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, 2001

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


For the transition period from                 to
                               ---------------    ---------------

Commission File Number 0-17602
--------------------------------------------------------------------------------


                     ChrisKen Partners Cash Income Fund L.P.
--------------------------------------------------------------------------------
            (Exact name of small business issuer as Specified in its
                       certificate of Limited partnership)


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


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

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



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

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Securities  Exchange  Act  during the past 12 months (or for
such shorter period that the registrant was required to file such reports),  and
(2) has been subject to such filing requirements for the past 90 days.

Yes       X     No
         ---         ---


<PAGE>


                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                     ---------------------------------------

                                      INDEX


PART I FINANCIAL INFORMATION                                           PAGE
       ---------------------                                           ----

     Item 1. Condensed Consolidated Financial Statements (UNAUDITED)

          Condensed Consolidated Balance Sheet at June 30, 2001          2

          Condensed  Consolidated  Statements  of  Income  for the
          Three and Six Months Ended June 30, 2001 and 2000              3

          Condensed  Consolidated  Statement  of  Partners'  Capital
          for the Six Months Ended June 30, 2001                         4

          Condensed  Consolidated  Statements  of Cash  Flows for
          the Six Months Ended June 30, 2001 and 2000                    5

          Notes to Condensed Consolidated Financial Statements           6

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

PART II. OTHER INFORMATION

     Item 1. Legal Proceedings                                          13

     Item 2. Changes in Securities                                      13

     Item 3. Defaults Upon Senior Securities                            13

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

     Item 5. Other Information                                          13

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

SIGNATURE                                                               14



<PAGE>

ITEM 1. CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (UNAUDITED)


                     Chrisken Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                      Condensed Consolidated Balance Sheet

                                  June 30, 2001
                                   (UNAUDITED)



ASSETS
Cash and cash equivalents                           $     459,946
Restricted cash                                           377,320
Accounts receivable                                        59,445
Prepaid expenses                                           38,454
Other                                                     112,987
                                                    ---------------
                                                        1,048,152
Investment in real estate, at cost:
   Land                                                 2,275,840
   Buildings and improvements                          10,923,056
   Personal property                                      540,435
                                                    ---------------
                                                       13,739,331
   Accumulated depreciation                            (3,426,780)
                                                    ---------------
                                                       10,312,551

                                                    ---------------
Total assets                                          $11,360,703
                                                    ===============

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                           97,315
Tenants' security deposits                                101,345
Deferred income and prepaid rent                          159,706
Accrued real estate taxes                                 237,143
                                                    ---------------
Total liabilities                                         595,509

Partners' capital, 35,977 limited partnership
        units issued and outstanding
                                                       10,765,194
                                                    ---------------
Total liabilities and partners' capital               $11,360,703
                                                    ===============

SEE ACCOMPANYING NOTES.


<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                   Condensed Consolidated Statements of Income
                                   (UNAUDITED)



                                  THREE MONTHS ENDED          SIX MONTHS ENDED
                                        JUNE 30                    JUNE 30
                                  2001          2000          2001        2000
                                ------------------------------------------------

REVENUE
Rental                           $ 714,128   $ 689,981   $1,413,108  $1,392,832
Interest                             4,871       8,338       16,093      20,155
Other                               31,299      31,712       66,916      67,583
                                ------------------------------------------------
Total revenue                      750,298     730,031    1,496,117   1,480,570

EXPENSES
Property operations                149,453     136,506      347,608     265,069
Depreciation                       141,701     132,443      283,391     264,886
General and administrative         243,016     194,578      435,098     406,470
Management fees - Affiliate         40,770      36,272       82,900      76,892
                                ------------------------------------------------
Total expenses                     574,940     499,799    1,148,997   1,013,317
                                ------------------------------------------------
Net income                       $ 175,358   $ 230,232   $  347,120  $  467,253
                                ================================================
Net income allocated to
        general partners         $  17,536  $   23,023  $    34,712  $   46,725
                                ================================================
Net income allocated to
        limited partners         $ 157,822   $ 207,209   $  312,408  $  420,528
                                ================================================

Net income  allocated  to
        limited  partners per
        limited partnership
        unit outstanding         $    4.39   $    5.76     $   8.68  $    11.69
                                ================================================
Limited partnership units
        outstanding                 35,977      35,977       35,977     35,977
                                ================================================

SEE ACCOMPANYING NOTES.









