<PAGE>
                                  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, 2005

[ ]  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)

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

<TABLE>
<S>                                                             <C>
345 North Canal Street, Chicago, Illinois                          60606
 (Address of principal executive offices)                       (Zip Code)
</TABLE>

                                 (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

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
PART I Financial Information

   Item 1. Consolidated Financial Statements (Unaudited)

              Condensed Consolidated Statement of Net Assets in
              Liquidation at June 30, 2005                                    2

              Condensed Consolidated Statement of Changes in Net Assets
              in Liquidation for the period from January 22, 2005 through
              June 30, 2005                                                   3

              Condensed Consolidated Statements of Operations for the
              period from January 1, 2005 through January 21, 2005 and
              the Six Months Ended June 30, 2004                              4

              Condensed Consolidated Statement of Partners' Capital for
              the period from January 1, 2005 through January 21, 2005        5

              Condensed Consolidated Statements of Cash Flows for the
              period from January 1, 2005 through January 21, 2005 and
              the Six Months Ended June 30, 2004                              6

              Notes to Condensed Consolidated Financial Statements            7

   Item 2. Management's Discussion and Analysis or Plan of Operation          9

   Item 3. Controls and Procedures                                           12

PART II. Other Information

   Item 1. Legal Proceedings                                                 13

   Item 2. Unregistered Sales of Securities and Use of Proceeds              13

   Item 3. Defaults Upon Senior Securities                                   13

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

   Item 5. Other Information                                                 13

   Item 6. Exhibits                                                          13

SIGNATURE                                                                    14

EXHIBITS                                                                     15
</TABLE>


                                        i
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

          Condensed Consolidated Statement of Net Assets In Liquidation

                                  June 30, 2005
                               (Liquidation Basis)
                                   (Unaudited)

<TABLE>
<S>                            <C>
ASSETS
Cash and cash equivalents      $460,631
                               --------
Total assets                    460,631

LIABILITIES
Accounts payable                 68,122
Accrued liquidation expenses     50,550
                               --------
Total liabilities               118,672
                               --------
Net assets in liquidation      $341,959
                               ========
</TABLE>

See accompanying notes.


                                       2
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

    Condensed Consolidated Statement of Changes in Net Assets in Liquidation

           For the period from January 22, 2005 through June 30, 2005
                               (Liquidation Basis)
                                   (Unaudited)

<TABLE>
<S>                                             <C>
NET ASSETS IN LIQUIDATION AT JANUARY 22, 2005
   (GOING CONCERN BASIS)                        $ 6,698,639
Interest income                                      13,260
Estimated liquidation expenses                      (50,000)
Distribution to Limited Partners                 (6,293,854)
                                                -----------
NET ASSETS IN LIQUIDATION AT MARCH 31, 2005         368,045
Interest and other income                             2,245
Expense from continuing operations                  (12,419)
Adjustment to estimated liquidation expenses        (15,000)
Reissue of voided distribution checks                  (912)
                                                -----------
NET ASSETS IN LIQUIDATION AT JUNE 30, 2005      $   341,959
                                                ===========
</TABLE>

See accompanying notes.


                                       3
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

                 Condensed Consolidated Statements of Operations
                              (Going Concern Basis)
                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                 For the
                                                               Period from     For the
                                                                January 1    Six Months
                                                                 through        Ended
                                                                January 21     June 30
                                                                   2005         2004
                                                               -----------   ----------
<S>                                                            <C>           <C>
EXPENSES
General and administrative                                     $   48,909    $  114,307
                                                               ----------    ----------
Total expenses                                                     48,909       114,307
                                                               ----------    ----------
(Loss) from continuing operations                                 (48,909)     (114,307)
                                                               ----------    ----------

