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, 2002

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


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

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


                     ChrisKen Partners Cash Income Fund L.P.

--------------------------------------------------------------------------------
            (Exact name of small business issuer as specified in its
                       certificate of Limited Partnership)


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


345 North Canal Street, Chicago, Illinois      60606
--------------------------------------------------------------------------------

(Address of principal executive offices)     (Zip Code)

(312) 454-1626
--------------------------------------------------------------------------------

(Issuer's telephone number)


--------------------------------------------------------------------------------
(Former  name,  former  address and former  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 Partner Cash Income Fund L.P.

                                      INDEX

                                                                            Page
                                                                            ----
PART I Financial Information
       ---------------------

     Item 1. Condensed Consolidated Financial Statements (Unaudited)

          Condensed Consolidated Balance Sheet at September 30, 2002          2

          Condensed  Consolidated  Statements  of Income  for the Three
          and Nine Months Ended September 30, 2002 and 2001                   3

          Condensed  Consolidated  Statement of  Partners'  Capital for
          the Nine Months Ended September 30, 2002                            4

          Condensed  Consolidated  Statements  of Cash Flows for the Nine
          Months Ended September 30, 2002 and 2001                            5

          Notes to Condensed Consolidated Financial Statements                6

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

     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                                13

SIGNATURE                                                                    14

CERTIFICATIONS                                                               15

<PAGE>


                                     Part I

Item 1. Condensed Consolidated Financial Statements (Unaudited)

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

                      Condensed Consolidated Balance Sheet

                               September 30, 2002
                                   (Unaudited)



Assets
Cash and cash equivalents                                     $     583,827
Restricted cash                                                     377,320
Accounts receivable                                                  52,158
Prepaid expenses                                                     63,546
Other                                                                26,017
                                                           ------------------
                                                                  1,102,868
Investment in real estate, at cost:
   Land                                                           2,413,710
   Buildings and improvements                                    11,214,524
   Personal property                                                729,550
                                                           ------------------
                                                                 14,357,784
   Accumulated depreciation                                      (4,200,316)
                                                           ------------------
                                                                 10,157,468

                                                           ------------------
Total assets                                                    $11,260,336
                                                           ==================

Liabilities and partners' capital
Accounts payable                                            $       146,150
Tenants' security deposits                                           98,343
Deferred income and prepaid rent                                    148,027
Accrued real estate taxes                                           303,259
                                                           ------------------
Total liabilities                                                   695,779

Partners' capital, 35,977 limited partnership units
        issued and outstanding
                                                                 10,564,557
                                                           ------------------
Total liabilities and partners' capital                         $11,260,336
                                                           ==================

SEE ACCOMPANYING NOTES.


<PAGE>


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

                   Condensed Consolidated Statements of Income
                                   (Unaudited)


<TABLE>
<CAPTION>
                                                         Three Months Ended               Nine Months Ended
                                                            September 30                    September 30
                                                        2002            2001            2002            2001
                                                  -----------------------------------------------------------------

<S>                                                  <C>             <C>               <C>            <C>
Revenue
Rental                                               $   692,055     $   722,349       $2,057,638     $2,135,458
Interest                                                       -           4,927            2,586         21,019
Other                                                     27,086          26,313           80,181         93,229
                                                  -----------------------------------------------------------------
Total revenue                                            719,141         753,589        2,140,405      2,249,706

Expenses
Property operations                                      157,242         176,711          476,589        524,319
Depreciation                                             154,300         148,856          458,449        432,248
General and administrative                               241,749         243,370          708,120        675,943
Management fees - Affiliate                               37,680          38,247          115,030        121,147
                                                  -----------------------------------------------------------------
Total expenses                                           590,971         607,184        1,758,188      1,753,657
                                                  -----------------------------------------------------------------
Net income                                           $   128,170     $   146,405       $  382,217     $  496,049
                                                  =================================================================
Net income allocated to general partners             $    12,817     $    14,640       $   38,222     $   49,605
                                                  =================================================================
Net income allocated to limited partners             $   115,353     $   131,765       $  343,995     $  446,444
                                                  =================================================================
Net income allocated to limited partners per
   limited partnership unit outstanding              $     3.21      $     3.66        $    9.56      $   12.41
                                                  =================================================================
Limited partnership units outstanding                     35,977          35,977           35,977         35,977
                                                  =================================================================
</TABLE>

SEE ACCOMPANYING NOTES.









