<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, 2004

[ ]                    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
      ---        ---

Indicate by checkmark whether the registrant is an accelerated filer (as defined
in Rule 12 b-2 of the Exchange Act).

Yes         No    X
      ---        ---


<PAGE>




                     CHRISKEN PARTNERS CASH INCOME FUND L.P.

                                      INDEX

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

         Item 1.  Condensed Consolidated Financial Statements (Unaudited)

                           Condensed Consolidated Balance Sheet at
                           June 30, 2004                                                         2

                           Condensed Consolidated Statements of Operations
                           for the Three and Six Months Ended
                           June 30, 2004 and 2003                                                3

                           Condensed Consolidated Statement of Partners'
                           Capital for the Six Months Ended June 30, 2004                        4

                           Condensed Consolidated Statements of Cash Flows for
                           the Six Months Ended June 30, 2004 and 2003                           5

                           Notes to Condensed Consolidated Financial Statements                  6

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

         Item 3.  Controls and Procedures                                                       12

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                                              14

SIGNATURE                                                                                       15

CERTIFICATIONS                                                                                  17
</TABLE>


                                       i
<PAGE>




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


                      Condensed Consolidated Balance Sheet

                                  June 30, 2004
                                   (Unaudited)



<TABLE>
<S>                                                                                   <C>
ASSETS
Cash and cash equivalents                                                                    $     67,938
Restricted cash                                                                                   377,320
Real estate tax and other escrows                                                                  20,000
Accounts receivable                                                                                21,695
Prepaid expenses                                                                                    1,170
                                                                                        -------------------
                                                                                                  488,123
Investment in real estate, at cost:
   Land and improvements                                                                          636,709
   Buildings and improvements                                                                   6,367,106
   Personal property                                                                              156,464
                                                                                        -------------------
                                                                                                7,160,279
   Accumulated depreciation                                                                    (3,003,247)
                                                                                        -------------------
                                                                                                4,157,032
                                                                                        -------------------
Total assets                                                                                 $  4,645,155
                                                                                        ===================

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                                             $     95,575
Tenants' security deposits                                                                          4,837
Deferred income and prepaid rent                                                                  113,721
Accrued real estate taxes                                                                         145,612
                                                                                        -------------------
Total liabilities                                                                                 359,745

Partners' capital, 35,965 limited partnership units issued and outstanding
                                                                                                4,285,410
                                                                                        -------------------
Total liabilities and partners' capital                                                      $  4,645,155
                                                                                        ===================
</TABLE>

See accompanying notes.


                                       2
<PAGE>




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



                 Condensed Consolidated Statements of Operations
                                   (Unaudited)



<TABLE>
<CAPTION>
                                                         THREE MONTHS ENDED               SIX MONTHS ENDED
                                                               JUNE 30                         JUNE 30
                                                        2004            2003            2004            2003
                                                  -----------------------------------------------------------------
<S>                                               <C>              <C>            <C>             <C>
REVENUE
Rental                                             $   243,959     $   249,682    $   494,849     $   500,581
Interest                                                     -               -              -               -
Other                                                    8,446           9,720         16,458          21,372
                                                   -----------     -----------    -----------     -----------
Total revenue                                          252,405         259,402        511,307         521,953

EXPENSES
Property operations                                     36,909          43,761         87,784         113,955
Depreciation                                            55,113          53,752        111,371         107,083
General and administrative                             182,379         140,543        354,902         298,248
Management fees -- Affiliate                            15,060          15,340         30,340          29,290
                                                   -----------     -----------    -----------     -----------
Total expenses                                         289,461         253,396        584,397         548,576
                                                   -----------     -----------    -----------     -----------
(Loss) Income from continuing operations               (37,056)          6,006        (73,090)        (26,623)

DISCONTINUED OPERATIONS
(Loss) Income from discontinued operations
of Springdale Apartments                               (29,921)         83,078          7,104         146,891
Gain on sale of Springdale Apartments                5,561,665               -      5,561,665               -
                                                   -----------     -----------    -----------     -----------
Income from discontinued operations                  5,531,744          83,078      5,568,769         146,891

