<PAGE>   1
                                  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 March 31, 1998

[ ]                     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>   2
                     CHRISKEN PARTNERS CASH INCOME FUND L.P.

                                      INDEX

                                                                        Page
PART I            Financial Information

      Item 1.     Consolidated Financial Statements (Unaudited)

                  Consolidated Balance Sheet at
                  March 31, 1998                                         2

                  Consolidated Statements of Operations
                  for the Three Months Ended
                  March 31, 1998 and 1997                                3

                  Consolidated Statement of Partners'
                  Capital for the Three Months Ended
                  March 31, 1998                                         4

                  Consolidated Statements of Cash Flows for
                  the Three Months Ended March 31, 1998
                  and 1997                                               5

                  Notes to Consolidated Financial Statements             6

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

PART II.          Other Information

      Item 1.     Legal Proceedings                                     10

      Item 2.     Changes in Securities                                 10

      Item 3.     Defaults Upon Senior Securities                       10

      Item 4.     Submissions of Matters to a Vote of
                  Security Holders                                      10

      Item 5.     Other Information                                     10

      Item 6.     Exhibits and Reports on Form 8-K                      10

SIGNATURE                                                               11


                                        1
<PAGE>   3

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

                          Consolidated Balance Sheet

                                March 31, 1998
                                 (Unaudited)




<TABLE>
<S>                                                                <C>
ASSETS
Cash and cash equivalents                                          $   440,212 
Restricted cash                                                        377,320 
Accounts receivable                                                     41,982 
Other                                                                   29,727 
                                                                   -----------
                                                                       889,241 
Investment in real estate, at cost:                                            
  Land                                                                 636,709 
  Buildings and improvements                                         5,853,210 
  Equipment                                                            107,701
                                                                   ----------- 
                                                                     6,597,620 
  Accumulated depreciation                                          (1,705,284)
                                                                   -----------
                                                                     4,892,336 
Assets held for sale                                                 6,664,000
                                                                   ----------- 
Total assets                                                       $12,445,577
                                                                   ===========
                                                                               
                                                                               
LIABILITIES AND PARTNERS' CAPITAL                                              
Accounts payable                                                   $    92,927 
Tenants' security deposits                                              79,305 
Deferred income and prepaid rent                                        91,701 
Accrued real estate taxes                                              190,818
                                                                   ----------- 
Total liabilities                                                      454,751 

Partners' capital, 36,948 limited partnership units issued and
  outstanding                                                       11,990,826
                                                                   -----------
Total liabilities and partners' capital                            $12,445,577
                                                                   ===========
</TABLE>

See accompanying notes.



                                                                               2
<PAGE>   4

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

                    Consolidated Statements of Operations
                                 (Unaudited)




<TABLE>
<CAPTION>
                                                   THREE MONTHS ENDED   
                                                         MARCH 31       
                                                    1998         1997   
                                                  --------------------- 
<S>                                               <C>          <C>      
REVENUE                                                                 
Rental                                            $636,053     $575,264 
Interest                                            11,426       10,093 
Other                                               31,696       37,132 
                                                  --------------------- 
Total revenue                                      679,175      622,489 
                                                                        
EXPENSES                                                                
Property operations and maintenance                155,755      150,324 
Depreciation                                        50,297      132,355 
General and administrative                         217,347      195,619 
Management fees - Affiliate                         35,410       33,605 
                                                  --------------------- 
Total expenses                                     458,809      511,903 
                                                  --------------------- 
Net income                                        $220,366     $110,586 
                                                  ===================== 
Net income allocated to general partners          $ 22,037     $ 11,059 
                                                  ===================== 
Net income allocated to limited partners          $198,329     $ 99,527 
                                                  ===================== 
Net income allocated to limited                                         
  partners per limited partnership units                                
  outstanding                                     $   5.37     $   2.67 
                                                  ===================== 
Limited partnership units outstanding               36,948       37,309 
                                                  ===================== 
</TABLE>

See accompanying notes.