<PAGE>


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

              Condensed Consolidated Statement of Partners' Capital

                      Nine months ended September 30, 2002
                                   (Unaudited)



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

Balance at January 1, 2002         $ 393,771       $10,102,900      $10,496,671
Distributions (A)                          -          (314,331)        (314,331)
Net income                            38,222           343,995          382,217
                               -------------------------------------------------
Balance at September 30, 2002      $ 431,993       $10,132,564      $10,564,557
                               =================================================

(A) Summary of 2002 quarterly cash distributions paid per limited partnership
unit:

First quarter                       $0.00
Second quarter                      $8.74
Third 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)

<TABLE>
<CAPTION>
                                                                                       Nine Months Ended
                                                                                         September 30
                                                                                      2002           2001
                                                                                --------------------------------

<S>                                                                                 <C>             <C>
Cash flows from operating activities
Net income                                                                          $ 382,217       $  496,049
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                                     458,449          432,248
     Net changes in operating assets and liabilities:
       Decrease in accounts receivable                                                  1,229            6,770
         (Increase) in prepaid expenses                                               (12,064)         (27,258)
         (Increase) in other assets                                                   (26,017)         (26,578)
       Increase (Decrease) in accounts payable and accrued expenses                   (20,965)          99,272
       Increase (Decrease) in deferred income and prepaid rent                           (469)          22,973
       Increase (Decrease) in tenants' security deposits                               (8,816)           6,241
                                                                                --------------------------------
Net cash flows provided by operating activities                                       773,564        1,009,717

Cash flows from investing activities
Additions to investment in real estate                                               (176,761)        (362,532)
                                                                                --------------------------------
Cash flows used in investing activities                                              (176,761)        (362,532)

Cash flows from financing activities
Distributions to partners                                                            (314,331)        (866,998)
                                                                                --------------------------------
Cash flows used in financing activities                                              (314,331)        (866,998)
                                                                                --------------------------------
Net increase (decrease) in cash and cash equivalents                                  282,472         (219,813)
Cash and cash equivalents, beginning of period                                        301,355          607,616
                                                                                --------------------------------
Cash and cash equivalents, end of period                                            $ 583,827       $  387,803
                                                                                ================================
</TABLE>

SEE ACCOMPANYING NOTES.


<PAGE>


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

              Notes to Condensed Consolidated Financial Statements
                                   (Unaudited)

1. Interim Accounting Policies

The accompanying unaudited condensed consolidated financial statements have been
prepared in accordance  with  accounting  principles  generally  accepted in the
United States for interim  financial  information  and with the  instructions to
Form 10-QSB and 310(b) of Regulations of S-B.  Accordingly,  they do not include
all of the information and footnotes required by accounting principles generally
accepted in the United States for complete financial  statements.  The 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, 2001.

2. Segment Information


<TABLE>
<CAPTION>
                                                                      Three months Ended September 30,
                                                                   2002                              2001
                                                        --------------------------------------------------------------
                                                         Residential       Self           Residential       Self
                                                          Apartment      Storage           Apartment       Storage
                                                           Complex       Facility           Complex       Facility
                                                        --------------------------------------------------------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>
Property operating revenues                              $   450,876     $  268,266       $  437,242      $  312,479
Operating income                                              100,221        49,157          127,166          36,770
Total assets                                                6,155,392     4,376,886        6,472,069       4,550,120


                                                                       Nine months Ended September 30,
                                                                   2002                              2001
                                                        --------------------------------------------------------------
                                                         Residential       Self           Residential       Self
                                                          Apartment      Storage           Apartment       Storage
                                                           Complex       Facility           Complex       Facility
                                                        --------------------------------------------------------------

Property operating revenues                              $ 1,317,971     $  821,464       $1,271,182      $  961,088
Net income                                                   292,347        155,500          342,229         208,534