Net income                                         $ 5,494,688     $    89,084    $ 5,495,679     $   120,268
                                                   ===========     ===========    ===========     ===========
Net (loss) income allocated to general partners    $    (6,698)    $     8,908    $    (6,599)    $    12,027
                                                   ===========     ===========    ===========     ===========
Net income allocated to limited partners           $ 5,501,386     $    80,176    $ 5,502,278     $   108,241
                                                   ===========     ===========    ===========     ===========
(Loss) Income from continuing operations
   allocated to limited partners per limited
   partnership unit outstanding                           (.93)            .15          (1.83)           (.67)
                                                   ===========     ===========    ===========     ===========

Income from discontinued operations allocated
   to limited partners per limited partnership
   unit outstanding                                     153.89            2.08         154.82            3.68
                                                   ===========     ===========    ===========     ===========
Net income allocated to limited partners per
   limited partnership unit outstanding            $    152.96     $      2.23    $    152.99     $      3.01
                                                   ===========     ===========    ===========     ===========
Limited partnership units outstanding                   35,965          35,965         35,965          35,965
                                                   ===========     ===========    ===========     ===========
</TABLE>

See accompanying notes.




                                       3
<PAGE>






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


              Condensed Consolidated Statement of Partners' Capital

                         Six months ended June 30, 2004
                                   (Unaudited)



<TABLE>
<CAPTION>
                                          PARTNERS' CAPITAL ACCOUNTS
                              ------------------------------------------------------

                              GENERAL PARTNERS    LIMITED PARTNERS       TOTAL
                              ------------------------------------------------------
<S>                           <C>               <C>                <C>
Balance at January 1, 2004      $    469,632       $ 10,116,578       $ 10,586,210
Distributions (A)                          -        (11,796,479)       (11,796,479)
Net income                            (6,599)         5,502,278          5,495,679
                                ------------       ------------       ------------
Balance at June 30, 2004        $    463,033       $  3,822,377       $  4,285,410
                                ============       ============       ============
</TABLE>

(A) Summary of 2004 quarterly cash distributions paid per limited partnership
unit:

<TABLE>
<S>                                             <C>
First quarter                                         -
Second quarter                                     $327.99
</TABLE>

See accompanying notes.


                                       4
<PAGE>




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



                 Condensed Consolidated Statements of Cash Flows
                                   (Unaudited)



<TABLE>
<CAPTION>
                                                                                       SIX MONTHS ENDED
                                                                                            JUNE 30
                                                                                      2004           2003
                                                                                --------------------------------
<S>                                                                             <C>                <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                                         $ 5,495,679       $ 120,268
Adjustments to reconcile net income to net cash flows (used) provided by
   operating activities:
     Depreciation                                                                      215,748         313,150
     Gain on sale of Springdale Apartments                                          (5,561,665)              -
     Net changes in operating assets and liabilities:
       Decrease in accounts receivable                                                   8,949           3,914
       Decrease in prepaid expenses                                                     22,686          17,095
       Increase in real estate tax escrow                                              (20,000)              -
       Decrease in accounts payable and accrued expenses                              (236,835)       (108,961)
       (Decrease) Increase in deferred income and prepaid rent                         (20,472)          8,830
       (Decrease) in tenants' security deposits                                        (76,569)           (377)
                                                                                   -----------       ---------
Net cash flows (used) provided by operating activities                                (172,479)        353,919

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                                 (27,009)       (162,328)
Proceeds from the sale of Springdale Apartments                                     11,072,439               -
                                                                                   -----------       ---------
Net cash flows provided (used) by investing activities                              11,045,430        (162,328)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners                                                          (11,796,479)       (354,733)
                                                                                   -----------       ---------
Cash flows used in financing activities                                            (11,796,479)       (354,733)
                                                                                   -----------       ---------
Net decrease in cash and cash equivalents                                             (923,528)       (163,142)
Cash and cash equivalents, beginning of period                                         991,466         753,040
                                                                                   -----------       ---------
Cash and cash equivalents, end of period                                           $    67,938       $ 589,898
                                                                                   ===========       =========
</TABLE>


See accompanying notes.