<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

              Condensed Consolidated Statement of Partners' Capital

                         Six months ended June 30, 2001
                                   (UNAUDITED)



                                         PARTNERS' CAPITAL ACCOUNTS
                            ----------------------------------------------------
                               GENERAL            LIMITED
                               PARTNERS           PARTNERS          TOTAL
                            ----------------------------------------------------

Balance at January 1, 2001      $474,137        $10,498,866      $10,973,003
Distributions (A)               (139,865)          (415,064)        (554,929)
Net income                        34,712            312,408          347,120
                            ---------------------------------------------------
Balance at June 30, 2001        $368,984        $10,396,210      $10,765,194
                            ===================================================

(A) Summary of 2001 quarterly cash  distributions  paid per limited  partnership
unit:

First quarter                         $11.54
Second quarter                       $  0.00

SEE ACCOMPANYING NOTES.


<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

                 Condensed Consolidated Statements of Cash Flows
                                   (UNAUDITED)



                                                           SIX MONTHS ENDED
                                                                JUNE 30
                                                          2001       2000
                                                          ----------------------

CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                $347,120    $467,253
Adjustments to reconcile net income to net cash flows
   provided by operating activities:
     Depreciation                                          283,391     264,886
     Net changes in operating assets and liabilities:
       Decrease (increase) in accounts receivable           13,773      (7,023)
       Increase in prepaid expenses                        (10,414)       (731)
       Increase in other assets                           (112,987)          -
       Decrease in accounts payable and accrued expenses   (57,878)    (83,786)
       Increase (decrease) in deferred income and
         prepaid rent                                       23,414      (6,436)
       Increase in tenants' security deposits                  452       6,552
                                                         -----------------------
Net cash flows provided by operating activities            486,871     640,715

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                     (79,612)    (98,632)
                                                         -----------------------
Cash flows used in investing activities                    (79,612)    (98,632)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions to partners                                 (554,929)   (849,324)
                                                         -----------------------
Cash flows used in financing activities                   (554,929)   (849,324)
                                                         -----------------------
Net decrease in cash and cash equivalents                 (147,670)   (307,241)
Cash and cash equivalents, beginning of period             607,616     708,616
                                                         -----------------------
Cash and cash equivalents, end of period                  $459,946    $401,375
                                                         =======================

SEE ACCOMPANYING NOTES.


<PAGE>


                     Chrisken Partners Cash Income Fund L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)

              Notes to Condensed Consolidated Financial Statements
                                   (UNAUDITED)


1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited condensed consolidated financial statements have been
prepared in accordance  with  accounting  principles  generally  accepted in the
United States for interim  financial  information  and with the  instructions to
Form 10-QSB and 310(b) of Regulations of S-B.  Accordingly,  they do not include
all of the information and footnotes required by accounting principles generally
accepted in the United States for complete financial  statements.  The 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, 2000.

2.  SEGMENT INFORMATION

                                         THREE MONTHS ENDED JUNE 30,
                                      2001                         2000
                             ---------------------------------------------------
                              RESIDENTIAL     SELF        RESIDENTIAL     SELF
                               APARTMENT    STORAGE        APARTMENT     STORAGE
                                COMPLEX     FACILITY        COMPLEX     FACILITY
                             ---------------------------------------------------

Property operating revenues    $ 424,636   $321,726        $ 412,336    $310,632
Operating income                 126,535     80,493          127,000     112,151
Total assets                   6,378,331  4,622,244        6,391,812   4,643,393

                                           SIX MONTHS ENDED JUNE 30,
                                      2001                         2000
                             ---------------------------------------------------
                              RESIDENTIAL     SELF        RESIDENTIAL     SELF
                               APARTMENT    STORAGE        APARTMENT     STORAGE
                                COMPLEX     FACILITY        COMPLEX     FACILITY
                             ---------------------------------------------------

Property operating revenues     $833,939   $648,609         $833,725    $630,821
Net income                       215,063    171,764          287,042     225,807


2.  SEGMENT INFORMATION (CONTINUED)

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

                                THREE MONTHS ENDED         SIX MONTHS ENDED
                                     JUNE 30                   JUNE 30
                              -----------------------   -----------------------
                                  2001       2000            2001       2000
                                  ----       ----            ----       ----

