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 March 31, 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. Consolidated Financial Statements (Unaudited)

          Condensed Consolidated Balance Sheet at March 31, 2002             2

          Condensed Consolidated Statements of Income for the
          Three Months Ended March 31, 2002 and 2001                         3

          Condensed  Consolidated  Statement of Partners'  Capital
          for the Three Months Ended March 31, 2002                          4

          Condensed  Consolidated  Statements of Cash Flows for
          the Three Months Ended March 31, 2002 and 2001                     5

          Notes to Condensed Consolidated Financial Statements               6

     Item 2. Management's Discussion and Analysis or Plan of Operation       8

PART II. Other Information

     Item 1. Legal Proceedings                                              13

     Item 2. Changes in Securities and Use of Proceeds                      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>

                                     PART I

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                        (a Delaware Limited Partnership)


Item 1. Financial Information


                     Chrisken Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)

                      Condensed Consolidated Balance Sheet

                                 March 31, 2002
                                   (Unaudited)



Assets
Cash and cash equivalents                                  $     352,382
Restricted cash                                                  377,320
Accounts receivable                                               51,255
Prepaid expenses                                                  64,890
                                                       -------------------
                                                                 845,847
Investment in real estate, at cost:
   Land                                                        2,412,708
   Buildings and improvements                                 11,209,807
   Equipment                                                     651,359
                                                       -------------------
                                                              14,273,874
   Accumulated depreciation                                   (3,891,487)
                                                       -------------------
                                                              10,382,387

                                                       -------------------
Total assets                                                 $11,228,234
                                                       ===================

Liabilities and partners' capital
Accounts payable                                         $       118,590
Tenants' security deposits                                        97,628
Deferred income and prepaid rent                                 165,522
Accrued real estate taxes                                        202,195
                                                       -------------------
Total liabilities                                                583,935

Partners' capital, 35,977 limited partnership
     units issued and outstanding
                                                              10,644,299
                                                       -------------------
Total liabilities and partners' capital                      $11,228,234
                                                       ===================

See accompanying notes.


<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)

                   Condensed Consolidated Statements of Income
                                   (Unaudited)



                                                        Three Months Ended
                                                             March 31
                                                        2002          2001
                                                  ------------------------------

Revenue
Rental                                              $  687,832    $  698,980
Interest                                                 1,637        11,222
Other                                                   23,727        35,617
                                                  ------------------------------
Total revenue                                          713,196       745,819

Expenses
Property operations                                    165,382       198,155
Depreciation                                           149,620       141,691
General and administrative                             211,686       192,081
Management fees - Affiliate                             38,880        42,130
                                                  ------------------------------
Total expenses                                         565,568       574,057
                                                  ------------------------------
Net income                                          $  147,628    $  171,762
                                                  ==============================
Net income allocated to general partners           $    14,763    $   17,176
                                                  ==============================
Net income allocated to limited partners            $  132,865    $  154,586
                                                  ==============================
Net income  allocated to limited  partners
   per limited  partnership  unit outstanding       $     3.69    $     4.30
                                                  ==============================
Limited partnership units outstanding                   35,977        35,977
                                                  ==============================

See accompanying notes.




<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)

              Condensed Consolidated Statement of Partners' Capital

                        Three months ended March 31, 2002
                                   (Unaudited)



                                         Partners' Capital Accounts
                             ---------------------------------------------------
                                  General           Limited
                                  Partners          Partners          Total
                             ---------------------------------------------------

Balance at January 1, 2002        $393,771        $10,102,900      $10,496,671
Net income                          14,763            132,865          147,628
                             ---------------------------------------------------
Balance at March 31, 2002         $408,534        $10,235,765      $10,644,299
                             ===================================================


See accompanying notes.


<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)

                 Condensed Consolidated Statements of Cash Flows
                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                                      Three Months Ended
                                                                                           March 31
                                                                                      2002           2001
                                                                                -------------------------------
<S>                                                                               <C>             <C>

Cash flows from operating activities
Net income                                                                            $147,628        $171,762
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                                      149,620         141,691
     Net changes in operating assets and liabilities:
       Decrease in accounts receivable                                                   2,132          (6,152)
         (Increase) decrease in prepaid expenses                                       (13,408)        (12,578)
       Decrease in accounts payable and accrued expenses                              (149,589)        (88,793)
       Increase (decrease) in deferred income and prepaid rent                          17,026              (9)
       Decrease in tenants' security deposits                                           (9,531)         (1,002)
                                                                                -------------------------------
Net cash flows provided by operating activities                                        143,878         204,919