                                       5
<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 U.S. generally accepted
accounting principles 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, 2003.

2.  SALE OF SPRINGDALE APARTMENTS

On April 14, 2004 the Partnership held a special meeting of the Limited Partners
at which the Limited Partners voted to approve the sale of Springdale
Apartments, one of the Partnership's two properties. As a result, 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. The Partnership
distributed net sales proceeds of approximately $11,072,000 to the Limited
Partners. In accordance with FAS 144, the operating results of the respective
property have been reflected in discontinued operations, broken down as follows:

<TABLE>
<CAPTION>
                                Three Months    Six Months
                                   Ended          Ended
                                      June 30, 2004
<S>                              <C>            <C>
REVENUE
Rental                           $ 53,966       $420,417
Interest                            8,616          8,616
Other                               6,105         26,095
                                 --------       --------
Total operating revenue            68,687        455,128
EXPENSES
Property operations                49,116        172,000
Depreciation                            -        104,377
General and administrative         47,757        150,341
Management fees                     1,735         21,306
                                 --------       --------
Total operating expenses           98,608        448,024
                                 --------       --------
Net operating (loss) income      $(29,921)      $  7,104
                                 ========       ========
</TABLE>

As a result of the sale of Springdale Apartments, the Partnership has a single
business segment relating to its remaining operating property.



                                       6
<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"). CPCIF acquired 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 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 $67,938 and $991,466
as of June 30, 2004, and December 31, 2003, respectively. The reduction in cash
and cash equivalents is primarily due to a distribution to the Limited Partners
in the second quarter, and reductions in accrued real estate taxes and accounts
payable and other liabilities, partially offset by the proceeds from the sale of
Springdale Apartments and cash flow from operations for the first six months of
2004. 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, 2004, and December 31, 2003) as required by the Limited
Partnership Agreement. The Reserve is available for unanticipated contingencies
and repairs at Gold Coast Storage. The Partnership holds Gold Coast Storage on
an unencumbered, or all cash basis.

         In February 2004, 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 $350 per
Unit. The offer expired on May 15, 2004. The Partnership's records indicate that
as of August 6, 2004, 66 Limited Partnership Units were sold by Limited Partners
to CMG Partners L.L.C. as a result of this offer.

         In May 2004, 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 $365 per
Unit. The offer expires on August 15, 2004. The Partnership's records indicate
that as of August 6, 2004, 177.6 Limited Partnership Units were sold by Limited
Partners to CMG Partners L.L.C. as a result of this offer.

         On March 26, 2004, the Managing General Partner received a copy of an
offer, made by Mackenzie Patterson Fuller, Inc. and affiliated entities, for all
of the Partnership's outstanding Units for $350 per Unit. The Managing General
Partner responded to the tender offer made by Mackenzie Patterson Fuller, Inc.
and affiliated entities on March 30, 2004, by filing a Schedule 14D-9 with the
Securities and Exchange Commission in which it stated its position on the tender
offer. A copy of that filing was sent concurrently with filing to the Limited
Partners. The Partnership's records indicate that as of August 6, 2004, 235.255
Limited Partnership Units were sold to Mackenzie Patterson Fuller, Inc. as a
result of this offer.

         On June 25, 2004, Mackenzie Patterson Fuller, Inc., 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 1.9%,
or approximately 700, of the outstanding Limited Partnership Units of the
Partnership at $40 per Unit. The offer expired on July 30, 2004. The
Partnership's records indicate that as of August 6, 2004,


                                       7
<PAGE>




no Limited Partnership Units were sold by Limited Partners to Mackenzie
Patterson Fuller, Inc. as a result of this offer.

         Management believes that the Limited Partnership Unit sales to CMG
Partners L.L.C. and Mackenzie Patterson Fuller, 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 by the City of Chicago
Building Department. Work on this project began in the second quarter and was
completed in the fourth quarter of 2003 for a total capital expenditure of
$171,000.