DISCONTINUED OPERATIONS
Income from discontinued operations of Springdale Apartments           --         7,104
Gain on sale of Springdale Apartments                                  --     5,561,665
Income from discontinued operations of Gold Coast Storage          21,784        41,217
Gain on sale of Gold Coast Storage                              2,402,686            --
                                                               ----------    ----------
Income from discontinued operations                             2,424,470     5,609,986
                                                               ----------    ----------
Net income                                                     $2,375,561    $5,495,679
                                                               ==========    ==========
Net income allocated to general partners                       $       --    $       --
                                                               ==========    ==========
Net income allocated to limited partners                       $2,375,561    $5,495,679
                                                               ==========    ==========
(Loss) from continuing operations allocated to limited
   partners per limited partnership unit                       $    (1.36)   $    (3.18)
                                                               ==========    ==========
Income from discontinued operations allocated to limited
   partners per limited partnership unit                       $    67.41    $   155.99
                                                               ==========    ==========
Net income allocated to limited partners per limited
   partnership unit outstanding                                $    66.05    $   152.81
                                                               ==========    ==========
Limited partnership units outstanding                              35,965        35,965
                                                               ==========    ==========
</TABLE>

See accompanying notes.


                                       4
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

              Condensed Consolidated Statement of Partners' Capital

             For the Period January 1, 2005 through January 21, 2005
                              (Going Concern Basis)
                                   (Unaudited)

<TABLE>
<CAPTION>
                                  Partners' Capital Accounts
                              ----------------------------------
                               General     Limited
                              Partners    Partners       Total
                              --------   ----------   ----------
<S>                           <C>        <C>          <C>
Balance at January 1, 2005       $--     $4,323,078   $4,323,078
Net income                        --      2,375,561    2,375,561
                                 ---     ----------   ----------
Balance at January 21, 2005      $--     $6,698,639   $6,698,639
                                 ===     ==========   ==========
</TABLE>

See accompanying notes.


                                       5
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

                 Condensed Consolidated Statements of Cash Flows
                              (Going Concern Basis)
                                   (Unaudited)

<TABLE>
<CAPTION>
                                                                  For the
                                                                Period from      For the
                                                                 January 1     Six Months
                                                                  through         Ended
                                                                 January 21      June 30
                                                                    2005          2004
                                                                -----------   ------------
<S>                                                             <C>           <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                      $ 2,375,561   $  5,495,679
Adjustments to reconcile net income to net cash flows
   provided by (used in) operating activities:
   Depreciation                                                          --        215,748
   Gain on sale of Gold Coast Storage                            (2,402,686)            --
   Gain on sale of Springdale Apartments                                 --     (5,561,665)
   Net changes in operating assets and liabilities:
      Decrease in restricted cash                                   377,320             --
      Decrease in accounts receivable                                 4,977          8,949
      Decrease in prepaid expenses                                   18,560         22,686
      Increase in real estate tax escrow                                 --        (20,000)
      Decrease in accounts payable and accrued expenses            (119,823)      (236,835)
      Decrease in deferred income and prepaid rent                 (109,104)       (20,472)
      Decrease in tenants' security deposits                         (2,396)       (76,569)
                                                                -----------   ------------
Net cash flows provided by (used in) operating activities           142,409       (172,479)

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                   --        (27,009)
Proceeds from the sale of Gold Coast Storage                      6,522,501             --
Proceeds from the sale of Springdale Apartments                          --     11,072,439
                                                                -----------   ------------
Cash flows provided by investing activities                       6,522,501     11,045,430

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners                                                --    (11,796,479)
                                                                -----------   ------------
Cash flows used in financing activities                                  --    (11,796,479)
                                                                -----------   ------------
Net increase (decrease) in cash and cash equivalents              6,664,910       (923,528)
Cash and cash equivalents, beginning of period                      159,358        991,466
                                                                -----------   ------------
Cash and cash equivalents, end of period                        $ 6,824,268   $     67,938
                                                                ===========   ============
</TABLE>

See accompanying notes.


