about expected future conditions.  The
     Partnership may provide for additional write-downs in the
     future and such write-downs could be material.

     In performing its quarterly impairment review of the Sierra
     property during the first quarter of 1997, prior management
     determined that the aggregate undiscounted cash flows from
     the property over the anticipated holding period were below
     its net carrying value at March 31, 1997 and, therefore, an
     impairment existed.  Prior management performed an internal
     analysis of the property, which indicated an estimated fair
     value of approximately $15,875,000.  Consequently, a
     write-down for impairment of $6,475,500 was recorded as of
     March 31, 1997.  An additional write-down for impairment was
     not required for the three months ended September 30, 1997
     and 1996.

     Results of operations

     Revenues increased for the nine months ended September 30,
     1997 compared with the corresponding period in 1996,
     primarily due to an increase in base rentals in the first
     six months in 1997 and an increase in interest income
     throughout the first nine months in 1997, in each case
     compared with the corresponding periods in 1996.  However,
     revenues decreased in the three months ended September 30,
     1997 compared with the corresponding period in 1996,
     primarily due to price escalation billings paid in the 1996
     period in respect of earlier periods.

     Costs and expenses increased for both the nine and three
     months ended September 30, 1997 compared with the
     corresponding periods in 1996, primarily due to the
     $6,475,500 write-down for impairment recorded in the first
     quarter of 1997 and an increase in mortgage interest
     expense, partially offset by a decrease in general and
     administrative expenses.  Mortgage interest expense
     increased due to the compounding effect from the deferral of
     the interest expense on the zero coupon mortgage;  interest
     expense increased by $53,712 and $143,898, respectively, for
     the nine and three months ended September 30, 1997 compared
     with the corresponding periods in 1996. General and
     administrative expense decreased as a result of actual 1996
     payroll costs being less than anticipated and reversed in
     1997.

     As a result of the foregoing, the net loss increased for
     both the nine and three months ended September 30, 1997
     compared with the corresponding periods in 1996.  For the
     nine months ended September 30, 1997, the net loss was
     $6,901,684 compared with $406,293 for the corresponding
     period in 1996.  For the three months ended September 30,
     1997, the net loss was $121,927 compared with $79,895 for
     the corresponding period in 1996.












PART II - OTHER INFORMATION

ITEM 6. - EXHIBITS AND REPORTS ON FORM 8-K

     (a)  Exhibits:   None

     (b)  Reports on Form 8-K: None.























                           SIGNATURES


Pursuant to the requirements of the Securities Exchange Act of
1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned thereunto duly authorized.



                              HIGH CASH PARTNERS, L.P.
     
                              By:  Pembroke HCP, LLC
                                   Managing General Partner




                              By:  Pembroke Companies, Inc.,
                                   Managing Member



Dated:  November 14, 1997     By:  /s/ Lawrence J. Cohen 
                                   Lawrence J. Cohen
                                   President and Principal
                                   Financial and Accounting
                                   Officer