Total operating income
  for reportable segments       $207,028   $239,151        $386,827  $512,849
General and administrative
  expense                        (35,605)   (15,982)        (53,275)  (61,619)
Interest income                    3,935      7,063          13,568    16,023
                              -----------------------   -----------------------
Operating income                $175,358   $230,232        $347,120  $467,253
                              =======================   =======================

3.  CONTINGENCY

On or about April 2, 2001, the  Partnership's  Managing  General Partner learned
that a fire damaged one of the apartment units at Springdale Apartments.  In the
course of repairing  the damage  caused by the fire, a structural  defect in the
construction  of the  fire-damaged  unit was  discovered.  The Managing  General
Partner of the  Partnership  has  retained a  structural  engineer to perform an
examination of Springdale  Apartments.  The structural  engineer has completed a
preliminary  examination of a sample consisting of a limited number of apartment
units and will continue to perform testing on additional  apartment units. Based
on the structural  engineer's  preliminary  report, the Managing General Partner
believes that the remediation costs at Springdale  Apartments will be able to be
funded out of the Partnership's cash flow over the next 12 months.  However,  if
further testing reveals that more extensive defects  requiring  remedial repairs
exist, it could have a material  adverse impact on the  Partnership's  financial
condition.  The Partnership  filed a claim with its insurance  company  totaling
$112,987,  of which  $102,000 was  collected  subsequent  to June 30, 2001.  The
Partnership  continues to negotiate  with its  insurance  company to collect the
balance.


<PAGE>


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

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

LIQUIDITY AND CAPITAL RESOURCES

     The Partnership  had cash and cash  equivalents of $459,946 and $607,616 as
of June 30, 2001, and December 31, 2000, respectively. The reduction in cash and
cash  equivalents  is primarily  due to additions to  investment in real estate,
reductions in accrued real estate taxes,  an increase in other  receivables  and
distributions  in excess of net cash  provided  by other  operating  activities,
partially  offset by an increase in accounts  payable and accrued  expenses  and
deferred  rental income and a decrease in accounts  receivable.  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,
2001) as required by the Limited Partnership Agreement. The Reserve is available
for unanticipated  contingencies  and repairs at Springdale  Apartments and Gold
Coast Storage (collectively the "Specified Properties") and the Managing General
Partner believes the Reserve is adequate to satisfy cash requirement needs, when
coupled with the reduction or suspension of  distributions,  as described below.
The Specified Properties are no encumbered by mortgages.

     In 2000,  two  unsolicited  tender offers to purchase up to an aggregate of
6,542, or approximately 18% of the outstanding  Limited Partnership Units of the
Partnership,  were submitted to the  Partnership's  Limited Partners by entities
not affiliated with the Partnership or its General  Partners.  The initial offer
price per Limited  Partnership Unit in the first of these offers was $285, which
was subsequently  increased to $301, and the offer price per Limited Partnership
Unit in the second of these offers was $301. The Partnership's  records indicate
that a total of  1,897.3533  Limited  Partnership  Units  were  sold by  Limited
Partners pursuant to these offers.

     On March 26, 2001,  McDowell Foods,  Inc., which is not affiliated with the
Partnership or its General  Partners,  submitted an unsolicited  tender offer to
the Partnership's Limited Partners to purchase up to 790, or approximately 2.2%,
of the  outstanding  Limited  Partner Units of the Partnership at $327 per Unit.
The offer expired on May 15, 2001. The Partnership's records indicate that as of
August 8, 2001,  398.84 Limited  Partnership Units were sold by Limited Partners
to McDowell Foods, Inc.

     On May 15, 2001, CMG, L.L.C.,  which is not affiliated with the Partnership
or  its  General  Partners,   submitted  an  unsolicited  tender  offer  to  the
Partnership's  Limited Partners to purchase up to 4.9%, or approximately  1,762,
of the  outstanding  Limited  Partner Units of the Partnership at $257 per Unit.
The offer expired on July 30, 2001. The Partnership's  records indicate that 143
Limited Partnership Units were sold by Limited Partners to CMG, L.L.C.