                                                                              3
<PAGE>   5

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

                 Consolidated Statement of Partners' Capital

                      Three months ended March 31, 1998
                                 (Unaudited)




<TABLE>
<CAPTION>
                                           PARTNERS' CAPITAL ACCOUNTS
                                    ---------------------------------------
                                     GENERAL         LIMITED
                                    PARTNERS         PARTNERS      TOTAL
                                    ---------------------------------------
<S>                                 <C>            <C>          <C>
Balance at January 1, 1998          $342,888       $11,672,144  $12,015,032
Distributions (A)                          -          (244,572)    (244,572)
Net income                            22,037           198,329      220,366
                                    ---------------------------------------
Balance at March 31, 1998           $364,925       $11,625,901  $11,990,826
                                    =======================================
</TABLE>

(A)  Cash distributions paid per limited partnership unit were $6.62.

See accompanying notes.


















                                                                              4
<PAGE>   6

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

                    Consolidated Statements of Cash Flows
                                 (Unaudited)




<TABLE>
<CAPTION>
                                                         THREE MONTHS ENDED
                                                              MARCH 31
                                                           1998       1997
                                                         -------------------
<S>                                                      <C>        <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                               $220,366   $110,586
Adjustments to reconcile net income to net cash flows 
 provided by operating activities:
  Depreciation                                             50,297    132,355
  Net changes in operating assets and liabilities:
   Increase in accounts receivable                         (4,583)    (5,908)
    (Increase) decrease in other assets                    (7,588)    10,179
   Decrease in accounts payable and accrued 
    expenses                                             (137,927)  (121,302)
   Increase in deferred income and prepaid rent             4,284     16,242
   Increase in tenants' security deposits                   3,155        132
                                                         -------------------
Net cash flows provided by operating activities           128,004    142,284

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                    (37,590)   (46,008)
                                                         -------------------
Cash flows used in investing activities                   (37,590)   (46,008)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions                                            (244,572)  (246,778)
                                                         -------------------
Cash flows used in financing activities                  (244,572)  (246,778)
                                                         -------------------
Net decrease in cash and cash equivalents                (154,158)  (150,502)
Cash and cash equivalents, beginning of period            594,370    650,259
                                                         -------------------
Cash and cash equivalents, end of period                 $440,212   $499,757
                                                         ===================
</TABLE>

See accompanying notes.


                                                                              5
<PAGE>   7

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

                  Notes to Consolidated Financial Statements
                                 (Unaudited)


1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited consolidated financial statements have been prepared
in accordance with generally accepted accounting principles 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 generally accepted accounting principles for complete
financial statements.  The 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,
1997.

2.  CONTINGENCIES

In February 1998, a lawsuit was filed against the Partnership by a prospective
buyer of the property owned by Springdale Associates, Ltd. ("Springdale")
regarding termination of the contract to sell the property.  The buyer seeks
specific performance by virtue of the property transfer from the terminated
sales contract.  In the opinion of management of the Partnership, such
litigation and resultant effects will not have a material adverse effect on the
Partnership's financial statements.  The ultimate outcome of this matter cannot
be determined and, accordingly, no provision for any loss that may result has
been made in the accompanying financial statements.





                                                                              6
<PAGE>   8
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 $440,212 and $594,370 as
of March 31, 1998 and December 31, 1997, respectively. The reduction in cash and
cash equivalents is primarily due to additions to investment in real estate,
reductions in accounts payable and distributions in excess of net cash provided
by operating activities. Restricted cash represents operating and contingency
reserves (the "Reserve") equal to approximately 2% of the gross proceeds of the
Offering ($377,320 at March 31, 1998 and December 31, 1997) 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"). The General Partners believe the
current amount of the Reserve is adequate to satisfy cash requirement needs. The
Partnership holds the Specified Properties described above on an unencumbered or
all cash basis.

      In March 1997, Peachtree Partners, on behalf of Summit Venture, L.P.,
neither of which are affiliated with the Partnership or its General Partners,
submitted an unsolicited offer to the Partnership's Limited Partners to purchase
up to 4.5% of the outstanding Units of the Partnership. As of the close of the
Peachtree Partners offer period, May 15, 1997, the Partnership's records
indicate that 173 Units were sold by Limited Partners to Peachtree Partners. On
April 7, 1997, the General Partners submitted an offer, which expired May 31,
1997, to the Limited Partners whereby the Partnership, the General Partners and
certain third parties, would purchase up to 4.5% of the outstanding Units of the
Partnership. As a result of the Partnership offer, the Partnership purchased
360.858 Units from Limited Partners effective July 1, 1997. During the six
months ended June 30, 1997, 37,309.1316 Units were outstanding. However, the
360.858 Units acquired by the Partnership were retired, leaving 36,948.2736
Units outstanding at July 1, 1997. The cost of the Units purchased by the
Partnership was $86,605.92. Additionally, 140 Units were purchased by both Mr.
John F. Kennedy, President of the Managing General Partner, and Mr. John S.
Marten, President of ChrisKen Real Estate Management Company, Inc., which is the
management agent of the Specified Properties. Management believes that neither
the Unit sales to Peachtree Partners nor the Unit purchases by the Partnership
or its affiliates adversely affect the management or liquidity of the
Partnership.