                                       6
<PAGE>
                     ChrisKen Partners Cash Income Fund L.P.
                        (A Delaware Limited Partnership)
                           (In Process of Liquidation)

              Notes to Condensed Consolidated Financial Statements
                               (Liquidation Basis)
                                   (Unaudited)

1. BASIS OF PRESENTATION

On December 20, 2004, the Partnership held a special meeting of the Limited
Partners at which the Limited Partners approved the sale of Gold Coast Storage,
the last remaining of the Partnership's two properties and also approved the
termination, liquidation and dissolution of the Partnership, subject to the sale
of Gold Coast Storage. As a result of the Limited Partners' decision to dissolve
the Partnership, subject to the sale of Gold Coast Storage, and in accordance
with generally accepted accounting principles, the Partnership's financial
statements for periods subsequent to January 21, 2005 have been prepared on a
liquidation basis. Accordingly, at June 30, 2005, the carrying value of the
assets is presented at estimated realizable amounts and liabilities are
presented at estimated settlement amounts, including estimated costs associated
with carrying out the liquidation. Preparation of the financial statements on a
liquidation basis requires significant assumptions by management, including the
estimate of liquidation costs. The Managing General Partner estimates that, in
total, the Partnership will incur $65,000 in liquidation costs. The Partnership
paid $14,450 in liquidation expenses in the second quarter of 2005. In addition,
at June 30, 2005, the Partnership has accrued $50,550 in liquidation costs,
representing the Managing General Partner's estimate of additional costs to be
incurred, primarily professional fees, audit and accounting fees and general
administration costs. However, actual costs may vary from this estimate.

2. SALE OF SPRINGDALE APARTMENTS

On April 15, 2004, Springdale Apartments was sold for a purchase price of
$11,385,000. The gain from the sale of Springdale Apartments was $5,561,665. In
June 2004, the Partnership distributed net sales proceeds of approximately
$11,072,000 to the Limited Partners. As a result of the sale, in accordance with
FAS 144, the operating results of the respective property have been reflected in
discontinued operations, broken down as follows:

<TABLE>
<CAPTION>
                               Six Months
                                 Ended
                             June 30, 2004
                             -------------
<S>                          <C>
REVENUE
Rental                          $420,417
Interest                           8,616
Other                             26,095
                                --------
Total operating revenue          455,128

EXPENSES
Property operations              172,000
Depreciation                     104,377
General and administrative       150,341
Management fees                   21,306
                                --------
Total operating expenses         448,024
                                --------
NET OPERATING INCOME            $  7,104
                                ========
</TABLE>


                                        7
<PAGE>
3. SALE OF GOLD COAST STORAGE

On January 21, 2005, Gold Coast Storage was sold for a purchase price of
$6,896,803. The gain from the sale was $2,402,686. The Partnership distributed
$6,293,854 to the Limited Partners in February 2005. As a result of the sale, in
accordance with FAS 144, the operating results of the respective property have
been reflected in discontinued operations, broken down as follows:

<TABLE>
<CAPTION>
                               Six Months      Six Months
                                 Ended           Ended
                             June 30, 2005   June 30, 2004
                             -------------   -------------
<S>                          <C>             <C>
REVENUE
Rental                          $52,480         $494,849
Other                             2,676           16,458
                                -------         --------
Total operating revenue          55,156          511,307

EXPENSES
Property operations              12,412           87,784
Depreciation                         --          111,371
General and administrative       19,487          240,595
Management fees                   1,473           30,340
                                -------         --------
Total operating expenses         33,372          470,090
                                -------         --------
NET OPERATING INCOME            $21,784         $ 41,217
                                =======         ========
</TABLE>

4. 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 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. 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, 2004.

5. INCOME TAXES

The Partnership is not liable for federal income taxes. Each partner includes
his proportionate share of partnership income or loss in his own tax return.
Therefore, no provision for income taxes is made in the consolidated financial
statements of the Partnership.


                                       8
<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 (the "Units" or the "Limited Partnership
Units"). The Partnership used the net proceeds of the Offering to purchase 99.9%
ownership interests in Springdale Associates Limited Partnership and Chicago I
Self-Storage Limited Partnership. Springdale Associates Limited Partnership
owned a 199-unit residential complex located in Waukesha, Wisconsin ("Springdale
Apartments"), until its sale on April 15, 2004, and Chicago I Self-Storage
Limited Partnership owned a 155,997 square foot self-storage facility located in
Chicago, Illinois ("Gold Coast Storage"), until its sale on January 21, 2005. On
December 20, 2004, the Limited Partners approved the termination, liquidation
and dissolution of the Partnership, subject to the sale of Gold Coast Storage.
The Managing General Partner expects to complete an orderly dissolution and
termination of the Partnership no later than the last quarter of 2005.