</TABLE>


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:

<TABLE>
<CAPTION>
                                                             Three Months Ended               Nine Months Ended
                                                                September 30                     September 30
                                                        -----------------------------     ---------------------------
                                                             2002          2001               2002          2001
                                                             ----          ----               ----          ----
<S>     <C>    <C>    <C>    <C>    <C>    <C>
Total operating income for reportable segments           $   149,378     $  163,936       $  447,847      $  550,763
General and administrative expense                           (21,208)       (21,398)         (66,600)        (72,150)
Interest income                                                    -          3,867              970          17,436
                                                        -----------------------------     ---------------------------
Net income                                               $   128,170     $  146,405       $  382,217      $  496,049
                                                        =============================     ===========================
</TABLE>

<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 $583,827 and $301,355 as
of September 30, 2002, and December 31, 2001, respectively. The increase in cash
and  cash   equivalents   is  primarily   due  to  decreased   Limited   Partner
distributions,  partially offset by increased  prepaid expenses and other assets
and decreased accounts payable and other accrued liabilities and deferred rental
income.  Restricted  cash  represents  operating and  contingency  reserves (the
"Reserve")  equal to  approximately  2% of the gross  proceeds  of the  Offering
($377,320  at  September  30,  2002,  and  December 31, 2001) as required by the
Limited  Partnership  Agreement.  The  Reserve is  available  for  unanticipated
contingencies  and  repairs at  Springdale  Apartments  and Gold  Coast  Storage
(collectively  the  "Specified  Properties")  and the Managing  General  Partner
believes the Reserve amount is adequate to satisfy cash requirement  needs, when
coupled with the reduction or suspension of  distributions,  as described below.
The Specified Properties are not encumbered by mortgages.

     In the second quarter of 2002, CMG Partners L.L.C., which is not affiliated
with the  Partnership or its General  Partners,  submitted  another  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 $310 per Unit.  The offer  expired  on  October  15,  2002.  The
Partnership's  records indicate that as of November 6, 2002,  455.77548  Limited
Partnership  Units were sold by Limited  Partners to CMG  Partners  L.L.C.  as a
result of this offer.

     In the first quarter of 2002, CMG Partners L.L.C.,  which is not affiliated
with the Partnership or its General Partners,  submitted an unsolicited offer to
the  Partnership's  Limited  Partners to purchase up to 4.9%,  or  approximately
1,762, of the outstanding  Limited  Partnership Units of the Partnership at $290
per Unit. The offer expired on May 31, 2002. The Partnership's  records indicate
that as of  November  6,  2002,  248.6  Limited  Partnership  Units were sold by
Limited Partners to CMG Partners L.L.C. as a result of this offer.

     In the third quarter of 2002, MacKenzie  Patterson,  Fund 16, 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
900, or approximately  2.5%, of the outstanding Limited Partnership Units of the
Partnership  at $305 per  Unit.  The  offer  expired  on August  15,  2002.  The
Partnership's  records  indicate  that  as  of  November  6,  2002,  no  Limited
Partnership Units were sold by Limited Partners to MacKenzie Patterson, Fund 16,
L.L.C. as a result of this offer.

     In the first  quarter  of 2002,  MacKenzie  Patterson,  Inc.,  which is not
affiliated  with  the  Partnership  or  its  General   Partners,   submitted  an
unsolicited tender offer to the Partnership's Limited Partners to purchase up to
1,200, or approximately  3.34%, of the outstanding  Limited Partnership Units of
the Partnership at $280 per Unit. The MacKenzie Patterson, Inc. offer expired on
March 15, 2002. The Partnership's  records indicate that as of November 6, 2002,
79.2  Limited  Partnership  Units were sold by  Limited  Partners  to  MacKenzie
Patterson, Inc. as a result of this offer.

     In the first quarter of 2002, McDowell Foods, Inc., which is not affiliated
with the Partnership or its General  Partners,  acquired 85 Limited  Partnership
Units as the result of a previous  unsolicited tender offer to the Partnership's
Limited Partners.

