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


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

                                    FORM 10-Q

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

                  For the quarterly period ended June 30, 2000

                         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
incorporatiom or organization)                         Identification No.)

                            High Cash Partners, L.P.
                           c/o Colliers International
                          5310 Kietzke Lane, Suite 105
                               Reno, Nevada 89511
                    (Address of principal executive offices)

                                 (212) 350-9900
              (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
                                     ____      ____

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

<PAGE>


                            HIGH CASH PARTNERS, L.P.

                            FORM 10-Q - JUNE 30, 2000

                                      INDEX


PART I - FINANCIAL INFORMATION


     ITEM 1 - FINANCIAL STATEMENTS


          BALANCE SHEETS - June 30, 2000 and December 31, 1999................1


          STATEMENTS OF OPERATIONS - For the three and six months ended
             June 30, 2000 and 1999...........................................2


          STATEMENT OF PARTNERS' DEFICIT - For the six months ended
             June 30, 2000....................................................3


          STATEMENTS OF CASH FLOWS - For the six months ended
             June 30, 2000 and 1999...........................................4


          NOTES TO FINANCIAL STATEMENTS.......................................5

     ITEM 2 - MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
              CONDITION AND RESULTS OF OPERATIONS.............................7


PART II - OTHER INFORMATION

     ITEM 6 - EXHIBITS AND REPORTS ON FORM 8-K................................10


SIGNATURES....................................................................11

                                     - i -

<PAGE>


PART I - FINANCIAL INFORMATION


     This report contains statements that constitute  forward-looking statements
within the  meaning of the  Private  Securities  Litigation  Reform Act of 1995.
Those  statements  appear in a number of places  herein and  include  statements
regarding  the  intent,  belief  or  current  expectations  of the  Partnership,
primarily with respect to the future operating performance of the Partnership or
related developments.  Any such forward-looking statements are not guarantees of
future performance and involve risks and  uncertainties,  and actual results and
developments may differ from those described in the  forward-looking  statements
as a result of various  factors,  many of which are  beyond  the  control of the
Partnership.


ITEM 1 - FINANCIAL STATEMENTS

                            HIGH CASH PARTNERS, L.P.

                                 BALANCE SHEETS


                                            (unaudited)
                                              June 30,          December 31
                                                2000                1999
                                          ---------------    -----------------

ASSETS
    Real estate, net                      $   14,882,160      $   15,040,394
    Cash and cash equivalents                    361,742             957,503
    Tenant receivables, net                       28,787              66,632
    Other assets                                  93,668              99,967
    Prepaid insurance premiums                     7,458              28,136
                                          ---------------    -----------------
                                          $   15,373,815      $   16,192,632
                                          ===============    =================

LIABILITIES AND PARTNERS' EQUITY

LIABILITIES
    Mortgage loan payable                 $    6,500,000      $    6,500,000
    Deferred interest payable                 16,687,733          15,435,131
    Accounts payable and accrued expenses         42,908              69,681
    Due to affiliates                                 --               1,542
    Tenants' security deposits payable            68,129              68,867
                                          ---------------    -----------------
                                          $   23,298,770      $   22,075,221


Commitments and contingencies

PARTNERS' EQUITY (DEFICIT)
    Limited partners' equity (deficit)        (7,845,703)         (5,823,761)
     (96,472 units issued and outstanding)
    General partners' equity (deficit)           (79,252)            (58,828)
                                          ---------------    -----------------
     Total partners' equity (deficit)         (7,924,955)         (5,882,589)
                                          ---------------    -----------------
                                          $   15,373,815      $   16,192,632
                                          ===============    =================

See notes to financial statements.



                                       1
<PAGE>



                            HIGH CASH PARTNERS, L.P.