Liquidity and Capital Resources

     The Partnership had cash and cash equivalents of $460,631 and $159,358 as
of June 30, 2005, and December 31, 2004, respectively. The increase in cash and
cash equivalents is primarily due to the proceeds from the sale of Gold Coast
Storage and the reclassification of restricted cash to cash and cash
equivalents, partially offset by a distribution to the Limited Partners in the
first quarter, net cash flow used in operations and decreases in deferred income
and accounts payable and accrued expenses. Historically, restricted cash has
represented operating and contingency reserves (the "Reserve") equal to
approximately 2% of the gross proceeds of the Offering ($377,320 at December 31,
2004), as required by the Limited Partnership Agreement. The Reserve was
established to set aside funds for unanticipated contingencies and repairs at
Springdale Apartments and Gold Coast Storage (collectively the "Specified
Properties"). As a result of the ongoing liquidation of the Partnership, it is
no longer necessary to reserve funds for unanticipated contingencies and repairs
at the Specified Properties. Accordingly, cash restricted for the Reserve in
prior fiscal periods has been reclassified to cash and cash equivalents as of
January 21, 2005, the sale date of Gold Coast Storage. Such amounts are being
held pending the Managing General Partner's evaluation of possible legal claims
and proceedings that may arise or relate to the sale of its properties and for
the payment of the Partnership's liabilities with respect to any other remaining
Partnership obligations. The Managing General Partner estimates that the
Partnership will incur, in total, approximately $65,000 in costs relating to the
termination, liquidation and dissolution of the Partnership, including
accounting and audit fees, professional fees, and general administrative costs.
The Partnership paid $14,450 in liquidation expenses in the second quarter of
2005. The remaining estimated liquidation expenses totaling $50,550 have been
accrued in the first two quarters of 2005 and are reflected in the Partnership's
Statement of Changes in Net Assets in Liquidation. The Managing General Partner
expects any remaining cash to be distributed in accordance with the Partnership
Agreement no later than the last quarter of 2005.

     On December 20, 2004, the Partnership held a special meeting of the Limited
Partners at which the Limited Partners approved the sale of Gold Coast Storage,
the last remaining of the Partnership's two properties and approved the
termination, liquidation and dissolution of the Partnership, subject to the sale
of Gold Coast Storage. As a result, on January 21, 2005, Gold Coast Storage was
sold for a purchase price of $6,896,803. The gain from the sale of Gold Coast
Storage was $2,402,686. The Partnership distributed net proceeds of
approximately $6,293,854 to the Limited Partners in February 2005, and retained
approximately $22,500, which, with other cash held by the Partnership, the
Managing General Partner believes is sufficient to provide for possible legal
claims and proceedings that arise in the ordinary course of business or relate
to the sale of its properties and for the payment of any other remaining
Partnership


                                       9
<PAGE>
obligations. As of August 5, 2005, the Partnership was not aware of any such
possible legal claims and believes that, if claims or proceedings do arise, the
outcome of such claims and proceedings would not have a material adverse effect
on the estimated amount of future cash distributions; however, there can be no
assurance in this regard. The Partnership expects to promptly distribute the
balance of any remaining cash to the Limited Partners and General Partners in
accordance with the Partnership Agreement and the Partnership will finalize
dissolution and liquidation. It is expected that all such net cash will be
distributed no later than the last quarter of 2005. In general, under Section K
of the Partnership Agreement, distributions of net sale or refinancing proceeds
will be made (i) first, to the Limited Partners until they have been paid an
amount equal to their Adjusted Investment; (ii) second, to the Limited Partners
until they have been paid an amount equal to their Preferential Distribution
less any amounts previously distributed. Although the Partnership Agreement
provides that after the amount specified in (ii) is received, remaining amounts
are distributed 85% to the Limited Partners and 15% to the General Partners,
proceeds from the sales of both the Springdale Apartments and Gold Coast Storage
were not sufficient to satisfy (ii) and accordingly the General Partners did not
receive any distribution of sale proceeds. As indicated above, any amounts
remaining after all Partnership obligations are paid will be distributed as
described above.