         In 2001, the Partnership agreed with the City of Chicago that it would
complete repairs and tuck pointing with respect to the exterior walls at Gold
Coast Storage property. Such work began in 2001 and was completed in November
2002, as required. The total cost for this project, $280,267, was funded from
2001 and 2002 operations. In performing the tuck-pointing work in 2002,
additional structural improvements were identified. The additional capital
expenditures were completed in the first quarter of 2003 at a cost of $68,500.

         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 March 19, 2004, the structural
engineer has completed the examination of all units where similar conditions
could exist. Remediation of the structural defects identified in the structural
engineer's report was completed prior to the April 2004 sale, at a cost of
approximately $33,000, which was expensed and funded out of the Partnership's
cash flow.

         In 2001, structural enhancements and repairs to the Specified
Properties that the Managing General Partner deemed necessary and advisable were
undertaken. As a result, 2001 major expenditures exceeded expenditures for such
items for the few years preceding 2001. The increased level of expenditures for
major repairs and improvements continued in 2002 and 2003. All such expenditures
were funded from operating cash flow. If Gold Coast Storage is not sold in 2004
as contemplated, the Managing General Partner anticipates that such expenditures
for Gold Coast Storage will remain substantial in near term fiscal periods due
to competitive market conditions and overall maintenance. Expenditures for major
repairs and improvements for Springdale Apartments, which was sold in April
2004, totaled $61,784 in the first six months of 2004, including approximately
$33,000 in structural remediation costs.

         In 2003, a broker was engaged to solicit offers on the Springdale
Apartments. The Managing General Partner received inquiries from several
potential buyers and negotiated contract terms with one of those potential
buyers. The Managing General Partner accepted an offer for purchase of the
Property. A special meeting of the Limited Partners was held at the offices of
the Partnership at 345 North Canal Street, Chicago, IL 60606 at 7:00 p.m. CST on
April 14, 2004. At the Special Meeting, the Limited Partners voted to approve
the proposal to sell the Springdale Apartments. The sale was completed in


                                       8
<PAGE>

April 2004. A broker also was engaged recently to solicit offers on Gold Coast
Storage. The Managing General Partner received an inquiry from one potential
buyer for Gold Coast. Negotiations with this potential Gold Coast buyer have
terminated and the broker's engagement terminated. A new broker has been engaged
to solicit offers on Gold Coast Storage. Since the engagement of the new broker,
three offers to purchase Gold Coast Storage have been received. The Managing
General Partner is in contract negotiations with one potential buyer and, as a
contingency, is conducting due diligence on the two other potential buyers. A
sale of Gold Coast will require approval of the Limited Partners.

         As the Springdale Apartments were sold on April 15, 2004, the Managing
General Partner determined the amount of cash that it believes should be
sufficient to provide for the payment of the Partnership's remaining general and
administrative expenses with respect to Springdale Apartments. The balance of
approximately $11,072,000 was distributed to the Limited Partners in June 2004
in accordance with the Partnership Agreement. In general, under Section K of the
Partnership Agreement, distributions of net sale or refinancing proceeds were
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 sale were not sufficient to satisfy (ii) and accordingly the
General Partners did not receive any distribution of sale proceeds from the sale
of the Springdale Apartments.

         The source of near-term future liquidity for the Partnership and cash
distributions to the Partners is dependent upon the sale of Gold Coast Storage
and cash generated by Gold Coast Storage. Based upon a review of the existing
leases and occupancy levels at Gold Coast Storage and cash flows generated by
Gold Coast Storage and further based upon the Partnership's investment
objectives and the fact that Gold Coast Storage is held on an all-cash basis,
the General Partners do not anticipate a lack of liquidity. In the event the
Reserve and cash flows are insufficient to meet cash or liquidity needs, the
Partnership would be required to borrow funds to meet such costs. Nonetheless,
in addition to the Reserve and cash flows generated by Gold Coast Storage
discussed above, the General Partners believe that the equity in Gold Coast
Storage, which is now held on an all-cash basis, would provide additional
sources of liquidity, if required. The General Partners therefore believe that,
if required, the Partnership would be able to obtain financing collateralized by
Gold Coast Storage in order to provide funds to meet working capital needs.