                            STATEMENTS OF OPERATIONS

                                   (UNAUDITED)



<TABLE>
<CAPTION>
                                    For the three months ended      For the six months ended
                                             June 30,                       June 30,
                                    --------------------------    --------------------------
                                         2000         1999            2000           1999
                                    -----------    -----------    -----------    -----------
<S>                                 <C>            <C>            <C>            <C>
Revenues
 Rental income                      $   647,510    $   624,378    $ 1,307,415    $ 1,179,162
 Interest income                          8,043         25,822         15,150         68,962
 Other income                              --             --             --           10,741
                                    -----------    -----------    -----------    -----------
                                        655,553        650,200      1,322,565      1,258,865
                                    -----------    -----------    -----------    -----------

Costs and expenses
  Mortgage loan interest                631,551        564,815      1,252,602      1,120,241
  Operating                             126,478        129,574        245,282        264,938
  Depreciation and amortization          88,070         90,168        178,894        180,338
  Partnership management fees            75,369         75,369        150,738        150,738
  Property management fees               19,657         18,014         40,474         35,584
  Administrative                         29,883         30,200         46,938         53,210
                                    -----------    -----------    -----------    -----------
                                        971,008        908,140      1,914,928      1,805,049
                                    -----------    -----------    -----------    -----------
Net loss                            $  (315,455)   $  (257,940)   $  (592,363)   $  (546,184)
                                    ===========    ===========    ===========    ===========

NET LOSS ATTRIBUTABLE TO
  Limited partners                  $  (312,300)   $  (255,361)   $  (586,439)   $  (540,722)
  General partners                       (3,155)        (2,579)        (5,924)        (5,462)
                                    -----------    -----------    -----------    -----------
                                    $  (315,455)   $  (257,490)   $  (592,363)   $  (546,184)
                                    ===========    ===========    ===========    ===========

Net loss per unit of limited
partnership interest (96,472
units outstanding)                  $     (3.23)   $     (2.65)   $     (6.07)   $     (5.60)
                                    -----------    -----------    -----------    -----------
</TABLE>


See notes to financial statements.


                                       2
<PAGE>

                            HIGH CASH PARTNERS, L.P.


                     STATEMENT OF PARTNERS' EQUITY (DEFICIT)


                                   (UNAUDITED)



                                 General
                                Partners'        Limited
                                 Equity       Partners'Equity   Total Partners'
                                (Deficit)       (Deficit)      Equity (Deficit)
                             --------------   ---------------  ----------------
Balance, January 1, 2000      $   (58,828)     $(5,823,761)      $(5,882,589)

Net loss for the six months
ended June 30, 2000                (5,924)        (586,439)         (592,363)

                             --------------   ---------------  ----------------
Distributions to Partners         (14,500)      (1,435,503)       (1,450,003)
                             --------------   ---------------  ----------------
Balance, June 30, 2000        $   (79,252)     $(7,845,703)      $(7,924,955)
                             ==============   ===============  ================












See notes to financial statements.


                                       3
<PAGE>



                            HIGH CASH PARTNERS, L.P.

                            STATEMENTS OF CASH FLOWS

                                   (UNAUDITED)

<TABLE>
<CAPTION>

                                                                For the six months ended
                                                                       June 30,
                                                               ---------------------------
                                                                   2000           1999
                                                               ------------   ------------
INCREASE (DECREASE) IN CASH AND CASH
EQUIVALENTS

<S>                                                              <C>            <C>
Cash flows from operating activities
   Net loss                                                    $  (592,363)   $  (546,184)
   Adjustments to reconcile net loss to net cash provided by
     operating activities
       Deferred interest expense                                 1,252,602      1,120,242
       Depreciation and amortization                               178,894        180,338
   Changes in operating assets and liabilities
       Tenant receivables                                           37,845         22,412
       Other assets                                                (14,361)        (8,742)
       Prepaid insurance premiums                                   20,678         18,114
       Accounts payable and accrued expenses                       (26,773)       (21,798)
       Due to affiliates                                            (1,542)         3,002
       Tenants' security deposits payable                             (738)          --
                                                               -----------    -----------
       Net cash provided by operating activities                   854,242        767,384
                                                               -----------    -----------

Cash flows from financing activities
   Distributions to partners                                    (1,450,003)    (4,100,000)
                                                               -----------    -----------

Net decrease in cash and cash equivalents                         (595,761)    (3,332,616)

Cash and cash equivalents, beginning of period                     957,503      4,270,688
                                                               -----------    -----------

Cash and cash equivalents, end of period                       $   361,742    $   938,072
                                                               ===========    ===========
</TABLE>


See notes to financial statements.