Cash flows from investing activities
Additions to investment in real estate                                                 (92,851)        (39,500)
                                                                                -------------------------------
Cash flows used in investing activities                                                (92,851)        (39,500)

Cash flows from financing activities
Distributions                                                                           -             (554,929)
                                                                                -------------------------------
Cash flows used in financing activities                                                 -             (554,929)
                                                                                -------------------------------
Net decrease in cash and cash equivalents                                               51,027        (389,510)
Cash and cash equivalents, beginning of period                                         301,355         607,616
                                                                                -------------------------------
Cash and cash equivalents, end of period                                              $352,382        $218,106
                                                                                ===============================
</TABLE>

See accompanying notes.


<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
consolidated financial statements are the representation of the General Partners
and reflect all  adjustments  that 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
                                March 31, 2002              March 31, 2001
                            ----------------------------------------------------
                            Residential      Self      Residential       Self
                             Apartment     Storage      Apartment       Storage
                              Complex      Facility      Complex       Facility
                            ----------------------------------------------------

Property operating revenues $  427,007   $  287,578     $  409,303    $  326,883
Operating income                94,266       72,005         88,528        91,271
Total assets                 6,489,865    4,589,128      6,242,830     4,495,105











                     Chrisken Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)

              Notes to Condensed Consolidated Financial Statements
                                   (Unaudited)



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:

                                                        Three Months Ended
                                                             March 31
                                                        2002          2001
                                                    ----------------------------

Total operating income for reportable segments          $166,271      $179,799
General and administrative expense                       (19,254)      (17,670)
Interest income                                              611         9,633
                                                    ----------------------------
Net income                                              $147,628      $171,762
                                                    ============================

3. Subsequent Event

In April 2002 the Partnership paid  distributions  to Limited Partners  totaling
$181,306.  Historically this distribution  would have been paid during the three
months  ended March 31, 2002.  Distributions  paid during the three months ended
March 31, 2001, to the Limited  Partners and General  Partners  totaled $415,064
and $139,865, respectively.


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  (the  "Units" or the  "Limited  Partnership
Units").  CPCIF has 99.9% 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 $352,382 and $301,355 as of
March 31, 2002,  and December 31, 2001,  respectively.  The increase in cash and
cash  equivalents is primarily due to first quarter net operating  income before
depreciation  expense,  increased  deferred  income and the  deferral of Limited
Partner distributions  historically paid in the first quarter,  partially offset
by decreased  accounts  payable and accrued real estate taxes.  Restricted  cash
represents   operating  and  contingency   reserves  (the  "Reserve")  equal  to
approximately  2% of the gross  proceeds of the Offering  ($377,320 at March 31,
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 expires on May 31, 2002. The Partnership's records indicate that
as of May 10, 2002, 120 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
May 15, 2002.  The  Partnership's  records  indicate that as of May 10, 2002, no
Limited  Partnership  Units  were  sold by  Limited  Partners  to the  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 Limited Partnership Unit sales to CMG Partners
L.L.C.,  McDowell Foods,  Inc., or MacKenzie  Patterson,  Inc., if any, 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.  Completion of
the plan also is subject to approval  and  issuance of a building  permit by the
City of Chicago  Building  Department.  Although the Partnership has applied for
the  necessary  approval and building  permit,  as of May 10, 2002,  the City of
Chicago had not yet issued them.  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.  The cost for the  completion of this project is not expected to
exceed $87,000.

     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 May  10,  2002,  the  structural
engineer had completed an  examination  of 111 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 during
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.


Results of Operations

     Occupancy at the Springdale  Apartments was 92% at March 31, 2002, 94.5% at
December 31, 2001, and 93% at March 31, 2001.  Rental revenue  increased  during
the three months  ended March 31, 2002,  as compared to the same period one year
earlier,  due primarily to a $11,745 increase in rental rates, a $6,150 decrease
in rent concessions and a $4,321 decrease in vacancy loss, partially offset by a
$4,145  increase in employee unit  expense.  The General  Partners  believe that
occupancy  at  Springdale  Apartments  will  remain  between  91 - 95%  for  the
remainder of 2002.

