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

                                   FORM 10-QSB

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

                         For the quarterly period ended June 30, 2002

       [ ]                    TRANSITION REPORT UNDER SECTION 13
                       OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934


For the transition period from ___________________  to ____________________


                         Commission File Number 0-17602


                     CHRISKEN PARTNERS CASH INCOME FUND L.P.

            (Exact name of small business issuer as Specified in its
                       certificate of Limited partnership)


              Delaware                                       36-3521124
   -------------------------------                    ----------------------
   (State or other jurisdiction of                       (I.R.S. Employer
    incorporation or organization)                     Identification Number)


345 North Canal Street, Chicago, Illinois                      60606
-------------------------------------------------------------------------------
(Address of principal executive offices)               (Zip Code)

(312) 454-1626
-------------------------------------------------------------------------------
(Issuer's telephone number)


(Former name, former address and formal fiscal year, if changed since last
  report)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Securities  Exchange  Act  during the past 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>

                    CHRISKEN PARTNERS CASH INCOME FUND L.P.

                                      INDEX

                                                                          Page
                                                                          ----
PART I            Financial Information
                  ---------------------

     Item 1.  Condensed Consolidated Financial Statements (UNAUDITED)
                   Condensed Consolidated Balance Sheet at
                   June 30, 2002                                            2

                   Condensed Consolidated Statements of Income
                   for the Three and Six Months Ended
                   June 30, 2002 and 2001                                   3

                   Condensed Consolidated Statement of Partners'
                   Capital for the Six Months Ended
                   June 30, 2002                                            4

                   Condensed Consolidated Statements of Cash Flows for
                   the Six Months Ended June 30, 2002
                   and 2001                                                 5

                   Notes to Condensed Consolidated Financial Statements     6

     Item 2.  Management's Discussion and Analysis or
                       Plan of Operation                                    7

PART II.          Other Information
                  -----------------

         Item 1.  Legal Proceedings                                        13

         Item 2.  Changes in Securities                                    13

         Item 3.  Defaults Upon Senior Securities                          13

         Item 4.  Submissions of Matters to a Vote of
                           Security Holders                                13

         Item 5.  Other Information                                        13

         Item 6.  Exhibits and Reports on Form 8-K                         13

SIGNATURE                                                                  14


<PAGE>


                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)


                      Condensed Consolidated Balance Sheet

                                  June 30, 2002
                                   (UNAUDITED)

ASSETS
Cash and cash equivalents                                $     256,784
Restricted cash                                                377,320
Accounts receivable                                             49,254
Prepaid expenses                                                39,660
                                                        --------------
                                                               723,018
Investment in real estate, at cost:
   Land                                                      2,418,630
   Buildings and improvements                               11,219,895
   Personal property                                           710,159
                                                        --------------
                                                            14,348,684
   Accumulated depreciation                                 (4,046,016)
                                                        --------------
                                                            10,302,668

                                                        --------------
Total assets                                               $11,025,686
                                                        ==============

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                        $       99,916
Tenants' security deposits                                     102,468
Deferred income and prepaid rent                               160,732
Accrued real estate taxes                                      225,667
                                                        --------------
Total liabilities                                              588,783

Partners' capital, 35,977 limited partnership
   units issued and outstanding
                                                            10,436,903
                                                        --------------
Total liabilities and partners' capital                    $11,025,686
                                                        ==============

SEE ACCOMPANYING NOTES.