     The Partnership will continue to file with the SEC (1) quarterly and annual
reports on Forms 10-QSB and 10-KSB and (2) whenever a material event relating to
the Partnership occurs, a current report on Form 8-K; until it deregisters. The
Partnership expects to deregister promptly after its final distribution.

Employees

     The Partnership has no full-time employees. Additionally, as of the sale of
its last property in January 2005, the Partnership no longer engages CREMCO,
L.L.C. to provide property management and related accounting and administrative
services. However, from time to time, the Partnership engages one or more
CREMCO, L.L.C. employees or employees of CREMCO, L.L.C. affiliates on an hourly
basis to perform administrative and collection functions on behalf of the
Partnership.

Results of Operations

     The Partnership earned interest income in the amount of $14,660, subsequent
to the sale of Gold Coast Storage, resulting from the short-term investment of
the proceeds from the sale of Gold Coast Storage prior to distribution. The
Partnership did not earn interest income for the six months ended June 30, 2004.
Total expenses incurred by the Partnership for the six months ended June 30,
2005, of $126,328, including accrued liquidation costs, increased from the six
months ended one year earlier of $114,307. The increase in Partnership expenses
is the result of increased general administrative costs, audit and accounting
fees and state and local taxes, partially offset by decreased professional fees.
The Managing General Partner estimates that the Partnership will incur, in
total, approximately $65,000 in costs relating to the termination, liquidation
and dissolution of the Partnership, including accounting and audit fees,
professional fees and general administrative costs. $14,450 of such costs has
been paid in the second quarter of 2005 and the balance of $50,550 has been
accrued and is reflected in the Partnership's Statement of Changes in Net Assets
in Liquidation.

     The combined net income for the Partnership and the discontinued operations
of the Specified Properties for the period of January 1, 2005 through January
21, 2005 of $2,375,561 decreased, as compared to the combined net income for the
Partnership and the discontinued operations of the Specified Properties for the
six months ended June 30, 2004, of $5,495,679, primarily due to the gain from
the sale of Springdale Apartments, $5,561,665, in second quarter of 2004,
compared to the gain from the sale of Gold Coast Storage, $2,402,686, in the
first quarter of 2005, partially offset by an increase in net income


                                       10
<PAGE>
from the continuing operations of the Partnership and the discontinued
operations of the Specified Properties.

     Net cash flows provided by operations for the period of January 1, 2005
through January 21, 2005, was $142,409 compared to net cash flows used in
operations of $172,479 for the six months ended June 30, 2004. The increase was
primarily the result of the reclassification of restricted cash to cash and cash
equivalents and a lesser decrease in accounts payable and accrued expenses,
partially offset by a decrease in deferred income and a net loss, excluding the
gain from the sale of Gold Coast Storage, of $27,125 for the period of January
1, 2005 through January 21, 2005, compared to net income before depreciation
expense of $149,762, excluding the gain from the sale of Springdale Apartments,
for the first six months of 2004. There were no additions to investment in real
estate at Gold Coast Storage during 2005. Distributions paid to the Limited
Partners in February 2005, totaling $6,293,854, resulting from the sale of Gold
Coast Storage, are reflected on the Partnership's Statement of Changes in Net
Assets in Liquidation. Distributions from the proceeds from the sale of
Springdale Apartments paid to the Limited Partners in the second quarter of 2004
totaled $11,072,439. There were no distributions to the General Partners in the
first six months of 2004 or 2005.