                                       4
<PAGE>



                            HIGH CASH PARTNERS, L.P.

                          NOTES TO FINANCIAL STATEMENTS

                                   (UNAUDITED)



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, 1999.  The results
         of  operations  for  the  six  months  ended  June  30,  2000  are  not
         necessarily indicative of the results to be expected for the full year.

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

         On June 13, 1997,  Resources High Cash,  Inc.  ("RHC") and Presidio AGP
         Corp.  ("AGP")  sold  their  general   partnership   interests  in  the
         Partnership to Pembroke HCP LLC ("Pembroke HCP") and Pembroke AGP Corp.
         ("Pembroke AGP"), respectively. In the same transaction, XRC Corp., the
         parent  company of RHC,  sold its 8,361 Units to  Pembroke  Capital II,
         LLC, an  affiliate  of Pembroke  HCP and  Pembroke  AGP.  Subsequently,
         Pembroke Capital II, LLC acquired beneficial  ownership of an aggregate
         of an additional 5,807 Units in the secondary market.

         Prior  to  the  sale  of  the  general  partnership   interest  in  the
         Partnership  to Pembroke HCP and Pembroke AGP,  Wexford  Management LLC
         had performed management and administrative  services for Presidio, XRC
         and  XRC's  direct  and  indirect  subsidiaries,  as  well  as for  the
         Partnership.  Following  the sale,  an  affiliate  of Pembroke  HCP was
         engaged to perform administrative services for the Partnership.  During
         the quarters ended June 30, 2000 and June 30, 1999, $12,000 and $9,000,
         respectively,  in  reimbursable  payroll  expenses  were  paid  to  the
         affiliate of Pembroke HCP for services performed during the quarter.

         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
         was paid to an unaffiliated  local management  company,  which has been
         engaged for the purpose of  performing  the local  property  management
         functions. For the quarters ended June 30, 2000 and 1999, Pembroke


                                       5
<PAGE>

2.       CHANGE IN GENERAL PARTNER OWNERSHIP, CONFLICTS OF INTEREST AND
         TRANSACTIONS WITH RELATED PARTIES (CONTINUED)

         Realty was entitled to receive  $19,657 and $18,014,  respectively,  of
         which $16,380 and $15,012,  respectively,  was payable to  unaffiliated
         management  companies.  No leasing  activity  compensation  was paid to
         Pembroke Realty for the quarters ended June 30, 2000 or 1999.

         For  managing  the affairs of the  Partnership,  the  Managing  General
         Partner is entitled to an annual  partnership  management  fee equal to
         $301,475.  For each of the quarters  ended June 30, 2000 and 1999,  the
         Managing  General Partner was entitled to a partnership  management fee
         of $75,369.

         The general  partners  are  allocated 1% of the net income or losses of
         the  Partnership,  which amounted to losses of $3,155 and $2,579 in the
         quarters  ended  June 30,  2000 and 1999,  respectively.  They also are
         entitled to receive 1% of  distributions  which  amounted to $7,500 and
         $41,000 in the quarters ended June 30, 2000 and 1999, respectively.

3.       REAL ESTATE

         Real estate, which is the Partnership's sole asset, is summarized as
         follows:


                                         June 30,           December 31,
                                           2000                 1999
Land                                  $  6,667,189         $  6,667,189
Building and improvements               12,940,226           12,940,226
                                    --------------       --------------
                                        19,607,415           19,607,415
Accumulated depreciation                (4,725,255)          (4,567,021)
                                    --------------       --------------
                                      $ 14,882,160         $ 15,040,394
                                    ==============       ==============

         The land,  building and  improvements  that comprise the  Partnership's
         sole asset are collateralized by a mortgage loan payable.