Results of Operations

      Occupancy at the Springdale Apartments was 95% at March 31, 1998, 91% at
December 31, 1997, and 88% at March 31, 1997. Rental revenue increased during
the three months ended March 31, 1998 as compared to the same period one year
earlier primarily due to a 40% reduction in vacancy loss and rent concessions.
The General Partners believe that occupancy at Springdale Apartments will remain
between 93 - 95% for the remainder of 1998.

      Occupancy at Gold Coast Storage was 93% at March 31, 1998, 90% at December
31, 1997, and 89% at March 31, 1997. Rental revenue increased 13% during the
three months ended March 31, 1998 as compared to the same period one year
earlier with rental rates increasing 6.5% and vacancy loss decreasing by


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<PAGE>   9
approximately 29%. The General Partners believe that occupancy at Gold Coast
will remain between 90 - 94% for the remainder of 1998.

      Management continues to aggressively market both apartment units at
Springdale Apartments and space at Gold Coast Storage in order to increase
occupancy percentages, and rental rates, at both locations. Management
anticipates occupancy at both Properties to improve during 1998.

      Rental and other revenue of $379,173 for Springdale Apartments for the
three months ended March 31, 1998 increased 7.9% from rental revenue of $351,308
for the three months ended March 31, 1997. The increase in rental revenue
primarily resulted from a 40% reduction in vacancy loss and rent concessions in
1998. Rental and other revenue at Gold Coast Storage increased by approximately
10.5% from $261,088 for the three months ended March 31, 1997 to $288,576 for
the three months ended March 31, 1998 due to an increase in rental rates of
approximately 6.5% and a 29% reduction of vacancy loss partially offset by a
reduction in sundry income. The General Partners believe that rental revenue at
Gold Coast Storage will remain relatively stable over the next few years.
Overall rental and other revenue for the three months ended March 31, 1998 of
$667,749 increased by 9% from the three months ended March 31, 1997 of $612,396
due to the factors detailed above affecting the Specified Properties.

      Expenses for the three months ended March 31, 1998, attributable to
Springdale Apartments of $219,514 were approximately 20% lower than expenses for
the three months ended March 31, 1997 of $276,010 due primarily to the
elimination of depreciation expense partially offset by higher property
operating and maintenance, general and administrative, and management fee
expenses. In the latter part of 1997, Springdale Apartments was reclassified to
"Assets Held for Sale" which resulted in the suspension of the recognition of
depreciation expense pursuant to Statement of Financial Accounting Standards No.
121 "Impairment of Long-Lived Assets and Long-Lived Assets to be Disposed of".
Property operating and maintenance expenses are higher due to increased
janitorial costs, water and sewer, apartment painting and decorating and the
recognition of appliance replacement costs as a current period expense, which
normally would be treated as additions to investment in real estate but for the
restrictions of doing so as set forth in Statement of Financial Accounting
Standards No. 121, offset by reduced heating fuel and rubbish removal costs.
Current period janitorial expenses are higher due to staffing shortages during
the first quarter of 1997. Water and sewer expenses are higher due to improved
current period occupancy levels as compared to the same period one year ago and
understated fourth quarter 1997 accrual estimates. Heating fuel costs are lower
due to mild temperatures during the current period and overstated fourth quarter
1997 accrual estimates. General and administrative expenses are higher for the
quarter ended March 31, 1998 and compared to the same period one year earlier
due to higher advertising, administrative salaries, employer costs, and legal
fees partially offset by lower office administrative costs , real estate taxes,
and bad debt expense. Administrative salaries are higher due to increased salary
levels and full staffing during the current period as compared to the first
quarter 1997. Employer costs are higher primarily due to overall higher wages
and full staffing during the current period. Legal fees are currently being
incurred as the result of the litigation as discussed below. Real estate tax
expense is lower as the result of a legislative reduction of tax rates.
Management fee expense is higher due to increased revenue.