     On May 15, 2001, CMG  Acquisition  Fund 1, L.L.C.,  which is not affiliated
with the Partnership or its General  Partners,  submitted an unsolicited  tender
offer  to  the  Partnership's  Limited  Partners  to  purchase  up to  4.9%,  or
approximately 1,762, of the outstanding Limited Partner Units of the Partnership
at $257 per Unit. The offer expired on July 30, 2001. The Partnership's  records
indicate that 104.53 Limited  Partnership Units were sold by Limited Partners to
CMG Acquisition Fund 1, L.L.C.

     Management  believes  that the Unit sales to  McDowell  Foods,  Inc.,  CMG,
L.L.C.  or CMG  Acquisition  Fund 1,  L.L.C.,  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.

     The load-bearing  capacity of the Gold Coast Storage structure was recently
inspected by the City of Chicago, as is periodically done in connection with the
requirements for the permitted uses of the property. As part of that inspection,
the City of Chicago  assigned a more rigid  load-bearing  classification  to the
property.  Load-bearing tests conducted following the inspection  indicated that
portions  of the  property  did not  meet  the  re-classification  requirements.
Subsequent  to  the  inspection,  the  City  of  Chicago  reverted  back  to the
load-bearing  classification  historically  assigned to the  property.  Based on
load-bearing requirements set forth by the classification historically assigned,
the Gold  Coast  Storage  structure  is in  compliance  of  those  requirements.
Although the Managing General Partner is awaiting written  confirmation from the
City of  Chicago,  it does not  anticipate  that the  Partnership  will need any
further load-bearing repairs at this time.

     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  has  retained a  structural  engineer to perform an
examination of Springdale  Apartments.  The structural  engineer has completed a
preliminary examination of a sample consisting of a limited number of apartments
units and will continue to perform testing on additional  apartment units. Based
on the structural  engineer's  preliminary  report, the Managing General Partner
believes that the remediation costs at Springdale  Apartments will be funded out
of the  Partnership's  cash flow over the next 12  months.  However,  if further
testing reveals that more extensive defects requiring remedial repairs exist, it
could have a material adverse impact on the Partnership's financial condition.

     The Managing  General  Partner has  reviewed  proposed  2001 budgets  which
included  approximately $415,000 of major repairs and improvements at Springdale
Apartments and approximately  $615,000 of major repairs and improvements at Gold
Coast Storage.  Because these amounts are significantly higher than expenditures
on such items in the past few years,  the Managing  General Partner examined the
proposed  expenditures to determine  whether such expenditures are necessary and
advisable at this time. The Managing General Partner  determined that certain of
such  proposed  expenditures  are  necessary  and  advisable  at this time.  The
Managing  General  Partner  has  removed  from the  proposed  2001  budgets  the
construction of new garages at Springdale Apartments and Gold Coast Storage. The
Managing  General  Partner  has  determined  that a  significant  portion of the
proposed major repairs and improvements are necessary and will result in current
year expenditures for major repairs and improvements to exceed  expenditures for
such items in the past few years.  There was no distribution to Limited Partners
for the first quarter of 2001. The Managing General Partner anticipates that the
level  of  distributions  to  Limited  Partners  is  dependent  on  the  overall
performance of the Specified  Properties and on  expenditures  for major repairs
and improvements, as discussed above.

RESULTS OF OPERATIONS

     Occupancy at the Springdale  Apartments was 95% at June 30, 2001,  December
31, 2000,  and June 30, 2000.  Rental  revenue  increased  $6,600 during the six
months ended June 30, 2001, as compared to the same period one year earlier, due
to a $17,517  increase in rental rates partially  offset by a $6,470 increase in
rental  concessions and a $3,239 increase in employee unit expense.  The General
Partners believe that occupancy at Springdale  Apartments will remain between 92
- 96% for the remainder of 2001.

     Occupancy at Gold Coast  Storage was 87% at June 30, 2001,  88% at December
31, 2000, and 90% at June 30, 2000.  Rental revenue increased $13,677 during the
six months ended June 30, 2001, as compared to the same period one year earlier,
primarily due to a to a $15,611 decrease in vacancy loss,  partially offset by a
$1,323 increase in rent concessions. The General Partners believe that occupancy
at Gold Coast will remain between 86 - 91% for the remainder of 2001.