     Management believes that the Unit sales to CMG Partners,  L.L.C., MacKenzie
Patterson,  Inc., MacKenzie Patterson, Fund 16, L.L.C., and McDowell Foods, 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.

<PAGE>


     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 from the City of Chicago
Building Department.  Work on this project,  originally expected to begin in the
third quarter,  is now expected to begin early in the first quarter of 2003. The
Managing  General  Partner  does not expect  the cost of this  project to exceed
$259,000.

     In 2001,  the  Partnership  agreed  with the City of Chicago  that it would
complete  repairs and tuck pointing  with respect to the exterior  walls at Gold
Coast  Storage  property.  Such work began in 2001 and was completed by November
2002 as  required.  Work  performed in 2001,  for a total cost of $192,067,  was
funded from 2001  operations.  In performing the tuck pointing work,  additional
structural  repair needs were  identified  for which the  Partnership  was given
until year end to complete.  The Partnership  expects to complete the additional
work by year-end.  The total  estimated  cost for the completion of this project
has increased from $79,000 to $156,700.  No expenditures related to this project
are reflected in the September 30, 2002 financial statements.

     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 November 1, 2002,  the structural
engineer had completed an  examination  of 112 of the 199  apartments  units and
will continue to perform  testing on the remaining  apartment units as residents
vacate those units.  Based on the structural  engineer's  reports,  the Managing
General Partner believes that the remediation costs at Springdale Apartments can
be funded out of the Partnership's cash flow.  However,  if further  examination
reveals  that more  extensive  defects  requiring  remedial  repairs  exist with
respect to the remaining  units, it could have a material  adverse impact on the
Partnership's financial condition.

     In 2001 the Specified  Properties  undertook  structural  enhancements  and
repairs that the Managing General Partner deemed necessary and advisable,  which
resulted in 2001 major  expenditures to exceed  expenditures  for such items for
the few years  preceding  2001.  As  discussed  above,  the  increased  level of
expenditures  for  major  repairs  and  improvements  continues  in 2002.  It is
anticipated that all such  expenditures can be made from cash flow. The Managing
General  Partner  anticipates  that  substantial  major repairs and  improvement
expenditures  will be  required  in  future  near  term  fiscal  periods  due to
competitive   market  conditions  and  overall   maintenance  of  the  Specified
Properties.  The  level of  future  distributions  to the  Limited  Partners  is
dependent on the overall  performance  of the  Specified  Properties,  including
capital expenditures and repairs.

     The Managing  General Partner is continuing to explore  opportunities  that
may  be  deemed  advantageous  to  the  Partnership,   including  sales  of  the
Properties.  The Managing  General  Partner has engaged  third party real estate
firms to review the  feasibility  of  converting  the  Springdale  Apartments to
condominiums  through the sale of the  individual  apartment  units  rather than
selling the  property as an  apartment  community.  Preliminary  reports by such
third  party real  estate  firms  indicated  that a  conversion  could  generate
revenues in excess of those that could be  achieved on a sale of the  Springdale
Apartments  as an apartment  community.  Based on the  preliminary  report,  the
Managing General Partner commissioned a more thorough feasibility report. If the
Managing General Partner  determines that  condominiumization  of the Springdale
Apartments is advisable, a vote of the Limited Partners will be solicited.

RESULTS OF OPERATIONS

     Occupancy at the Springdale Apartments was 92% at September 30, 2002, 94.5%
at December 31, 2001, and 94.5% at September 30, 2001.  Rental revenue increased
$46,921 during the nine months ended September 30, 2002, as compared to the same
period one year earlier, due primarily to a $41,486 increase in rental rates and
a $19,682  decrease in vacancy loss,  partially  offset by a $15,152 increase in
employee unit expense. The General Partners believe that occupancy at Springdale
Apartments will remain between 89 - 93% for the remainder of 2002.