      Overall expenses attributable to Gold Coast Storage for the three months
ended March 31, 1998 of $199,031 are comparable to overall expenses for the
three months ended March 31, 1997 of $199,144. Property operating and
maintenance expenses are lower in 1998 as compared to the first quarter of 1997
due to lower janitorial/maintenance payroll, heating fuel, grounds maintenance,
and structural repairs offset by increased water and sewer, elevator
maintenance, and heating and ventilation systems repairs As is the case with the
increased water and sewer costs, which was caused by a water leak, the
fluctuations in property operating and maintenance expenses identified above are
not significant and are the of result individual one-time occurrences.
Depreciation expense is higher during the current period due to additions to
investment in real


                                        8
<PAGE>   10
estate during 1997. In aggregate, general and administrative expenses during
1998 are comparable to 1997 with slight increases in advertising and bad debt
expenses offset by lower property insurance and professional fees. Management
fees are higher due to increased revenue.

      Overall expenses incurred by the Specified Properties for the three months
ended March 31, 1998 of $418,545 decreased by approximately 11.9% from the three
months ended March 31, 1997 of $475,154 primarily as a result of a combination
of the foregoing factors affecting the Specified Properties. Management
anticipates that, in aggregate, expenses in 1998 will be similar to those
experienced in 1997.

      Net income for the three months ended March 31, 1998 of $159,659 from
Springdale Apartments increased significantly from the three months ended March
31, 1997 of $75,298 due primarily to increased rental revenue, the elimination
of depreciation expense offset by increased property operating and maintenance,
general and administrative expenses, and management fees. Net income for the
three months ended March 31, 1998 of $89,545 from Gold Coast Storage increased
44.6% as compared to net income for the three months ended March 31, 1997 of
$61,944 due to increased rental revenue and reduced property operating and
maintenance expenses offset by higher depreciation and general and
administrative expenses, and management fees.

      Interest income earned by the Partnership for the three months ended March
31, 1998 of $11,426 increased by approximately 13.2% from the three months ended
one year earlier of $10,093. Administrative expenses incurred by the Partnership
for the three months ended March 31, 1998 of $40,264 increased by approximately
9.6% from the three months ended one year earlier of $36,749 as the result of
increased accounting and tax service fees.

      Overall net income for the three months ended March 31, 1998 of $220,366
increased significantly from the three months ended March 31, 1997 of $110,586
due to increased rental revenue at the Specified Properties and decreased
expenses at the Springdale Apartments.

      Net cash flows provided by operations for the three months ended March 31,
1998 was $128,004 compared to net cash flows provided by operations of $142,284
for the three months ended March 31, 1997. The change was primarily the result
of increased net income during the three months ended March 31, 1998 as compared
to the period ended March 31, 1997, an increase in tenants' security liabilities
and an increase in deferred income and prepaid rent offset by a decrease in
accounts payable and accrued expenses, an increase in accounts receivable, and
an increase in other assets. Additions to investment in real estate at the
Specified Properties decreased to $37,590 for the three months ended March, 31,
1998 compared to $46,008 for the same period one year ago. Additions to
investment in real estate during 1998 at Gold Coast Storage during the first
quarter of 1998 included the addition of signage and heating and ventilating
system improvements. Distributions to Limited Partners during the three months
ended March 31, 1998 totaled $244,572 compared to distributions of $246,778
during the three months ended March 31, 1997. The General Partners anticipate
that distributions to Limited Partners will remain at the current level
throughout 1998, provided that revenues and expenses also remain stable during
the remainder of the year.

      "Safe Harbor" statement under the U.S. Private Securities Litigation
Reform Act of 1995: Some statements in this Form 10-Q 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.


                                        9
<PAGE>   11
                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                        (A DELAWARE LIMITED PARTNERSHIP)


ITEM 1.     LEGAL PROCEEDINGS.