<PAGE>
<TABLE>
<CAPTION>


                                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                                        (A DELAWARE LIMITED PARTNERSHIP)


                                  Condensed Consolidated Statements of Income
                                                  (UNAUDITED)



                                                         THREE MONTHS ENDED               SIX MONTHS ENDED
                                                               JUNE 30                         JUNE 30
                                                        2002            2001            2002            2001
                                                  -----------------------------------------------------------------

REVENUE
<S>                                                  <C>              <C>              <C>            <C>
Rental                                               $   677,751      $  714,128       $1,365,583     $1,413,108
Interest                                                     948           4,871            2,586         16,093
Other                                                     29,368          31,299           53,094         66,916
                                                  ----------------------------------------------------------------
Total revenue                                            708,067         750,298        1,421,263      1,496,117

EXPENSES
Property operations                                      153,964         149,453          319,346        347,608
Depreciation                                             154,529         141,701          304,149        283,391
General and administrative                               254,169         243,016          465,855        435,098
Management fees - Affiliate                               38,470          40,770           77,350         82,900
                                                  -----------------------------------------------------------------
Total expenses                                           601,132         574,940        1,166,700      1,148,997
                                                  -----------------------------------------------------------------
Net income                                           $   106,935     $   175,358       $  254,563     $  347,120
                                                  =================================================================
Net income allocated to general partners             $    10,694     $    17,536       $   25,456     $   34,712
                                                  =================================================================
Net income allocated to limited partners             $    96,241     $   157,822       $  229,107     $  312,408
                                                  =================================================================
Net income allocated to limited partners per
   limited partnership unit outstanding              $      2.68     $      4.39       $     6.37     $     8.68
                                                  =================================================================
Limited partnership units outstanding                     35,977          35,977           35,977         35,977
                                                  =================================================================

SEE ACCOMPANYING NOTES.

</TABLE>
<PAGE>


                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)


              Condensed Consolidated Statement of Partners' Capital

                         Six months ended June 30, 2002
                                   (UNAUDITED)


                                           PARTNERS' CAPITAL ACCOUNTS
                            ---------------------------------------------------

                            GENERAL PARTNERS    LIMITED PARTNERS      TOTAL
                            ---------------------------------------------------

Balance at January 1, 2002         $393,771       $10,102,900      $10,496,671
Distributions (A)                         0          (314,331)        (314,331)
Net income                           25,456           229,107          254,563
                            ---------------------------------------------------
Balance at June 30, 2002           $419,227       $10,017,676      $10,436,903
                            ===================================================

(A)  Summary of 2002 quarterly cash distributions  paid per limited  partnership
     unit:

First quarter                   $0.00
Second quarter                $  8.74

SEE ACCOMPANYING NOTES.


<PAGE>
<TABLE>
<CAPTION>


                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)



                 Condensed Consolidated Statements of Cash Flows
                                   (UNAUDITED)



                                                                                       SIX MONTHS ENDED
                                                                                            JUNE 30
                                                                                      2002           2001
                                                                                --------------------------------
CASH FLOWS FROM OPERATING ACTIVITIES

<S>                                                                                   <C>              <C>
Net income                                                                            $254,563         $347,120
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                                      304,149         283,391
     Net changes in operating assets and liabilities:
       Decrease (Increase) in accounts receivable                                        4,133          13,773
         (Increase) Decrease in prepaid expenses                                        11,822         (10,414)
       Decrease in accounts payable and accrued expenses                              (144,791)        (57,878)
       Increase (Decrease) in deferred income and prepaid rent                          12,236          23,414
       Increase (Decrease) in tenants' security deposits                                (4,691)            452
                                                                                --------------------------------
Net cash flows provided by operating activities                                        437,421         486,871

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                                (167,661)        (79,612)
                                                                                --------------------------------
Cash flows used in investing activities                                               (167,661)        (79,612)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners                                                             (314,331)       (554,929)
                                                                                --------------------------------
Cash flows used in financing activities                                               (314,331)       (554,929)
                                                                                --------------------------------
Net decrease in cash and cash equivalents                                              (44,571)       (147,670)
Cash and cash equivalents, beginning of period                                         301,355         607,616
                                                                                --------------------------------
Cash and cash equivalents, end of period                                              $256,784        $459,946
                                                                                ================================

SEE ACCOMPANYING NOTES.