<PAGE>


     Occupancy  at Gold Coast  Storage was 78.6% at September  30, 2002,  85% at
December 31, 2001,  and 90.9% at September 30, 2001.  Rental  revenue  decreased
$124,741  during the nine months ended  September  30, 2002,  as compared to the
same period one year earlier,  due  primarily to a $131,442  increase in vacancy
loss,  partially  offset by a $11,934  increase  in rental  rates.  The  General
Partners  do not  anticipate  that  rental  revenue at Gold Coast  Storage  will
improve  during 2002 due to lower  occupancy  resulting  primarily  from overall
weakened  economic  conditions and increased  competition.  The General Partners
believe  that  occupancy  at Gold  Coast  will  remain  between 73 - 78% for the
remainder of 2002.

     Management  continues to  aggressively  market both the 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.

     Rental and other revenue of $1,317,971  for  Springdale  Apartments for the
nine months ended September 30, 2002,  increased  approximately 3.7% from rental
and other  revenue of $1,271,182  for the nine months ended  September 30, 2001.
The  increase in revenue  primarily  resulted  from  increased  rental rates and
decreased vacancy loss,  partially offset by increased employee unit expense, as
mentioned above.  Rental and other revenue at Gold Coast Storage of $821,464 for
the nine months ended  September 30, 2002 decreased 14.5% compared to revenue of
$961,088 for the nine months ended  September 30, 2001, due to a net decrease in
rental rates of 13.7% and a $14,883  decrease in sundry  income.  Overall rental
and  other  revenue  of the  Specified  Properties  for the  nine  months  ended
September 30, 2002,  of $2,139,435  decreased by 4.2% from the nine months ended
September 30, 2001, from $2,232,270 due to the factors detailed above.

     Expenses for the nine months ended  September  30,  2002,  attributable  to
Springdale  Apartments  of  $1,025,624  were  approximately  10.4%  higher  than
expenses  for the nine months ended  September  30,  2001,  of $928,953,  due to
higher  repair and  maintenance,  general and  administrative  and  depreciation
expenses, partially offset by lower property operations and advertising expense.
Repair and maintenance  expenses are higher  primarily due to a $36,226 increase
in structural  repairs and supplies,  partially  offset by a $7,604  decrease in
recurring grounds maintenance and supplies.  General and administrative expenses
are higher due to the following increases in expense:  data processing,  $4,296,
bad debt,  $4,777,  property  insurance,  $17,500,  payroll taxes and insurance,
$7,022, and professional fees, $10,714, partially offset by a $6,244 decrease in
miscellaneous expense. Depreciation expense increased $24,078 due to fixed asset
additions.  Property operations expenses are lower due a $27,554 decrease in gas
and fuel  expense,  partially  offset by the  following  increases  in  expense:
electricity,  $4,795, water and sewer $6,923, non-recurring grounds maintenance,
$4,402 and painting and  decorating,  $8,735.  Gas and fuel  decreased  due to a
reduction in rates and decreased usage. Electricity and water and sewer expenses
are higher due to rate increases.  Painting and decorating  increased  primarily
due to expenses  incurred in 2002  related to the  painting of common  hallways.
Management fee expense in 2002 is comparable to 2001.

     Expenses  attributable  to Gold Coast  Storage  for the nine  months  ended
September  30,  2002,  of $665,964  are  approximately  11.5% lower  compared to
expenses for the nine months ended  September 30, 2001, of $752,554 due to lower
property  operations,   repairs  and  maintenance,   and  advertising  expenses,
partially  offset by  increased  general  and  administrative  and  depreciation
expense. Property operations expenses are lower in 2002 as compared to the first
nine months of 2001 due primarily to a $5,436  decrease in gas and fuel expense.
Gas and fuel decreased due to a reduction in rates and decreased usage.  Repairs
and maintenance  decreased due primarily to the following  decreases in expense:
structural,  $67,942,  electrical,  $3,300,  and  heating  ventilation  and  air
conditioning,  $6,820.  Structural repairs are lower due primarily to the timing
of work performed.  Heating,  ventilation and air conditioning are lower in 2002
due to boiler maintenance costs incurred in 2001.  Advertising  expense is lower
in 2002 due to signage  additions  and  refurbishment  costs  incurred  in 2001.
General  and  administrative  expenses  during the first nine months of 2002 are
higher  compared  to the same  period  in 2001  primarily  due to the  following
increases in expense:  property insurance,  $8,034, payroll taxes and insurance,
$5,135,  and  professional  fees,  $9,111,  partially  offset  by the  following
decreases  in expense:  office and  administrative  $3,303 and bad debt  expense
$15,425.  Depreciation  expense  increased in 2002 due to fixed asset additions.
Management fee expense is lower due to reduced income.