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

     Total  revenue of $833,939  for  Springdale  Apartments  for the six months
ended June 30,  2001,  increased  from rental  revenue of  $833,725  for the six
months ended June 30,  2000.  The increase in revenue  resulted  primarily  from
increased rental rates partially offset by increased  vacancy,  rent concessions
and employee  units,  as mentioned  above.  Total  revenue at Gold Coast Storage
increased by approximately  2.8% from $630,821 for the six months ended June 30,
2000, to $648,609 for the six months ended June 30, 2001,  due to a net increase
in rental rates of approximately 2.3% and a 12.6% increase in sundry income. The
General  Partners  believe that rental revenue at Gold Coast Storage will remain
relatively  stable  over the next  few  years.  Overall  total  revenue  for the
Specified  Properties  for the six months  ended June 30,  2001,  of  $1,482,548
increased by 1.2% from the six months ended June 30, 2000,  from  $1,464,546 due
to the factors detailed above.

     Expenses of $618,877 for the six months  ended June 30, 2001,  attributable
to Springdale  Apartments were approximately  13.2% higher than expenses for the
six months ended June 30, 2000, of $546,683,  due to higher  property  operating
and maintenance, depreciation, and general and administrative expenses. Property
operating expenses are higher due to the following increases in expense: gas and
fuel, $33,161, grounds maintenance and supplies,  $11,424,  maintenance payroll,
$4,532,  and structural  repairs and supplies,  $3,944,  partially offset by the
following decreases in expense:  painting and decoration supplies and contracts,
$3,775  and  water and  sewer  $3,562.  Gas and fuel  expense  increased  due to
increased usage and higher utility rates. Maintenance salaries are higher due to
increased  salary  levels and a  temporary  increase  in  part-time  maintenance
personnel.  Depreciation expense is higher in 2001 due to fixed asset additions.
General and administrative expenses are higher due to the following increases in
expense:  advertising,  $1,686, marketing,  $3,039, and real estate tax expense,
$5,946,  professional fees, $1,668 and miscellaneous expense,  $6,597, partially
offset  by  the  following  decreases  in  expense:  office  and  administrative
salaries,  $2,021, and legal and eviction fees, $1,395.  Administrative salaries
are lower due to a temporary  reduction in leasing  personnel  during the second
quarter.  Management  fees for the six months ended June 30, 2001 are consistent
with that of the six  months  ended June 30,  2000.  Similar  fluctuations  were
incurred in the comparable three month periods ended June 30, 2001 and 2000.

     Expenses of $476,845  attributable to Gold Coast Storage for the six months
ended June 30, 2001,  are 17.7%  higher  compared to expenses for the six months
ended June 30, 2000, of $405,014.  Property  operating and maintenance  expenses
are higher in 2001,  as  compared  to the first six  months of 2000,  due to the
following  increases  in expense:  gas and fuel,  $14,931,  structural  repairs,
$27,591,   electrical  repairs,   $3,300,  and  heating,   ventilation  and  air
conditioning,  $2,345,  janitorial  contracts  and supplies,  $5,566,  partially
offset by a $3,408 decrease in grounds maintenance and supplies expense. Gas and
fuel increased due to higher utility rates. Structural repairs increased in 2001
due to roof door replacements,  $8,250,  tuck-pointing,  $3,500,  consulting for
structural repairs $12,823,  and permits and fees $2,418.  Depreciation  expense
for the six months ended June 30, 2001 is comparable with that of the six months
ended June 30, 2000. General and administrative  expenses during 2001 are higher
than 2000, due to the following increases in expense: advertising, $1,826, legal
and eviction fees, $1,053,  real estate taxes,  $12,867,  and professional fees,
$1,744.   Management  fees  are  higher  due  to  increased   revenue.   Similar
fluctuations  were incurred in the comparable three month periods ended June 30,
2001 and 2000.

     Overall  expenses  incurred by the Specified  Properties for the six months
ended June 30, 2001, of $1,095,721  increased  approximately  15.1% from the six
months ended June 30, 2000,  of $951,697  primarily as a result of a combination
of  the  foregoing  factors  affecting  the  Specified  Properties.   Management
anticipates  that  operational  expenses  in 2001,  will be higher than to those
experienced  in 2000 due to factors such as higher  utility  costs at Springdale
and structural repairs at Gold Coast.