4.       DUE TO AFFILIATES

         The amounts due to affiliates are as follows:

                                         June 30,           December 31,
                                           2000                 1999
                                     --------------       --------------

         Supervisory Management Fee   $         --         $      1,542

5.       DISTRIBUTIONS

         In January 2000, the Partnership  declared and paid a cash distribution
         of  approximately  $700,000  in the  aggregate,  or $7.18 per Unit,  to
         Unitholders of record on January 1, 2000. In May, 2000, the Partnership
         declared and paid a cash distribution of approximately  $750,000 in the
         aggregate, or $7.70 per Unit, to Unitholders of record on May 30, 2000.


                                       6
<PAGE>

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
         leasable area.

         The Partnership  uses working  capital  reserves set aside from the net
         proceeds  of its public  offering in 1989 and  undistributed  cash flow
         from  operations as its primary  measure of  liquidity.  As of June 30,
         2000,  working capital  reserves  amounted to  approximately  $355,000,
         which may be used to fund capital expenditures,  insurance, real estate
         taxes and loan payments. All expenditures made during the quarter ended
         June 30, 2000 were funded from cash flow from operations.

         At June 30, 2000,  the total amount  outstanding  on the  Partnership's
         mortgage loan payable to Resources  Accrued  Mortgage  Investors 2 L.P.
         ("RAM 2") was $23,187,733,  which included deferred interest payable of
         $16,687,733.  The mortgage did not permit a prepayment  before March 1,
         1999,  and,  therefore,  the  Partnership was not able to refinance the
         mortgage  before that date. 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.  At
         present,  the  Partnership  believes  that,  unless  conditions  change
         materially,  the value of the  Property  at  February  28, 2001 will be
         significantly less than $25,000,000.

         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.  There can be no
         assurance  that,  if  the  lender  requests  an  appraisal,  85% of the
         appraised  value will equal the Measurement  Amount.  At June 30, 2000,
         the  Measurement  Amount  was  approximately  $13,176,000,   which  was
         approximately  $2,699,000  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 is shown to be greater
         than the value to which it was  written  down in the first  quarter  of
         1997, the Measurement  Amount will exceed 85% of the appraised value of
         the Property during the year 2000.

         Management  has  entered  into  preliminary   discussions  with  RAM  2
         concerning a possible extension of the maturity date of the RAM 2 loan,
         and  additionally,  is evaluating its alternatives  with respect to the
         RAM 2 loan.  Such  alternatives  are  limited  due to the fact that the
         principal and deferred interest on the RAM 2 loan significantly  exceed
         the fair market value of the Property.  There can be no assurance  that
         the Partnership will be

                                       7
<PAGE>

         successful  in  extending  the  maturity  date  of the RAM 2 loan or in
         pursuing any of its alternatives.  If the Partnership is not successful
         in pursuing any of its  alternatives,  the Partnership will likely lose
         its  entire  interest  in the  Property.  The  Partnership's  financial
         statements  do not include any  adjustments  that might result from the
         outcome of this uncertainty.

         Until  November  1997,  Levitz  Furniture  Corporation  ("Levitz")  had
         occupied  approximately 23% of the space of the Partnership's  property
         (i.e., approximately 53,000 out of approximately 233,000 square feet of
         net  leasable  area).  In November  1997,  Levitz,  which had filed for
         protection under Chapter 11 of the Bankruptcy Code,  vacated its space.
         Levitz ceased paying rent to the Partnership as of April 2, 1998.

         The vacancy at the Levitz space has resulted in a loss of income to the
         Partnership.  The vacancy at the Levitz space,  as well as a vacancy in
         an additional, significant space previously occupied by Good Guys, also
         may  have   adversely   affected  the   surrounding   tenants  and  the
         Partnership's ability to attract new 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
         long-term,  creditworthy  substitute tenant.  However,  there can be no
         assurance  the  Partnership   will  succeed  in  finding  a  long-term,
         creditworthy substitute tenant promptly or on terms comparable to those
         under  the  Levitz  lease.  In  addition,  if a  substitute  tenant  is
         obtained,  the  Partnership  would  be  required  to  make  substantial
         expenditures in order to secure the substitute tenant and in connection
         with a new lease.