     Overall expenses  incurred by the Specified  Properties for the nine months
ended  September 30, 2002, of  $1,691,588  increased  less than 1% from the nine
months  ended  September  30,  2001,  of  $1,681,507  primarily as a result of a
combination  of  the  foregoing  factors  affecting  the  Specified  Properties.
Operational  expenses in 2002 will be higher than those  experienced in 2001 due
to  factors  such as higher  insurance  costs at both  Gold  Coast  Storage  and
Springdale Apartments and structural repairs at Gold Coast Storage.

<PAGE>

     Operating  income for the nine months ended September 30, 2002, of $292,347
from Springdale  Apartments decreased 14.6% from the nine months ended September
30, 2001, of $342,229 due primarily to increased repair and maintenance, general
and  administrative  and  depreciation  expenses,  partially  offset  by  higher
revenue.  Operating  income for the nine months ended  September  30,  2002,  of
$155,500 from Gold Coast Storage  decreased  25.4% as compared to net income for
the nine months ended  September 30, 2001,  of $208,534 due to decreased  rental
revenue  and  increased   property   operating  and  maintenance,   general  and
administrative and depreciation expenses.

     Interest  income  earned  by the  Partnership  for the  nine  months  ended
September 30, 2002, of $970  decreased  compared to $17,436  earned for the nine
months ended one year  earlier.  Interest  income  earned on excess cash held by
Springdale  Apartments  was  $1,616  in 2002,  as  compared  to  $3,583 in 2001.
Interest  income  decreased  due,  in  part,  to lower  interest  rates in 2002.
Administrative  expenses  incurred by the  Partnership for the nine months ended
September 30, 2002, of $66,599  decreased by 7.7% from the nine months ended one
year earlier of $72,150,  primarily due to decreased  accounting and tax service
expense  and  professional   fees,   partially  offset  by  higher  general  and
administrative expenses.

     Overall  net  income for the nine  months  ended  September  30,  2002,  of
$382,217  decreased  22.9% from the nine months ended  September  30,  2001,  of
$496,049 due to increased expenses and decreased revenue as discussed above.

     Net cash flows provided by operations  for the nine months ended  September
30, 2002,  was $773,564  compared to net cash flows  provided by  operations  of
$1,009,717  for the nine  months  ended  September  30,  2001.  The  change  was
primarily due to a decrease in net operating income before depreciation  expense
and a decrease in accounts payable and accrued  expenses,  deferred income,  and
resident  security  deposits.  Additions  to  investment  in real  estate at the
Specified  Properties  decreased to $176,761 for the nine months ended September
30, 2002,  compared to $362,532  for the same period one year ago.  Additions to
investment  in real estate at  Springdale  Apartments  for the nine months ended
September  30,  2002  included  the   renovation  of  4  apartments,   landscape
enhancements,  and continued carpet,  appliance and air conditioner replacement,
as  necessary.  Additions  to  investment  in real estate at Gold Coast  Storage
during the first three  quarters of 2002  include the  replacement  of the first
floor roof.  Distributions  to Limited  Partners  during the nine  months  ended
September  30, 2002,  totaled  $314,331  compared to  distributions  of $727,133
during the nine months ended  September 30, 2001. The decrease in  distributions
in  2002,  as  compared  to the same  period  one year  ago,  is due to  overall
Partnership results during 2002 as compared to 2001 and the continued funding of
ongoing capital  improvements for the Specified  Properties which were initiated
in 2001.  Based on overall  Property  performance  and other factors the General
Partners have concluded that  distributions will not be paid to Limited Partners
during the remained of 2002.  There were no  distributions  to General  Partners
during the nine  months  ended  September  30,  2002.  Distributions  to General
Partners  during the nine months ended September 30, 2001 totaled  $139,865.  In
accordance with the Partnership Agreement, the General Partners were entitled to
such  distribution  in the nine months ended 2001  because the Limited  Partners
received  a 7%  non-cumulative,  non-compounded  preferred  return  for the 2000
fiscal year.  As discussed  in  "Liquidity  and Capital  Resources"  above,  the
Managing   General  Partner   reviewed   proposed  2002  budgets  that  included
significant  proposed  expenditures  for major repairs and  improvements  at the
Specified  Properties.  Although the Managing General Partner does not intend to
proceed with certain proposed optional expenditures at the Specified Properties,
the Managing  General  Partner has proceeded with the proposed major repairs and
improvements   that  were  deemed   necessary.   The  Managing  General  Partner
anticipates  that 2002  expenditures  on such items will be higher than in years
prior to 2001 as the work  continues in 2002. As discussed  above,  the level of
distributions to the Limited Partners is dependent on the overall performance of
the Specified Properties and on expenditures for major repairs and improvements.
While the  General  Partners  hoped to  increase  net  income  generated  by the
Specified  Properties in 2002, as compared to 2001, by increasing  occupancy and
rental rates,  current economic conditions generally limited their ability to do
so. As indicated  above,  the  Partnership  will continue with major repairs and
improvements  during 2002,  which likely will exceed those  incurred in 2000 and
2001.  As a  result,  aggregate  distributions  during  2002  will be less  than
aggregate distributions during 2001.