     Operating  income for the six months ended June 30, 2001,  of $215,063 from
Springdale  Apartments decreased 25% from the six months ended June 30, 2000, of
$287,042  due to  increased  property  operating  and  maintenance  expenses and
general and  administrative  expenses  partially  offset by  increased  revenue.
Operating  income for the six months ended June 30, 2001,  of $171,764 from Gold
Coast Storage decreased 23.9% as compared to net income for the six months ended
June 30, 2000, of $225,807 due to increased  property  operating and maintenance
and  general  and  administrative  expenses  partially  offset by higher  rental
revenue.

     Interest income earned by the Partnership for the six months ended June 30,
2001, of $13,568  decreased  15.3% compared to $16,023 earned for the six months
ended one year earlier. Interest income earned on excess cash held by Springdale
Apartments  was $2,524 in 2001,  as compared  to $4,132 in 2000.  Administrative
expenses  incurred by the Partnership for the six months ended June 30, 2001, of
$53,275  decreased  by  approximately  13.5% from the six months  ended one year
earlier of $61,619,  primarily due to decreased accounting and tax service fees,
partially offset by increased administrative expenses.

     Overall  net income for the six months  ended June 30,  2001,  of  $347,120
decreased  25.7% from the six months  ended June 30,  2000,  of $467,253  due to
increased expenses offsetting increased rental revenue as discussed above.

     Net cash flows  provided by  operations  for the six months  ended June 30,
2001, was $486,871 compared to net cash flows provided by operations of $640,715
for the six months ended June 30, 2000. The decrease was primarily the result of
decreased  net  income  before  depreciation  expense,  an  increase  in prepaid
expenses  and other  assets,  partially  offset by a lower  decrease in accounts
payable and accrued expenses,  a decrease in accounts receivable and an increase
in  deferred  income.  Investment  in real  estate at the  Specified  Properties
increased  by $79,612  for the six months  ended June 30,  2001,  compared to an
increase of $98,632 for the same period one year ago. Additions to investment in
real estate at Springdale  Apartments  during 2001 for the six months ended June
30,  2001,  included  six  apartment   renovations  and  continued  carpet,  air
conditioner,  and appliance replacement.  There were no significant additions to
investment  in real estate at Gold Coast  Storage for the six months  ended June
30, 2001. Distributions to Limited Partners during the six months ended June 30,
2001,  totaled  $415,064  compared to  distributions  of $709,459 during the six
months ended June 30, 2000.  There was no distribution  to Limited  Partners for
the  first  quarter  of 2001.  Distributions  to  General  Partners  related  to
operations for the six months ended June 30, 2001, and the six months ended June
30, 2000 each totaled  $139,865.  In accordance with the Partnership  Agreement,
the General  Partners  were entitled to such  distributions  because the Limited
Partners received a 7% noncumulative,  noncompounded  preferred return in fiscal
2000 and fiscal 1999. As discussed in "Liquidity and Capital  Resources"  above,
the  Managing   General  Partner   reviewed   proposed  budgets  which  included
significant  proposed  expenditures  for major repairs and  improvements  at the
Specified  Properties.  The  Managing  General  Partner  has  determined  that a
significant portion of the proposed major repairs and improvements are necessary
and will  result in current  year  expenditures  on such  items to exceed  those
during the past few years.  The Managing  General Partner  anticipates  that the
level  of  distributions  to  Limited  Partners  is  dependent  on  the  overall
performance of the Specified  Properties and on  expenditures  for major repairs
and improvements, as discussed above.

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

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



<PAGE>


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


     Items 1 through 5 are omitted  because of the absence of  conditions  under
which they are required.

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

     (a) Exhibits.

         None

     (b) Reports on Form 8 - K.

         The  Partnership  filed Reports on Form 8-K on April 19, 2001 and June
         21, 2001  regarding  the  structural  defect  discovered at Springdale
         Apartments.





<PAGE>


                                   SIGNATURES


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

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                     ---------------------------------------
                                  (Registrant)


                                   By:      ChrisKen Income Properties
                                            Inc., Managing General
                                            Partner


Date: August 14, 2001                       By:      /S/JOHN F. KENNEDY
                                                     -------------------
                                                     John F. Kennedy
                                                     Director and President