</TABLE>

<PAGE>


                    CHRISKEN PARTNERS CASH INCOME FUND, L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

              Notes to Condensed Consolidated Financial Statements
                                   (UNAUDITED)


1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited condensed consolidated financial statements have been
prepared in accordance  with  accounting  principles  generally  accepted in the
United States for interim  financial  information  and with the  instructions to
Form 10-QSB and 310(b) of Regulations of S-B.  Accordingly,  they do not include
all of the information and footnotes required by accounting principles generally
accepted in the United States for complete financial  statements.  The condensed
consolidated financial statements are the representation of the General Partners
and reflect all adjustments  which are, in the opinion of the General  Partners,
necessary  for a fair  presentation  of the  financial  position  and results of
operations  of the  Partnership.  The  General  Partners  believe  that all such
adjustments  are normal and  recurring.  For further  information,  refer to the
consolidated  financial  statements  and notes thereto  included in the ChrisKen
Partners  Cash  Income Fund L.P.'s  (the  "Partnership")  Annual  Report on Form
10-KSB for the year ended December 31, 2001.

2.  SEGMENT INFORMATION

                                           THREE MONTHS ENDED JUNE 30,
                                     2002                              2001
                            ----------------------------------------------------
                            RESIDENTIAL      SELF        RESIDENTIAL      SELF
                            APARTMENT       STORAGE      APARTMENT      STORAGE
                             COMPLEX       FACILITY       COMPLEX       FACILITY
                            ----------------------------------------------------

Property operating revenues$  440,088   $  265,620      $  424,636    $  321,726
Operating income               98,165       34,547         126,535        80,493
Total assets                6,257,416    4,480,934       6,378,331     4,622,244




                                             SIX MONTHS ENDED JUNE 30,
                                     2002                              2001
                            ----------------------------------------------------
                            RESIDENTIAL      SELF        RESIDENTIAL      SELF
                            APARTMENT       STORAGE      APARTMENT      STORAGE
                             COMPLEX       FACILITY       COMPLEX       FACILITY
                            ----------------------------------------------------


Property operating revenues $ 867,095     $553,198        $833,939      $648,609
Net income                    192,431      106,552         215,063       171,764


2.  SEGMENT INFORMATION (CONTINUED)

A  reconciliation  of combined  operating  income for the residential  apartment
complex  segment  and the self  storage  facility  segment  to net  income is as
follows:
<TABLE>
<CAPTION>

                                                  THREE MONTHS ENDED           SIX MONTHS ENDED
                                                         JUNE 30                     JUNE 30
                                               ------------------------ -------------------------
                                                   2002          2001          2002          2001
                                                   ----          ----          ----          ----

<S>                                             <C>           <C>           <C>          <C>
Total operating income for reportable segments  $132,712      $207,028      $298,983     $386,827
General and administrative expense               (26,136)      (35,605)      (45,390)     (53,275)
Interest income                                      359         3,935           970       13,568
                                               ------------------------ -------------------------
Net income                                      $106,935      $175,358      $254,563     $347,120
                                               ======================== =========================


</TABLE>

<PAGE>


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

     ChrisKen Partners Cash Income Fund L.P. ("CPCIF" or the "Partnership") is a
Delaware  limited  partnership  organized on May 4, 1987,  with ChrisKen  Income
Properties, Inc. ("Managing General Partner") and ChrisKen Limited Partnership I
as General Partners. Pursuant to a public offering (the "Offering"),  CPCIF sold
37,732  limited  partnership  units.  CPCIF has 99.99%  ownership  interests  in
Springdale  Associates  Limited  Partnership and Chicago I Self-Storage  Limited
Partnership.   Springdale   Associates  Limited   Partnership  owns  a  199-unit
residential complex located in Waukesha,  Wisconsin  ("Springdale  Apartments"),
and  Chicago I  Self-Storage  Limited  Partnership  owns a 155,997  square  foot
self-storage facility located in Chicago, Illinois ("Gold Coast Storage").