         During 1999, the  Partnership  entered into a short-term  lease for the
         Levitz space with a then existing  tenant at an annual rent  materially
         less than  under the Levitz  lease.  The  Partnership  has the right to
         terminate this lease upon written notice,  in the event the Partnership
         secures a long-term, creditworthy tenant for the space.

         The level of leasing  activity  cannot be  predicted,  particularly  in
         light of the  Levitz  and Good Guys  situations,  and,  therefore,  the
         amount of further capital expenditures arising from leasing activity is
         uncertain.  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.

         In January 2000, the Partnership  declared and paid a cash distribution
         of  approximately  $700,000  in the  aggregate,  or $7.18 per Unit,  to
         Unitholders of record on January 1, 2000. In May 2000, the  Partnership
         declared and paid a cash distribution of approximately  $750,000 in the
         aggregate, or $7.70 per Unit, to Unitholders of record on May 30, 2000.

         REAL ESTATE MARKET

         A substantial decline in the market value of the Partnership's property
         reflects real estate market conditions in the vicinity of the 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  previously  occupied by Good


                                       8
<PAGE>

         Guys is vacant and is being  marketed  for  sublet by Good  Guys,  have
         hindered  the  lease-up of new space.  As a result,  the  Partnership's
         investment in its property is at risk.

         INFLATION

         Inflation has not had a material impact on the Partnership's operations
         or  financial  condition  in recent years and is not expected to have a
         material impact in the foreseeable future.

         RESULTS OF OPERATIONS

         THREE MONTHS ENDED JUNE 30, 2000 COMPARED TO THREE MONTHS ENDED
         JUNE 30, 1999

         The  Partnership  realized a net loss of $315,455  ($3.23 per Unit) for
         the three months ended June 30, 2000 compared to a net loss of $257,940
         ($2.65  per  Unit)  for the  corresponding  1999  period,  a change  of
         $57,515.  The change was  primarily a result of an increase in mortgage
         loan interest expense.

         Revenues  increased from 1999 to 2000 due to increases in base rentals,
         primarily due to the signing of new leases.

         Costs and  expenses  increased  from 1999 to 2000  primarily  due to an
         increase in mortgage loan interest expense.

         Mortgage loan interest expense increased due to the compounding  effect
         from the deferral of the interest expense on the zero coupon mortgage.

         SIX MONTHS ENDED JUNE 30, 2000 COMPARED TO SIX MONTHS ENDED
         JUNE 30, 1999

         The  Partnership  realized a net loss of $592,363  ($6.07 per Unit) for
         the six months  ended June 30, 2000  compared to a net loss of $546,184
         ($5.60  per  Unit)  for the  corresponding  1999  period,  a change  of
         $46,179.  The change was  primarily a result of an increase in mortgage
         loan  interest  expense,  partially  offset  by an  increase  in rental
         income.

         Revenues  increased from 1999 to 2000 due to increases in base rentals,
         primarily  due to the  signing of new  leases.  The  increase in rental
         income was partially offset by a decrease in interest income due to the
         distributions made by the Partnership.

         Costs and  expenses  increased  from 1999 to 2000  primarily  due to an
         increase  in  mortgage  loan  interest  expense,  partially  offset  by
         decreases in operating and administrative expenses.

         Mortgage loan interest expense increased due to the compounding  effect
         from the deferral of the interest expense on the zero coupon mortgage.


                                       9
<PAGE>

PART II -  OTHER INFORMATION


ITEM 6 -  EXHIBITS AND REPORTS ON FORM 8-K


         (a)  Exhibits:  None


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






                                       10
<PAGE>


                                   SIGNATURES



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



                                           HIGH CASH PARTNERS, L.P.

                                           By:  Pembroke HCP, LLC
                                                Managing General Partner





                                           By:  Pembroke Companies, Inc.,
                                                Managing Member



Dated:  August 14, 2000                    By:  /S/ LAWRENCE J. COHEN
                                                ----------------------
                                                Lawrence J. Cohen
                                                President and Principal
                                                Financial and Accounting Officer




                                       11