     The Managing  General Partner is continuing to explore  opportunities  that
may be deemed advantageous to the Partnership,  including the condominiumization
of the  Springdale  Apartments  and 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>



Item 3. Controls and Procedures.

EVALUATION OF DISCLOSURE CONTROLS AND PROCEDURES

     The principal  executive  officer of our managing general partner,  John F.
Kennedy,  and the principal  financial  officer of our managing general partner,
Robert Mayer, evaluated on November 11, 2002 the effectiveness of the design and
operation of our 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,  these executive  officers have concluded that, as of
such date,  the design and operation of our  disclosure  controls and procedures
were  adequate and designed to ensure that material  information  relating to us
would be made known to them.

CHANGES IN INTERNAL CONTROLS

     Since the date of the evaluation of our disclosure  controls and procedures
by Mr.  Kennedy and Mr. 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.


<PAGE>


                                     PART II

                     ChrisKen Partners Cash Income Fund L.P.
                        (a Delaware Limited Partnership)



Item 1. Legal Proceedings.

     The Partnership is not a party to any litigation other than litigation that
the Managing  General Partner believes is routine  litigation  incidental to the
Partnership's  business.  In December 2001, John S. Marten, a former officer and
trustee of ChrisKen  Residential Trust ("CRT"),  which controls CREMCO, LLC, the
Partnership's management agent, sued CRT, CRT's three independent trustees, John
F.  Kennedy  (a trustee  of CRT and an  officer  of the  Partnership's  Managing
General  Partner) (see MARTEN V. CHRISKEN  RESIDENTIAL  TRUST, ET AL., No. 01 CH
21979).  Although it has not been  served,  CREMCO,  L.L.C.  has been named as a
defendant and has claims  asserted  against it. Neither the  Partnership nor the
General  Partners are parties to that  litigation.  The litigation is pending in
the  Circuit  Court  of  Cook  County,  Illinois,  County  Department,  Chancery
Division.

Items 2 through 5 are omitted  because of the absence of conditions  under which
they are required.

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

     (a) Exhibits.

          99.1  Certification  of CEO  pursuant to 18 U.S.C.  Section  1350,  as
          adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

          99.2  Certification  of CFO  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.

          No Reports on Form 8-K were filed during the quarter  ended  September
          30, 2002.