Liquidity and Capital Resources
-------------------------------

     The Partnership  had cash and cash  equivalents of $256,784 and $301,355 as
of June 30, 2002, and December 31, 2001, respectively. The reduction in cash and
cash  equivalents is primarily due to additions to investment in real estate and
other assets,  and reductions in accrued real estate taxes and accounts  payable
and other liabilities, partially offset by a decrease in prepaid expenses and an
increase in deferred rental income.  Restricted  cash  represents  operating and
contingency  reserves (the  "Reserve")  equal to  approximately  2% of the gross
proceeds of the Offering  ($377,320 at June 30, 2002,  and December 31, 2001) as
required by the Limited  Partnership  Agreement.  The Reserve is  available  for
unanticipated  contingencies and repairs at Springdale Apartments and Gold Coast
Storage  (collectively  the "Specified  Properties").  The Partnership holds the
Specified Properties described above on an unencumbered or all cash basis.

     On February 16, 2002, CMG Partners L.L.C., which is not affiliated with the
Partnership  or its General  Partners,  submitted  an  unsolicited  offer to the
Partnership's  Limited Partners to purchase up to 4.9%, or approximately  1,762,
of the  outstanding  Limited  Partnership  Units of the  Partnership at $290 per
Unit. The offer expired on May 31, 2002. The Partnership's records indicate that
as of July 31, 2002, 200 Limited Partnership Units were sold by Limited Partners
to CMG Partners L.L.C.

     In the first  quarter  of 2002,  MacKenzie  Patterson,  Inc.,  which is not
affiliated  with  the  Partnership  or  its  General   Partners,   submitted  an
unsolicited tender offer to the Partnership's Limited Partners to purchase up to
1,200, or approximately  3.34%, of the outstanding  Limited Partnership Units of
the Partnership at $280 per Unit. The MacKenzie Patterson, Inc. offer expired on
March 15, 2002.  The  Partnership's  records  indicate that as of July 31, 2002,
69.2  Limited  Partnership  Units were sold by  Limited  Partners  to  MacKenzie
Patterson, Inc.

     In the first quarter of 2002, McDowell Foods, Inc., which is not affiliated
with the Partnership or its General  Partners,  acquired 85 Limited  Partnership
Units as the result of a previous  unsolicited tender offer to the Partnership's
Limited Partners.

     Management believes that the Unit sales to CMG Partners,  L.L.C., MacKenzie
Patterson,  Inc.,  and  McDowell  Foods,  Inc.  will not  adversely  affect  the
management or the liquidity of the Partnership. Additional unsolicited offers to
purchase Limited  Partnership Units may occur in the future.  From time to time,
the Partnership receives requests to furnish the names,  addresses and number of
Limited  Partnership  Units  owned  by the  Limited  Partners.  The  Partnership
complies  with  such  requests  as  required  by the  terms  of the  Partnership
Agreement and/or applicable law.

     In 2001,  at Gold  Coast  Storage,  the  City of  Chicago  Fire  Department
determined that, in the event of a fire, individuals using exterior fire escapes
might be injured by broken glass from window  openings within ten feet of a fire
escape. In conjunction with the Fire Department, the Partnership has developed a
plan to encase identified windows with UL fire rated materials.  The Partnership
has received the necessary approval and building permit from the City of Chicago
Building  Department.  Work on this  project is  expected  to begin in the third
quarter.  The Managing  General Partner does not expect the cost of this project
to exceed $259,000.

     In 2001,  the  Partnership  agreed  with the City of Chicago  that it would
complete  repairs and  tuckpointing  with respect to the exterior  walls at Gold
Coast  Storage  property.  Such  work  began in 2001 and  must be  completed  by
November 2002. Work performed in 2001, for a total cost of $192,067,  was funded
from 2001  operations.  Work to complete  this  project will resume in the third
quarter  2002.  The cost for the  completion  of this project is not expected to
exceed  $79,000.  No  expenditures  related to this project are reflected in the
June 30, 2002 financial statements.