Results of Operations

         Occupancy at Gold Coast Storage was 77.2% at June 30, 2004, 74.9% at
December 31, 2003, and 77.5% at June 30, 2003. Rental revenue decreased during
the six months ended June 30, 2004, as compared to the same period one year
earlier, primarily due to a $37,612 increase in rental concessions, partially
offset by a $34,096 decrease in vacancy loss. The General Partners do not
anticipate that rental revenue at Gold Coast Storage will improve during 2004
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 70 - 79% for the remainder of 2004.

         Management continues to aggressively market lease space at Gold Coast
Storage in order to improve occupancy percentages and rental rates. There can be
no assurance, however, that increases will occur.

         Total revenue at Gold Coast Storage decreased by approximately 2% from
$521,953 for the six months ended June 30, 2003, to $511,307 for the six months
ended June 30, 2004, due to a net decrease in rental revenue of approximately
1.14% and a $4,543 decrease in sundry income.








                                       9
<PAGE>



         Expenses attributable to Gold Coast Storage for the six months ended
June 30, 2004, of $470,090 are .7% lower compared to expenses for the six months
ended June 30, 2003, of $473,588 due to lower property operating expenses,
partially offset by higher repair and maintenance, advertising, depreciation and
general and administrative expenses. Property operating expenses decreased in
2004, as compared to the first six months of 2003, due to a $31,360 decrease in
gas and fuel costs. Gas and fuel expense decreased due to a change in the
provider of gas and fuel and decreased usage. Repair and maintenance increased
due to a $3,779 increase in structural supplies and repairs and a $5,125
increase in electrical supplies and repairs, partially offset by a $4,085
decrease in janitorial expenses. Structural repairs increased primarily due to
the installation of a new elevator gate, $3,575, in the first quarter of 2004.
Electrical supplies and repairs increased primarily due to electrical upgrades
to the garage spaces. Advertising expense increased due to an increase in
advertisements in an effort to improve occupancy. Depreciation expense increased
to $111,371 in the six months ended June 30, 2004, compared to $107,083 for the
same period in 2003. General and administrative expenses during 2004 are higher
than 2003, due to the following increases in expense: office and administrative
salaries and commission, $8,728, and bad debt expense, $4,913, partially offset
by a $4,092 decrease in property insurance expense. Management fee expense
increased to $30,340 for the first six months of 2004, compared to $29,290 for
the first six months of 2003. Management anticipates that operational expenses
for Gold Coast Storage in 2004, excluding utilities, will be similar to those
experienced in 2003.

         Net income for the six months ended June 30, 2004, of $41,217 from Gold
Coast Storage decreased 14.8% as compared to net income for the six months ended
June 30, 2003, of $48,365 due primarily to decreased revenue, and increased
repair and maintenance, advertising, depreciation and general and administrative
expenses, partially offset by decreased property operations expense.

         The Partnership did not earn interest income for the six months ended
June 30, 2004 or the six months ended June 30, 2003. Interest income is affected
not only by declining interest rates but also by increased bank fees that
require higher offsetting compensating cash balances. Administrative expenses
incurred by the Partnership for the six months ended June 30, 2004, of $114,307
increased by approximately 52.4% from the six months ended one year earlier of
$74,988. The increase in Partnership expenses is the result of a $20,522
increase in audit and accounting fees and a $28,259 increase in professional
fees, partially offset by a $9,133 decrease in general and administrative
expenses. Professional fees increased, in part, due to expenses incurred related
to the sale of Springdale Apartments.

         Overall net operating loss for the six months ended June 30, 2004, was
$65,986 compared to overall net operating income for the six months ended June
30, 2003, of $120,268. The decrease in net operating income is due primarily to
the sale of Springdale Apartments, deceased revenue for Gold Coast Storage and
increased expenses for the Partnership, as discussed above.