        In October 1997, four affiliated limited partnerships, including the    
Partnership, executed a non-binding letter of intent pursuant to which they
were exploring a possible sale of their properties to Vinings Investment
Properties, L.P. ("Vinings").  The letter of intent was allowed to expire.  On
December 5, 1997, the Partnership and 15 other affiliated limited partnerships
(collectively with the Partnership, the "ChrisKen Partnerships") executed a
second, non-binding letter of intent (the "LOI") pursuant to which the ChrisKen
Partnerships were exploring a possible sale of their properties to Vinings.  A
separate purchase price was proposed for each property, with the aggregate
proposed purchase price to be $87,770,000, payable in a combination of cash and
units of limited partnership interest to be issued by Vinings ("Vinings
Units"), with the balance to paid through Vinings' assumption or repayment of
all outstanding mortgage indebtedness and costs relating thereto.  The Vinings
Units were to be issued to electing limited partners in certain of the ChrisKen
Partnerships who were accredited investors (as such term is defined in Rule
501(a) of Regulation D promulgated under the Securities Act of 1933, as
amended).  The Vinings Units were convertible, upon satisfaction of certain
conditions, into shares of common stock of the Vinings general partner, Vinings
Investment Trust (the "Vinings REIT").  Shares of the Vinings REIT trade on the
NASDAQ Small Cap market.  The quarterly report on Form 10-Q file by the Vinings
REIT as of and for the quarter ended September 30, 1997 (the last available
public filing), stated that there were 1,080,512 shares outstanding, with
reported high and low bid and asked prices of $4.25 and $4.25.

        In the LOI, Vinings conditioned its proposed purchase of the Property
on approval by the limited partners, of the sale, to Vinings, of properties
owned by certain of the other ChrisKen Partnerships as well as completion of
due diligence regarding operations and conditions of the properties, approval
of the sale transaction by the Vinings REIT's board of directors, securing
financing to complete the transaction and, if Vinings could not complete the
transaction on or before February 23, 1998, approval by the Vinings REIT's
shareholders, which could have extended the closing to August 1998 or later.
Additionally, as Vinings owned only two properties, a condition of the
transaction requested by the General Partners and required by the financing
source last proposed by Vinings, was that CREMCO be merged into Vinings, either
directly or through a merger with the existing property manager for Vinings, to
ensure continuity and depth of property management on a going forward basis.
Because the time frame for completion and certain of the other conditions
imposed by Vinings were unattractive, the ChrisKen Partnerships requested
additional protections, including the right to solicit other potential
purchasers if Vinings were unable to close by March 31, 1998.  After Vinings
rejected those protections and declined to discuss the terms on which the
merger would occur or meet with the Partnerships' lenders, all ChrisKen
Partnerships ceased negotiations on or about January 25, 1998.

        On January 30, 1998, after being threatened with litigation over the
proposed sale of the properties, the Partnerships filed an action (Springdale
Associates, Ltd. et. al. v. Vinings Investment Properties, L.P., Case No. 98 CH
1193, pending in the Circuit Court of Cook County) seeking a declaratory
judgment that there is no binding or enforceable contract with the Vinings.
Vinings has counterclaimed, alleging, inter alia, that there was an enforceable
contract.

        On February 3, 1998, Vinings filed a complaint (Vinings Investment
Properties, L.P. v. Kennedy et. al., Case No. 98 CH 1421, pending in the
Circuit Court of Cook County) seeking specific performance, and other relief,
arising out of a claim by Vinings that it allegedly entered into an enforceable
and binding contract to purchase the properties owned by the ChrisKen
Partnership.  The ChrisKen Partnerships deny that there is any binding and
enforceable contract with Vinings, and deny that Vinings has any right to
purchase the real estate and property of any of the Partnerships.  A motion to
dismiss the Complaint has been filed on behalf of the ChrisKen Partnerships,
the General Partners and CREMCO.  Counsel to the ChrisKen Partnerships has only
just begun its investigation and is presently unable to determine whether an
outcome unfavorable to the Company is probable or remote.

        On March 27, 1998, the general partners of the Partnerships, in their
representative capacities as general partners of the Partnerships, brought an
action (ChrisKen Income Properties, Inc. II et. al. v. Vinings Investment
Properties Trust, Peter D. Anzo, Stephanie A. Reed et. al., Civil Action No. 1
98-CV-0934, pending in the United States District Court for the Northern
District of Georgia) seeking injunctive and other relief for an alleged breach
of the confidentiality agreement between the parties and other misconduct,
including misrepresentation of availability of financing and intent with
respect to providing property management expertise.

      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) No exhibits are being filed with this Report.


                                       10
<PAGE>   12
                                   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: May 13, 1998                  By: /s/ John F. Kennedy
                                        ----------------------------
                                        John F. Kennedy
                                        Director and President


                                       11