     As discussed in "Liquidity and Capital Resources" above, on December 20,
2004, the Partnership held a special meeting of the Limited Partners at which
the Limited Partners approved the sale of Gold Coast Storage, the last remaining
of the Partnership's two properties and approved the termination, liquidation
and dissolution of the Partnership, subject to the sale of Gold Coast Storage.
As a result, on January 21, 2005, Gold Coast Storage was sold for a purchase
price of $6,896,803. The gain from the sale of Gold Coast Storage was
$2,402,686. The Partnership distributed net sales proceeds of approximately
$6,293,854 to the Limited Partners in February 2005, and retained approximately
$22,500, which, with other cash held by the Partnership, the Managing General
Partner believes is sufficient to provide for possible legal claims and
proceedings that arise in the ordinary course of business or relate to sale of
its properties and for the payment of any other remaining Partnership
obligations. As of August 5, 2005, the Partnership was not aware of any such
possible legal claims and believes that, if claims or proceedings do arise, the
outcome of such claims and proceedings would not have a material adverse effect
on the estimated amount of future cash distributions; however, there can be no
assurance in this regard. At June 30, 2005, the Partnership held cash and cash
equivalents of $460,631. At August 3, 2005, it held cash and cash equivalents of
$452,390. Having completed an orderly liquidation of the Properties, the
Partnership will begin finalizing its dissolution and termination. The Managing
General Partner expects any remaining net cash to be distributed in accordance
with the Partnership Agreement no later than the last quarter of 2005.

     Some statements in this Form 10-QSB are forward looking and actual results
may differ materially from those stated.

                   (Balance of page left intentionally blank)


                                       11
<PAGE>
ITEM 3. CONTROLS AND PROCEDURES.

(a) Evaluation of Disclosure Controls and Procedures

     The Principal Executive Officer of our Managing General Partner, John F.
Kennedy, and the Acting Principal Accounting Officer of our Managing General
Partner, Robert Mayer (an employee of ChrisKen Residential Trust, an affiliate
of CREMCO, L.L.C., the Partnership's property manager until January 21, 2005,
but not of the Managing General Partner), have evaluated, as of the end of the
period covered by this report on Form 10-QSB, the effectiveness of the design
and operation of our disclosure controls and other procedures that are designed
to ensure that information required to be disclosed by us in the reports that we
file or submit under the Securities Exchange Act of 1934 is recorded, processed,
summarized or reported within the time periods specified in the SEC's rules and
forms. As a result of this evaluation, Messrs. Kennedy and Mayer have concluded
that, as of such date, the design and operation of our disclosure controls and
procedures were effective.

(b) Changes in internal controls

     During the period covered by this quarterly report and since the date of
the evaluation of our disclosure controls and procedures by Messrs. Kennedy and
Mayer described above, there have been no changes in our internal controls or in
other factors that have significantly affected, or that could significantly
affect our disclosure controls and procedures.


                                       12
<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.

ITEMS 2 THROUGH 5 ARE OMITTED BECAUSE OF THE ABSENCE OF CONDITIONS UNDER WHICH
THEY ARE REQUIRED.

ITEM 6. EXHIBITS.

(a)  Exhibits.

<TABLE>
<S>    <C>
31.1   Certification of Principal Executive Officer pursuant to Rule 15d-14(a)
       (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2   Certification of Acting Principal Accounting Officer pursuant to Rule
       15d-14(a) (17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley
       Act of 2002.

32     Certification of Principal Executive Officer and Acting Principal
       Accounting Officer pursuant to 18 U.S.C. Section 1350, as adopted
       pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
</TABLE>


                                       13
<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: August 12, 2005                   By: /s/ John F. Kennedy
                                            ------------------------------------
                                            John F. Kennedy
                                            Director and President


                                       14
<PAGE>
                                  EXHIBIT INDEX

<TABLE>
<CAPTION>
Exhibit No.                           Exhibit Description
-----------                           -------------------
<S>           <C>
31.1          Certification of Principal Executive Officer pursuant to Rule
              15d-14(a) (17 CFR 240.15d-14(a)) and Section 302 of the
              Sarbanes-Oxley Act of 2002.

31.2          Certification of Acting Principal Accounting Officer pursuant to
              Rule 15d-14(a) (17 CFR 240.15d-14(a)) and Section 302 of the
              Sarbanes-Oxley Act of 2002.

32            Certification of Principal Executive Officer and Acting Principal
              Accounting Officer pursuant to 18 U.S.C. Section 1350, as adopted
              pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
</TABLE>


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