     Occupancy  at Gold  Coast  Storage  was  74.8% at March  31,  2002,  85% at
December 31, 2001, and 88.3% at March 31, 2001.  Rental revenue decreased during
the three months  ended March 31, 2002,  as compared to the same period one year
earlier,  due  primarily  to a $38,822  increase  in  vacancy  loss and a $1,500
decrease  in parking  income,  partially  offset by a $7,138  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  an  increased  number  of  storage
facilities in the immediate area. 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 lease space at Gold Coast Storage in order to increase
occupancy percentages and rental rates. There can be no assurance, however, that
increases will occur.

     Total revenue of $425,007 for  Springdale  Apartments  for the three months
ended  March 31,  2002,  increased  approximately  3.8% from  total  revenue  of
$409,303  for the three  months  ended March 31,  2001.  The increase in revenue
resulted  primarily from increased  rental rates and decreased  vacancy loss, as
mentioned above.  Total revenue of $287,578 for Gold Coast Storage for the three
months ended March 31, 2002,  decreased by approximately  12% from total revenue
of $326,883 for the three  months ended March 31, 2001.  The decrease in revenue
resulted  primarily from increased  vacancy loss,  partially offset by increased
rental  rates,  as  mentioned  above and an $8,299  decrease  in sundry  income.
Overall  total revenue of $712,585 for the  Specified  Properties  for the three
months ended March 31,  2002,  decreased  by  approximately  3.2% from the total
revenue of  $736,186  for the three  months  ended  March 31,  2001,  due to the
factors detailed above.

     Expenses  for the three  months  ended  March  31,  2002,  attributable  to
Springdale  Apartments of $330,741 were  approximately 3.1% higher than expenses
for the three months ended March 31, 2001,  of $320,775,  due to higher  repairs
and maintenance, depreciation and general and administrative expenses, partially
offset by decreased  advertising and marketing and property operating  expenses.
Repairs and  maintenance  is higher due to the  following  increases in expense:
structural repairs and supplies,  $10,281,  and electrical supplies and repairs,
$1,801,   partially  offset  by  a  $7,678  decrease  in  grounds  supplies  and
maintenance.  Grounds  maintenance  decreased  primarily  due to decreased  snow
plowing expense.  Depreciation expense increased from $90,352 in 2001 to $97,664
in 2002 due to fixed asset additions.  General and  administrative  expenses are
higher due to the  following  increases in expense:  bad debt  expense,  $4,477,
property insurance,  $7,876, and miscellaneous  expense $3,930.  Advertising and
marketing  expense  decreased  primarily due to model unit and office decorating
expenses of $2,360 paid in 2001.  Property operating expenses are lower due to a
$22,583 decrease in gas and fuel expense,  partially offset by a $5,459 increase
in painting and decorating expense and a $2,500 non-recoverable  insurance loss.
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 for the three months  ended March 31, 2002,  attributable  to Gold
Coast  Storage of $215,573 were  approximately  8.5% lower than expenses for the
three months ended March 31, 2001, of $235,612, due to lower property operating,
repair and maintenance,  and advertising expenses, partially offset by increased
general and  administrative  expenses.  Property operating expenses decreased in
2002 primarily due to an $11,466  reduction in gas and fuel costs.  Gas and fuel
expense  decreased due to a reduction in rates and decreased  usage.  Repair and
maintenance  decreased  due to  the  following  decreases  in  expense:  grounds
maintenance and supplies,  $2,440, electrical repairs and supplies,  $3,223, and
heating, ventilation and air conditioning,  $7,076. Heating, ventilation and air
conditioning  expense  was  higher  in 2001 due to boiler  replacement  costs of
$6,820.  Depreciation expense in 2002 is comparable to 2001 expense. General and
administrative  expenses  during 2002 are higher than 2001, due to the following
increases in expense: bad debt expense, $4,695, property insurance,  $7,185, and
office and administrative  salaries,  $1,875,  partially offset by the following
decreases in expense:  legal and eviction fees,  $1,566,  and professional fees,
$1,813.  Management fee expense is lower in 2002, compared to 2001 expense,  due
to reduced income.

     Overall expenses incurred by the Specified  Properties for the three months
ended March 31, 2002, of $546,315 were  approximately  1.8% lower than the three
months ended March 31, 2001, of $556,387,  primarily due to the factors detailed
above.  Management  anticipates  that  operational  expenses in 2002,  excluding
utilities, will be similar to those experienced in 2001.