<PAGE>


                                   SIGNATURES


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


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


                                    By:   ChrisKen Income Properties
                                          Inc., Managing General
                                          Partner


 Date: November 13, 2002            By:   /s/John F. Kennedy
                                          ---------------------------------
                                          John F. Kennedy
                                          Director and President






<PAGE>


          CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED
            PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002


I, John F. Kennedy, certify that:

1. I have reviewed this quarterly report on Form 10-QSB of ChrisKen Partners
Cash Income Fund L.P., a Delaware limited partnership;

2. Based on my  knowledge,  this  quarterly  report  does not contain any untrue
statement of a material fact or omit to state a material fact  necessary to make
the statements made, in light of the  circumstances  under which such statements
were made, not  misleading  with respect to the period covered by this quarterly
report;

3.  Based  on my  knowledge,  the  financial  statements,  and  other  financial
information  included in this quarterly  report,  fairly present in all material
respects the financial  condition,  results of operations  and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;

4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the  registrant  and have: a) designed
such  disclosure  controls and  procedures to ensure that  material  information
relating to the registrant,  including its  consolidated  subsidiaries,  is made
known to us by others within those entities,  particularly  during the period in
which this quarterly report is being prepared; b) evaluated the effectiveness of
the registrant's  disclosure controls and procedures as of a date within 90 days
prior to the filing date of this quarterly report (the "Evaluation  Date");  and
c) presented in this quarterly report our conclusions about the effectiveness of
the  disclosure  controls  and  procedures  based  on our  evaluation  as of the
Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):  a) all  significant  deficiencies  in the  design or  operation  of
internal  controls  which could  adversely  affect the  registrant's  ability to
record, process, summarize and report financial data and have identified for the
registrant's  auditors any material weaknesses in internal controls;  and b) any
fraud, whether or not material,  that involves management or other employees who
have a significant role in the registrant's internal controls; and

6. The  registrant's  other  certifying  officers  and I have  indicated in this
quarterly  report  whether or not there  were  significant  changes in  internal
controls or in other factors that could  significantly  affect internal controls
subsequent to the date of our most recent  evaluation,  including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date: November 13, 2002

/s/John F. Kennedy
-----------------------
John F. Kennedy
Chief Executive Officer
ChrisKen Income Properties, Inc.,
Managing General Partner
ChrisKen Partners Cash Income Fund L.P.


<PAGE>




          CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350, AS ADOPTED
            PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002


I, Robert Mayer, certify that:

1. I have reviewed  this  quarterly  report on Form 10-QSB of ChrisKen  Partners
Cash Income Fund L.P., a Delaware limited partnership;

2. Based on my  knowledge,  this  quarterly  report  does not contain any untrue
statement of a material fact or omit to state a material fact  necessary to make
the statements made, in light of the  circumstances  under which such statements
were made, not  misleading  with respect to the period covered by this quarterly
report;

3.  Based  on my  knowledge,  the  financial  statements,  and  other  financial
information  included in this quarterly  report,  fairly present in all material
respects the financial  condition,  results of operations  and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;

4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the  registrant  and have: a) designed
such  disclosure  controls and  procedures to ensure that  material  information
relating to the registrant,  including its  consolidated  subsidiaries,  is made
known to us by others within those entities,  particularly  during the period in
which this quarterly report is being prepared; b) evaluated the effectiveness of
the registrant's  disclosure controls and procedures as of a date within 90 days
prior to the filing date of this quarterly report (the "Evaluation  Date");  and
c) presented in this quarterly report our conclusions about the effectiveness of
the  disclosure  controls  and  procedures  based  on our  evaluation  as of the
Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):  a) all  significant  deficiencies  in the  design or  operation  of
internal  controls  which could  adversely  affect the  registrant's  ability to
record, process, summarize and report financial data and have identified for the
registrant's  auditors any material weaknesses in internal controls;  and b) any
fraud, whether or not material,  that involves management or other employees who
have a significant role in the registrant's internal controls; and

6. The  registrant's  other  certifying  officers  and I have  indicated in this
quarterly  report  whether or not there  were  significant  changes in  internal
controls or in other factors that could  significantly  affect internal controls
subsequent to the date of our most recent  evaluation,  including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date: November 13, 2002

/s/Robert Mayer
---------------------
Robert Mayer
Chief Financial Officer
ChrisKen Income Properties, Inc.,
Managing General Partner
ChrisKen Partners Cash Income Fund L.P.