     The load-bearing  capacity of the Gold Coast Storage structure is inspected
periodically in connection with the  requirements  for the permitted uses of the
property.  In  prior  years,  the  Gold  Coast  Storage  structure  has  met the
applicable  load-bearing  capacity  requirements.  The Managing  General Partner
anticipates  that the structure will continue to meet such  requirements  at the
upcoming  inspection.  However,  if the  structure  were to  fail  to meet  such
requirements  and if  extensive  remediation  were  necessary,  it could  have a
material adverse impact on the Partnership's financial condition.

     In the fall of 2000, in the course of repairing the damage caused by a fire
at one of the apartment units at Springdale  Apartments,  a structural defect in
the construction of the fire-damaged  unit was discovered.  The Managing General
Partner  of the  Partnership  retained  a  structural  engineer  to  perform  an
examination  of  Springdale  Apartments.  As of July 31,  2002,  the  structural
engineer had completed an  examination  of 112 of the 199  apartments  units and
will continue to perform  testing on the remaining  apartment units as residents
vacate those units.  Based on the structural  engineer's  reports,  the Managing
General Partner believes that the remediation costs at Springdale Apartments can
be funded out of the Partnership's cash flow.  However,  if further  examination
reveals  that more  extensive  defects  requiring  remedial  repairs  exist with
respect to the remaining  units, it could have a material  adverse impact on the
Partnership's financial condition.

     In 2001 the Specified  Properties  undertook  structural  enhancements  and
repairs that the Managing General Partner deemed necessary and advisable,  which
resulted in 2001 major  expenditures to exceed  expenditures  for such items for
the few years preceding 2001.  Based in part on the Managing  General  Partner's
review of 2002 proposed  operating  budgets for the Specified  Properties,  this
level of expenditure for major repairs and  improvements is expected to continue
in 2002.  It is  anticipated  that all such  expenditures  can be made from cash
flow. The Managing General Partner  anticipates  that substantial  major repairs
and improvement expenditures will be required in future near term fiscal periods
due  primarily  to   competitive   market   conditions.   The  level  of  future
distributions to the Limited Partners is dependent on the overall performance of
the Specified Properties, including capital expenditures and repairs.

     The Managing  General Partner is continuing to explore  opportunities  that
may  be  deemed  advantageous  to  the  Partnership,   including  sales  of  the
Properties.  The Managing  General  Partner has engaged  third party real estate
firms to review the  feasibility  of  converting  the  Springdale  Apartments to
condominiums  through the sale of the  individual  apartment  units  rather than
selling the  property as an  apartment  community.  Preliminary  reports by such
third party real estate firms indicate that a conversion could generate revenues
in excess of those that could be achieved on a sale of the Springdale Apartments
as an apartment community.  The Managing General Partner has commissioned a more
thorough  feasibility  report.  If the Managing General Partner  determines that
condominiumization  of the  Springdale  Apartments is  advisable,  a vote of the
Limited Partners will be solicited.

Results of Operations
---------------------

     Occupancy at the Springdale  Apartments was 97% at June 30, 2002,  94.5% at
December 31, 2001, and 95% at June 30, 2001. Rental revenue increased during the
six months ended June 30, 2002, as compared to the same period one year earlier,
due to a $26,285  increase  in rental  rates and a $15,588  decrease  in vacancy
loss,  partially  offset by a $9,875  increase in  employee  unit  expense.  The
General  Partners  believe that occupancy at Springdale  Apartments  will remain
between 92 - 97% for the remainder of 2002.