     Operating income for the three months ended March 31, 2002, of $94,266 from
Springdale  Apartments  increased  6.5%,  as compared to the three  months ended
March 31, 2001, of $88,528,  primarily due to increased revenue,  lower property
operating and advertising and marketing  expense,  partially offset by increased
repairs and maintenance,  general and administrative  and depreciation  expense.
Operating income for the three months ended March 31, 2002, of $72,005 from Gold
Coast Storage  decreased  21.1%,  as compared to net income for the three months
ended March 31, 2001, of $91,271,  due to decreased  revenue and higher  general
and administrative  expenses  partially offset by decreased property  operating,
repairs and maintenance and advertising expense.

     Interest  income earned by the Partnership for the three months ended March
31, 2002,  of $611 is 93.7% lower than the $9,633 earned during the three months
ended one year earlier. Interest income earned on excess cash held by Springdale
Apartments  was $1,026 in 2002, as compared to $1,588 in 2001.  Interest  income
deceased due to a reduction in cash  available for investment and an approximate
3%  reduction  in  interest  rates.  Administrative  expenses  incurred  by  the
Partnership  for the three months ended March 31, 2002, of $19,254  increased by
approximately  9% from the three  months  ended  one year  earlier  of  $17,670,
primarily due to increased office and administrative  expense and accounting and
tax service fees.

     Overall net income for the Specified  Properties for the three months ended
March 31,  2002 of $147,628  decreased  14.1%,  as compared to the three  months
ended March 31, 2001, of $171,762,  primarily due to decreased revenue partially
offset by decreased expenses as discussed above.

     Net cash flows  provided by operations for the three months ended March 31,
2002, was $143,878 compared to net cash flows provided by operations of $204,919
for the three months ended March 31, 2001. The decrease was primarily the result
of decreased  net income  before  depreciation  expense,  reductions in resident
security deposits and accounts payable and accrued expenses, partially offset by
an increase  in  deferred  income.  Investment  in real estate at the  Specified
Properties  increased  by $92,851 for the three  months  ended  March 31,  2002,
compared to an  increase of $39,500 for the same period one year ago.  Additions
to investment in real estate at Springdale  Apartments  during the first quarter
of 2002 included the renovation of three apartments,  landscape enhancements and
continued  carpet and  appliance  replacement.  Additions to  investment in real
estate at Gold Coast  Storage  during the first  quarter  of 2002  included  the
replacement  of the  first  floor  roof.  In  April  2002 the  Partnership  paid
distributions  to the Limited  Partners  totaling  $181,306.  Historically  this
distribution  would have been paid during the three months ended March 31, 2002.
Distributions  to Limited  Partners during the three months ended March 31, 2001
totaled $415,064. 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 three months ended March 31, 2002.
Distributions  to General  Partners during the three months ended March 31, 2001
totaled  $139,865.  In accordance  with the Partnership  Agreement,  the General
Partners  were  entitled  to such  distribution  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. The General Partners believe that current economic conditions continue to
have a  negative  effect on the  multifamily  housing  markets  in part  because
decreased home mortgage rates that have  encouraged  first time home  purchases.
Although a recent report issued by Fannie Mae indicates  that mortgage rates are
expected to rise in 2002,  the Managing  General  Partner  cannot predict how or
when such  increases will impact demand for apartment  properties  like those at
the  Springdale  Apartments  or demand for storage.  Additionally,  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 for 2002 will be
less than aggregate distributions for 2001.

     The Managing General Partner is continuing to explore  opportunities deemed
advantageous  to the  Partnership,  including  the  sale  of one or  both of the
Specified Properties.

     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, and
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.  In that  litigation,  which is pending in the Circuit Court of Cook
County,  Illinois,  County  Department,   Chancery  Division,  Mr.  Marten  made
allegations  regarding  the services  provided by the  trustees,  including  Mr.
Kennedy,  and sought,  among other things,  an injunction  prohibiting  CRT from
terminating  Mr. Marten as an officer or trustee of CRT.  Although Mr.  Marten's
request for injunctive relief was unsuccessful,  and he was subsequently removed
as an officer and trustee by the CRT board of trustees,  the litigation  against
CRT and its trustees is ongoing.


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.

               None

          (B)  Reports on Form 8 - K.

               No Reports on Form 8-K were filed during the quarter  ended March
               31, 2002.




<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 thereto duly authorized.


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


                           By:      ChrisKen Income Properties
                                    Inc., Managing General
                                    Partner


Date:  May 16, 2002                  By:    /s/John F. Kennedy
                                            -------------------------
                                            John F. Kennedy
                                            Director and President