         Net cash flows used by operations for the six months ended June 30,
2004, was $172,479 compared to net cash flows provided by operations of $353,919
for the six months ended June 30, 2003. The decrease was primarily the result of
decreased net income before depreciation expense, a greater reduction in
accounts payable and other liabilities and the reduction in tenant security
deposits and prepaid rent, due to the sale of Springdale Apartments.
Expenditures on investment in real estate at the Specified Properties decreased
to $27,009 for the six months ended June 30, 2004, compared to $162,328 for the
same period one year ago. Additions to investment in real estate at Springdale
Apartments through the sale date of April 15, 2004, included the renovation of
one apartment, $2,468, replacement of the water heater in one building, $4,985,
and continued carpet, $16,199, and appliance, $2,141, replacement as necessary.
Additions to investment in real estate at Gold Coast Storage for the six months
ended June 30, 2004 included the initial phase of the dock railing and catch
basin projects, $1,216.



                                       10
<PAGE>

Distributions to Limited Partners during the six months ended June 30, 2004
totaled $11,796,479 compared to distributions of $354,733 during the six months
ended June 30, 2003. The increase in distributions to Limited Partners is
primarily the result of the distribution of the proceeds from the sale of
Springdale Apartments. The Managing General Partner does not anticipate near
term distributions resulting from the operations of Gold Coast Storage.

         As discussed in "Liquidity and Capital Resources" above, increased
expenditures for major repairs and improvements, which began in 2001, continued
in 2002 and 2003. All such expenditures were funded from operating cash flow. In
the first two quarters of 2004, expenditures for Springdale Apartments for major
repairs and improvements totaled $61,784. If Gold Coast Storage is not sold as
contemplated, the Managing General Partner anticipates that major repair and
improvement expenditures will remain substantial in near term fiscal periods due
to competitive market conditions and overall maintenance. As discussed above,
the level of additional distributions to the Limited Partners is dependent on
the overall performance of Gold Coast Storage, and expenditures for major
repairs and improvements. As indicated above and subject to the possible sale of
the Gold Coast Storage during 2004, the Partnership will continue with major
repairs and improvements during 2004, which likely will exceed those incurred in
2002 and 2003. While the General Partners hope to increase net income generated
by Gold Coast Storage in 2004, as compared to 2003, by increasing occupancy and
rental rates, current economic conditions generally may continue to limit their
ability to do so. Therefore, the Managing General Partner believes that
aggregate distributions during 2004 will be limited to the second quarter
distribution in the amount of $11,796,479, which represents the proceeds from
the sale of Springdale Apartments in the amount of $11,072,000, as well as a
$724,479 distribution of reserves. However, the level of 2004 distributions
would be affected by the sale of Gold Coast Storage. Although a new broker has
been selected to continue marketing of Gold Coast Storage, and three attractive
offers have been received, there can be no assurance that the Property can be
sold at an acceptable price.

         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 Gold Coast Storage competes and/or
unanticipated changes in expenses or capital expenditures.




                                       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 financial officer of our Managing General
Partner, Robert Mayer (an employee of ChrisKen Residential Trust, an affiliate
of CREMCO, L.L.C., 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 and 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 significant changes in our
internal controls or in other factors that could significantly affect our
disclosure controls and procedures.












                   (Balance of page left intentionally blank)


                                       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. In December 2001, John S. Marten, a former officer and
trustee of ChrisKen Residential Trust ("CRT"), which controls CREMCO, L.L.C.,
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) and CREMCO, L.L.C. (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 was settled in July 2004.


ITEMS 2 AND 3 ARE OMITTED BECAUSE OF THE ABSENCE OF CONDITIONS UNDER WHICH THEY
ARE REQUIRED.