     Occupancy at Gold Coast Storage was 73.5% at June 30, 2002, 85% at December
31, 2001,  and 87% at June 30, 2001.  Rental  revenue  decreased  during the six
months  ended June 30,  2002,  as compared to the same period one year  earlier,
primarily  due to a $88,953  increase  in vacancy  loss,  partially  offset by a
$10,772  increase in rental rates.  The General  Partners do not anticipate that
rental  revenue at Gold Coast  Storage  will  improve  during  2002 due to lower
occupancy  resulting  primarily from overall  weakened  economic  conditions and
increased competition. The General Partners believe that occupancy at Gold Coast
will remain between 73 - 78% for the remainder of 2002.

     Management  continues  to  aggressively  market  both  apartment  units  at
Springdale  Apartments  and  space at Gold  Coast  Storage  in order to  improve
occupancy percentages and increase rental rates at both locations.  There can be
no assurance, however, that increases will occur.

     Total  revenue of $867,095  for  Springdale  Apartments  for the six months
ended June 30, 2002, increased  approximately 4% from rental revenue of $833,939
for the six months  ended  June 30,  2001.  The  increase  in  revenue  resulted
primarily from increased rental rates and decreased  vacancy partially offset by
increased  employee  units,  as  mentioned  above.  Total  revenue at Gold Coast
Storage decreased by approximately  14.7% from $648,609 for the six months ended
June 30, 2001, to $553,198 for the six months ended June 30, 2002,  due to a net
decrease  in rental  revenue of  approximately  13.1% and a $15,572  decrease in
sundry  income.  Overall total revenue for the Specified  Properties for the six
months  ended June 30,  2002,  of  $1,420,293  decreased  by 4.2% from the total
revenue of $1,482,548 for the six months ended June 30, 2001, due to the factors
detailed above.

     Expenses for the six months ended June 30, 2002, attributable to Springdale
Apartments  of $674,664 were  approximately  9% higher than expenses for the six
months ended June 30, 2001, of $618,877,  due to higher repair and  maintenance,
depreciation,  and  general and  administrative  expenses,  partially  offset by
decreased  property  operating  expenses.  Repair and  maintenance  expenses are
higher due to the  following  increases  in expense:  painting  and  decorating,
$4,165,  and structural  repairs and supplies,  $12,362,  partially  offset by a
$5,970  decrease in grounds  maintenance and supplies.  Depreciation  expense is
higher in 2002 due to fixed asset additions. General and administrative expenses
are higher due to the following increases in expense:  data processing,  $2,765,
bad debt expense, $4,465, property insurance expense,  $15,751, and professional
fees, $3,794,  partially offset by a $2,097 decrease in legal and eviction fees.
Property operating expenses are lower due to the following decreases in expense:
gas and fuel, $27,322, and carpeting,  $2,874, partially offset by the following
increases in expense: electricity, $4,554, water and sewer, $5,393, painting and
decorating,  $8,777 and a $2,500 non-recoverable insurance loss. Electricity and
water and sewer expense  increased due to rate  increases.  Gas and fuel expense
decreased  due to a  reduction  in  rates  and  decreased  usage.  Painting  and
decorating  increased  primarily due to expenses incurred in 2002 related to the
painting of common  hallways.  Management  fee expense in 2002 is  comparable to
2001 expense.

     Expenses  attributable  to Gold Coast Storage for the six months ended June
30,  2002,  of $446,646  are 6.3% lower  compared to expenses for the six months
ended June 30, 2001, of $476,845 due to lower property  operations,  and repairs
and  maintenance,  partially  offset  by higher  depreciation  and  general  and
administrative  expenses.  Property  operating  expenses  are lower in 2002,  as
compared  to the first six months of 2001,  due to a $5,060  decrease in gas and
fuel,  partially  offset  by a  $1,529  increase  in  electricity.  Gas and fuel
decreased  due  to a  reduction  in  rates  and  decreased  usage.  Repairs  and
maintenance  are  lower  in 2002 due to the  following  decreases  in  expenses:
janitorial  supplies and contracts,  $1,920,  grounds  maintenance and supplies,
$2,209,  and  structural  repairs,  $16,544.  Structural  repairs  are lower due
primarily  to the timing of work  performed.  Depreciation  expense  for the six
months ended June 30, 2002 is comparable  with that of the six months ended June
30, 2001. General and administrative  expenses during 2002 are higher than 2001,
due to the following  increases in expense:  Property  insurance,  $14,370,  and
professional  fees,  $9,111,  partially offset by a $10,308 decrease in bad debt
expense. Management fees are lower due to reduced income.

