<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 September 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
    -----    -----

Indicate by check mark whether the registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act).

                                                                  [ ] Yes [X] No

                APPLICABLE ONLY TO ISSUERS INVOLVED IN BANKRUPTCY
                   PROCEEDINGS DURING THE PRECEDING FIVE YEARS

Check whether the registrant filed all documents and reports required to be
filed by Section l2, 13 or 15(d) of the Exchange Act after the distribution of
securities under a plan confirmed by a court.

                                                                  [ ] Yes [ ] No

                      APPLICABLE ONLY TO CORPORATE ISSUERS

State the number of shares outstanding of each of the issuer's classes of common
equity, as of the latest practicable date:

___________________________________________

Transitional Small Business Disclosure Format (Check one):        [ ] Yes [X] No

SEC 2334 (9-05) PERSONS WHO ARE TO RESPOND TO THE COLLECTION OF INFORMATION
                CONTAINED IN THIS FORM ARE NOT REQUIRED TO RESPOND UNLESS THE
                FORM DISPLAYS A CURRENTLY VALID OMB CONTROL NUMBER.

<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 September 30, 2005                               2

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

              Condensed Consolidated Statements of Operations for the
              period from January 1, 2005 through January 21, 2005 and
              the Nine Months Ended September 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 Nine Months Ended September 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

                               September 30, 2005
                               (Liquidation Basis)
                                   (Unaudited)

<TABLE>
<S>                            <C>
ASSETS
Cash and cash equivalents      $447,637
Other assets                        268
                               --------
Total assets                    447,905

LIABILITIES
Accounts payable                 66,068
Accrued liquidation expenses     75,269
                               --------
Total liabilities               141,337
                               --------

Net assets in liquidation      $306,568
                               ========
</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 September 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
                                                                      -----------
Interest income                                                             1,234
Adjustment to estimated liquidation expenses                              (36,625)
                                                                      -----------
NET ASSETS IN LIQUIDATION AT SEPTEMBER 30, 2005                       $   306,568
                                                                      ===========
</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    Nine Months
                                                                 through         Ended
                                                                January 21   September 30
                                                                   2005          2004
                                                               -----------   ------------
<S>                                                            <C>           <C>
EXPENSES
General and administrative                                     $   48,909     $  129,280
                                                               ----------     ----------
Total expenses                                                     48,909        129,280
                                                               ----------     ----------
(Loss) from continuing operations                                 (48,909)      (129,280)
                                                               ----------     ----------

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         91,514
Gain on sale of Gold Coast Storage                              2,402,686             --
                                                               ----------     ----------
Income from discontinued operations                             2,424,470      5,660,283
                                                               ----------     ----------
Net income                                                     $2,375,561     $5,531,003
                                                               ==========     ==========
Net income allocated to general partners                       $       --     $       --
                                                               ==========     ==========
Net income allocated to limited partners                       $2,375,561     $5,531,003
                                                               ==========     ==========
(Loss) from continuing operations allocated to limited
   partners per limited partnership unit                       $    (1.36)    $    (3.59)
                                                               ==========     ==========
Income from discontinued operations allocated to limited
   partners per limited partnership unit                       $    67.41     $   157.38
                                                               ==========     ==========
Net income allocated to limited partners per limited
   partnership unit outstanding                                $    66.05     $   153.79
                                                               ==========     ==========
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 January 1   For the Nine
                                                                 through      Months Ended
                                                               January 21     September 30
                                                                  2005            2004
                                                             --------------   ------------
<S>                                                          <C>              <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                    $ 2,375,561     $  5,531,003
Adjustments to reconcile net income to net cash flows
   provided by (used in) operating activities:
   Depreciation                                                        --          272,301
   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              167
      Decrease (Increase) in prepaid expenses                      18,560              (22)
      Increase in real estate tax escrow                               --          (20,000)
      Decrease in accounts payable and accrued expenses          (119,823)        (185,470)
      Decrease in deferred income and prepaid rent               (109,104)         (31,540)
      Decrease in tenants' security deposits                       (2,396)         (76,569)
                                                              -----------     ------------
Net cash flows provided by (used in) operating activities         142,409          (71,795)

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                 --          (45,521)
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       11,026,918

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         (841,356)
Cash and cash equivalents, beginning of period                    159,358          991,466
                                                              -----------     ------------
Cash and cash equivalents, end of period                      $ 6,824,268     $    150,110
                                                              ===========     ============
</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 September 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 $99,000 in liquidation costs. The Partnership
paid $14,450 in liquidation expenses in the second quarter of 2005 and $9,281 in
the third quarter of 2005. In addition, at September 30, 2005, the Partnership
has accrued $75,269 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>
                                 Nine Months
                                    Ended
                             September 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>
                                 Nine Months          Nine Months
                                    Ended                Ended
                             September 30, 2005   September 30, 2004
                             ------------------   ------------------
<S>                          <C>                  <C>
REVENUE
Rental                             $52,480             $741,558
Other                                2,676               23,567
                                   -------             --------
Total operating revenue             55,156              765,125
EXPENSES
Property operations                 12,412              121,481
Depreciation                            --              167,924
General and administrative          19,487              339,980
Management fees                      1,473               44,226
                                   -------             --------
Total operating expenses            33,372              673,611
                                   -------             --------
NET OPERATING INCOME               $21,784             $ 91,514
                                   =======             ========
</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 $447,637 and $159,358 as
of September 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 $99,000 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 and $9,281 in the third quarter of 2005. The remaining estimated
liquidation expenses totaling $75,269 have been accrued in the first three
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 October 31, 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 $15,894, 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, as well
as interest earned on funds currently held for the payment of any remaining
Partnership obligations. The Partnership did not earn interest income for the
nine months ended September 30, 2004. Total expenses incurred by the Partnership
for the nine months ended September 30, 2005, of $162,953, including accrued
liquidation costs, increased from the nine months ended one year earlier of
$129,280. The increase in Partnership expenses is the result of increased
general administrative costs and state and local taxes, partially offset by
decreased professional fees and audit and accounting fees. The Managing General
Partner estimates that the Partnership will incur, in total, approximately
$99,000 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 and $9,281 in the third quarter of 2005. The balance
of $75,269 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
nine months ended September 30, 2004, of $5,531,003, 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


                                       10

<PAGE>

sale of Gold Coast Storage, $2,402,686, in the first quarter of 2005. Also, due
to the shorter reporting period in 2005, the Partnership's general and
administrative expenses are $80,371 lower and income from discontinued
operations is $76,834 lower in 2005.

     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 $71,795 for the nine months ended September 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 $241,639, excluding the gain from the sale of Springdale Apartments,
for the first nine 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 nine 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 October 31, 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 September 30, 2005, the Partnership held cash and
cash equivalents of $447,637. At October 31, 2005, it held cash and cash
equivalents of $445,465. 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: November 11, 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>


                                       15