ITEM 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

On February 9, 2004, the Partnership, through a subsidiary limited partnership,
entered into a Sale and Purchase Agreement to sell the Springdale Apartments,
one of the Partnership's two properties, to Joint Venture, LLC, Phillip & Sally
Askotzky Revocable Living Trust Dated 10/07/96, Michael A. and Tracy C. Askotzky
Trust T/U//A Dated March 8, 1999, The Levinsky and Ceren Family Trust Dated
April 26, 1989, 2002 Levinsky Family Trust, Maurice Neeman Trust and Shirley
Neeman Trust and Springdale Apartments, LLC (collectively, the "Purchaser"), for
a purchase price of $11,385,000, subject to certain adjustments at or prior to
closing, payable in cash. The Purchaser is not affiliated with the Partnership
or the General Partners. The Purchase Agreement is incorporated by reference to
the Partnership's Current Report on Form 8-K dated February 9, 2004. The
Managing General Partner conditioned the sale to the Purchaser on approval by
limited partners holding not less than a majority of the Partnership's
outstanding Units.

On March 29, 2004, the Partnership mailed a Notice of Special Meeting and Proxy
Statement to all Limited Partners of record on February 29, 2004. The Notice of
Special Meeting and Proxy Statement are incorporated by reference to the
Definitive Proxy Statement included in the Schedule 14A Information filed by the
Partnership on March 29, 2004. The special meeting of the Limited Partners was
held at the offices of the Partnership at 345 North Canal Street, Chicago, IL
60606 at 7:00 p.m. CST on April 14, 2004. At the Special Meeting, Limited
Partners voted to approve the proposal to sell the Springdale Apartments, to the
Purchaser. At that meeting, 22,927.4440 of the 35,964.875 Units were voted, of
which 22,506.7246 (62.58%) of the Units were voted for the sale, 139.8398 Units
(.39%) Units were voted against the sale and 280.8796 (.78%) Units abstained.
The Partnership completed the sale of the Springdale Apartments on April 15,
2004. The Partnership will continue to own and operate its second property, Gold
Coast Storage, until it can be sold and the Partnership is terminated and
dissolved and thereafter liquidated.



ITEM 5 IS OMITTED BECAUSE OF THE ABSENCE OF CONDITIONS UNDER WHICH IT IS
REQUIRED.





                                       13
<PAGE>

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

(a)      Exhibits.

10.2     Purchase and Sale Agreement between Registrant and Joint Venture, LLC,
         Phillip & Sally Askotzky Revocable Living Trust Dated 10/07/96, Michael
         A. and Tracy C. Askotzky Trust T/U//A Dated April 8, 1999, The Levinsky
         and Ceren Family Trust Dated April 26, 1989, 2002 Levinsky Family
         Trust, Maurice Neeman Trust and Shirley Neeman Trust dated as of
         February 9, 2004 (incorporated by reference to Exhibit 99.1 to the
         Registrant's Form 8-K dated as of February 9, 2004);

10.3     Schedule 14A Definitive Proxy Statement filed with the Securities and
         Exchange Commission on March 29, 2004 (incorporated by reference).

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.



(b)      Reports on Form 8-K.

                  The following Reports on Form 8-K were filed during the
                           quarter ended June 30, 2004.

                  Current Report on Form 8-K dated as of April 14, 2004 is
                           incorporated herein by this reference











                                       14
<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 16, 2004                  By:      /s/John F. Kennedy
                                                --------------------------------
                                                John F. Kennedy
                                                Director and President










                                       15
<PAGE>

                                 Exhibit Index
                                 -------------

                             Description of Exhibit
                             ----------------------

Exhibit
  No.
-------

10.2     Purchase and Sale Agreement between Registrant and Joint Venture, LLC,
         Phillip & Sally Askotzky Revocable Living Trust Dated 10/07/96, Michael
         A. and Tracy C. Askotzky Trust T/U//A Dated April 8, 1999, The Levinsky
         and Ceren Family Trust Dated April 26, 1989, 2002 Levinsky Family
         Trust, Maurice Neeman Trust and Shirley Neeman Trust dated as of
         February 9, 2004 (incorporated by reference to Exhibit 99.1 to the
         Registrant's Form 8-K dated as of February 9, 2004);

10.3     Schedule 14A Definitive Proxy Statement filed with the Securities and
         Exchange Commission on March 29, 2004 (incorporated by reference).

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.