     Overall  expenses  incurred by the Specified  Properties for the six months
ended June 30, 2002, of  $1,121,310  increased  approximately  2.3% from the six
months ended June 30, 2001, of $1,095,721 primarily as a result of a combination
of  the  foregoing  factors  affecting  the  Specified  Properties.   Management
anticipates  that  operational  expenses  in 2002 will be  higher  than to those
experienced in 2001 due to factors such as higher property  insurance expense at
the Specified Properties and structural repairs at Gold Coast.

     Operating  income for the six months ended June 30, 2002,  of $192,431 from
Springdale  Apartments  decreased 10.5% from the six months ended June 30, 2001,
of $215,063 due to  increased  repair and  maintenance  expenses and general and
administrative  expenses  partially  offset by increased  revenue and  decreased
property operating expenses.  Operating income for the six months ended June 30,
2002,  of  $106,552  from Gold Coast  Storage  decreased  38% as compared to net
income for the six months  ended June 30,  2001,  of $171,764  due to  increased
general and  administrative  expenses and decreased  rental  revenue,  partially
offset by lower repair and maintenance and property operating expenses.

     Interest income earned by the Partnership for the six months ended June 30,
2002, of $970  decreased  from $13,568  earned for the six months ended one year
earlier as a result of lower interest  rates and lower cash  balances.  Interest
income earned on excess cash held by Springdale  Apartments  was $1,616 in 2002,
as  compared  to  $2,524  in  2001.  Administrative  expenses  incurred  by  the
Partnership  for the six months  ended June 30,  2002,  of $45,391  decreased by
approximately  14.8% from the six  months  ended one year  earlier  of  $53,275,
primarily due to decreased  accounting  and tax service fees and  administrative
expense, partially offset by increased professional fees.

     Overall  net income for the six months  ended June 30,  2002,  of  $254,563
decreased  26.7% from the six months  ended June 30,  2001,  of $347,120  due to
increased expenses and decreased rental revenue as discussed above.

     Net cash flows  provided by  operations  for the six months  ended June 30,
2002, was $437,421 compared to net cash flows provided by operations of $486,871
for the six months ended June 30, 2001. The decrease was primarily the result of
decreased  net income  before  depreciation  expense,  a  reduction  in accounts
payable and other liabilities and accrued real estate taxes, partially offset by
a  reduction  in  other  assets.  Investment  in real  estate  at the  Specified
Properties  increased  by  $167,661  for the six  months  ended  June 30,  2002,
compared to an  increase of $79,612 for the same period one year ago.  Additions
to investment in real estate at Springdale  Apartments  for the six months ended
June  30,  2002,   included  the  renovation  of  four   apartments,   landscape
enhancements and continued  carpet,  air conditioner and appliance  replacement.
Additions to  investment in real estate at Gold Coast Storage for the six months
ended  June  30,  2002  included  the  replacement  of  the  first  floor  roof.
Distributions  to Limited  Partners  during the six months  ended June 30,  2002
totaled  $314,331  compared to  distributions  of $415,064 during the six months
ended June 30, 2001. The decrease in  distributions  in 2002, as compared to the
same period one year ago, is due to overall  Partnership  results during 2001 as
compared to 2000 and the continued  funding of ongoing capital  improvements for
the Specified  Properties  which were  initiated in 2001.  The General  Partners
anticipate that the level of additional 2002 quarterly  distributions to Limited
Partners  is  dependent  on  overall   Property   performance.   There  were  no
distributions  to General  Partners  during the six months  ended June 30, 2002.
Distributions  to General  Partners  during the six months  ended June 30,  2001
totaled  $139,865.  In accordance  with the Partnership  Agreement,  the General
Partners  were  entitled to such  distribution  in for the six months ended 2001
because  the  Limited  Partners  received  a  7%  noncumulative,   noncompounded
preferred  return for the 2000 fiscal  year.  As  discussed  in  "Liquidity  and
Capital  Resources"  above, the Managing General Partner reviewed  proposed 2002
budgets that included  significant  proposed  expenditures for major repairs and
improvements at the Specified Properties.  Although the Managing General Partner
does not intend to proceed with certain  proposed  optional  expenditures at the
Specified  Properties,  the  Managing  General  Partner has  proceeded  with the
proposed major repairs and improvements that were deemed necessary. The Managing
General Partner  anticipates that 2002 expenditures on such items will be higher
than in years prior to 2001 as the work  continues in 2002. As discussed  above,
the level of  distributions  to the Limited Partners is dependent on the overall
performance of the Specified  Properties and on  expenditures  for major repairs
and  improvements.  While the  General  Partners  hope to  increase  net  income
generated by the Specified  Properties in 2002 as compared to 2001 by increasing
occupancy  and rental rates,  current  economic  conditions  generally may limit
their ability to do so. As indicated  above,  the Partnership will continue with
major  repairs and  improvements  during  2002,  which  likely will exceed those
incurred in 2000 and 2001. Therefore, the Managing General Partner believes that
aggregate  distributions  during 2002 will be less than aggregate  distributions
during 2001.

     Some  statements in this Form 10-QSB are forward looking and actual results
may differ materially from those stated. As discussed herein,  among the factors
that may affect actual results are changes in rental rates,  occupancy levels in
the market  place in which the  Springdale  Apartments  and Gold  Coast  Storage
compete and/or unanticipated changes in expenses or capital expenditures




                          (Balance of page intentionally left blank)

<PAGE>

                                     PART II

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)


     Item 1. Legal Proceedings.

     The Partnership is not a party to any litigation other than litigation that
the Managing  General Partner believes is routine  litigation  incidental to the
Partnership's  business.  In December 2001, John S. Marten, a former officer and
trustee of ChrisKen  Residential Trust ("CRT"),  which controls CREMCO, LLC, the
Partnership's management agent, sued CRT, CRT's three independent trustees, John
F.  Kennedy  (a trustee  of CRT and an  officer  of the  Partnership's  Managing
General  Partner) (see MARTEN V. CHRISKEN  RESIDENTIAL  TRUST, ET AL., No. 01 CH
21979).  Neither the  Partnership  nor the General  Partners are parties to that
litigation.  The  litigation  is pending in the  Circuit  Court of Cook  County,
Illinois, County Department, Chancery Division.


     Items 2 through 5 are omitted  because of the absence of  conditions  under
which they are required.


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

                  (a)      Exhibits.

                           99.1 Certification of CEO pursuant to 18 U.S.C.
                           Section 1350, as adopted pursuant to Section 906
                           of the Sarbanes-Oxley Act of 2002.

                           99.2 Certification of CFO pursuant to 18 U.S.C.
                           Section 1350, as adopted pursuant to Section 906
                           of the Sarbanes-Oxley Act of 2002.

                  (B)      Reports on Form 8 - K.

                           No Reports on Form 8-K were filed during the quarter
                           ended June 30, 2002.

<PAGE>
                                   SIGNATURES
                                   ----------


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


                                    ChrisKen Partners Cash Income Fund L.P.
                                    ---------------------------------------
                                                  (Registrant)


                                        By:      ChrisKen Income Properties
                                                 Inc., Managing General
                                                 Partner


Date: August 14, 2002                   By:      /s/ John F. Kennedy
                                                 -------------------------
                                                 John F. Kennedy
                                                 Director and President