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, 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 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, 2001                                             2

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

               Condensed  Consolidated  Statement of  Partners'
               Capital for the Nine Months Ended September 30,
               2001                                                           4

               Condensed  Consolidated  Statements  of Cash
               Flows  for the Nine Months Ended September 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                                                12

     Item 2. Changes in Securities                                            12

     Item 3. Defaults Upon Senior Securities                                  12

     Item 4. Submissions of Matters to a Vote of Security Holders             12

     Item 5. Other Information                                                12

     Item 6. Exhibits and Reports on Form 8-K                                 12

SIGNATURE                                                                     13


<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, 2001
                                   (UNAUDITED)



ASSETS
Cash and cash equivalents                                         $     387,803
Restricted cash                                                         377,320
Accounts receivable                                                      66,448
Prepaid expenses                                                         55,298
Other                                                                    26,578
                                                                ----------------
                                                                        913,447
Investment in real estate, at cost:
   Land                                                               2,376,516
   Buildings and improvements                                        11,064,719
   Personal property                                                    581,016
                                                                ----------------
                                                                     14,022,251
   Accumulated depreciation                                          (3,575,637)
                                                                ----------------
                                                                     10,446,614

                                                                ----------------
Total assets                                                        $11,360,061
                                                                ================
LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                $       191,197
Tenants' security deposits                                              107,134
Deferred income and prepaid rent                                        159,265
Accrued real estate taxes                                               300,411
                                                                ----------------
Total liabilities                                                       758,007
Partners' capital, 35,977 limited partnership units issued
        and outstanding                                              10,602,054
                                                                ----------------
Total liabilities and partners' capital                             $11,360,061
                                                                ================

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
                                                        2001            2000            2001            2000
                                                    ---------------------------------------------------------------
<S>                                                  <C>             <C>            <C>            <C>
REVENUE
Rental                                               $   722,349     $   728,495    $2,135,458     $2,121,328
Interest                                                   4,927           6,601        21,019         26,756
Other                                                     26,313          34,212        93,229        101,794
                                                    ---------------------------------------------------------------
Total revenue                                            753,589         769,308     2,249,706      2,249,878

EXPENSES
Property operations                                      176,711         122,060       524,319        387,129
Depreciation                                             148,856         132,443       432,248        397,329
General and administrative                               243,370         225,616       675,943        632,086
Management fees - affiliate                               38,247          39,590       121,147        116,482
                                                    ---------------------------------------------------------------
Total expenses                                           607,184         519,709     1,753,657      1,533,026
                                                    ---------------------------------------------------------------
Net income                                           $   146,405     $   249,599    $  496,049     $  716,852
                                                    ===============================================================
Net income allocated to general
   Partners                                          $    14,640     $    24,960    $   49,605     $   71,685
                                                    ===============================================================
Net income allocated to limited
   Partners                                          $   131,765     $   224,639    $  446,444     $  645,167
                                                    ===============================================================
Net income allocated to limited
   partners per limited partnership
   unit outstanding                                  $    3.66       $     6.24     $   12.41      $   17.93

                                                    ===============================================================
Limited partnership units outstanding                    35,977          35,977         35,977         35,977
                                                    ===============================================================

SEE ACCOMPANYING NOTES.

</TABLE>


<PAGE>


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

              Condensed Consolidated Statement of Partners' Capital

                      Nine months ended September 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)          (727,133)        (866,998)
Net income                           49,605            446,444          496,049
                               -------------------------------------------------
Balance at September 30, 2001      $383,877        $10,218,177      $10,602,054
                               =================================================

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

First quarter                 $11.54
Second quarter                $ 0.00
Third quarter                 $ 8.67

SEE ACCOMPANYING NOTES.


<PAGE>


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

                 Condensed Consolidated Statements of Cash Flows
                                   (UNAUDITED)



                                                           NINE MONTHS ENDED
                                                              SEPTEMBER 30
                                                           2001         2000
                                                       -------------------------

CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                               $496,049      $716,852
Adjustments to reconcile net income to net cash flows
   provided by operating activities:
      Depreciation                                        432,248       397,329
      Net changes in operating assets and liabilities:
         Decrease (increase) in accounts receivable         6,770       (36,795)
         Increase in prepaid expenses                     (27,258)            -
         Increase in other assets                         (26,578)      (10,030)
         Increase in accounts payable and accrued
            expenses                                       99,272         6,373
         Increase (decrease) in deferred income and
            prepaid rent                                   22,973        (4,713)
         Increase in tenants' security deposits             6,241         5,102
                                                       -------------------------
Net cash flows provided by operating activities         1,009,717     1,074,118

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                   (362,532)     (136,513)
                                                       -------------------------
Cash flows used in investing activities                  (362,532)     (136,513)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions                                            (866,998)   (1,129,537)
                                                       -------------------------
Cash flows used in financing activities                  (866,998)   (1,129,537)
                                                       -------------------------
Net decrease in cash and cash equivalents                (219,813)     (191,932)
Cash and cash equivalents, beginning of period            607,616       708,616
                                                       -------------------------
Cash and cash equivalents, end of period                 $387,803      $516,684
                                                       =========================

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 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 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, 2000.

2. SEGMENT INFORMATION

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

Property operating revenues      $ 437,242    $312,479    $ 425,649    $ 338,562
Operating income                   127,166      36,770      126,311      127,472
Total assets                     6,472,069   4,550,120    6,402,517    4,677,128

                                                NINE MONTHS ENDED
                                  SEPTEMBER 30, 2001         SEPTEMBER 30, 2000
                               -------------------------------------------------
                               RESIDENTIAL      SELF     RESIDENTIAL     SELF
                                APARTMENT     STORAGE     APARTMENT     STORAGE
                                 COMPLEX      FACILITY     COMPLEX     FACILITY
                               -------------------------------------------------

Property operating revenues     $1,271,182    $961,088   $1,259,374     $969,383
Operating income                   342,229     208,534      413,353      353,280


<PAGE>

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

        Notes to Condensed Consolidated Financial Statements (continued)
                                   (UNAUDITED)


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    NINE MONTHS ENDED
                                           SEPTEMBER 30          SEPTEMBER 30
                                       --------------------  -------------------
                                         2001       2000       2001       2000
                                         ----       ----       ----       ----

Total operating income for reportable
   segments                            $163,936   $253,783   $550,763  $766,633
General and administrative expense      (21,398)    (9,282)   (72,150)  (70,901)
Interest income                           3,867      5,098     17,436    21,120
                                       --------------------  -------------------
Net income                             $146,405   $249,599   $496,049  $716,852
                                       ====================  ===================

<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 $387,803 and $607,616 as
of September  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  operating
activities,  partially  offset by an increase in accounts  payable 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,  2001,  and  December 31, 2000) 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 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
Limited Partners sold a total of 1,897.3533  Limited  Partnership Units 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
November 5, 2001,  Limited  Partners sold 438.84  Limited  Partnership  Units to
McDowell Foods, Inc.

     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 $275 per Unit. The offer expired on July 30, 2001. The Partnership's  records
indicate that Limited  Partners  sold 104.53  Limited  Partnership  Units to CMG
Acquisition Fund 1, L.L.C.

     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,  which was to expire on July 30,  2001,  was  extended to October 31,
2001. The  Partnership's  records indicate that as of November 5, 2001,  Limited
Partners sold 330 Limited  Partnership  Units to CMG, L.L.C.  The  Partnership's
records  also  indicate  that the 104.53  Limited  Partnership  Units  initially
acquired by CMG Acquisition Fund 1, L.L.C. have been transferred to CMG, 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
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 Partnership Agreement and/or applicable law.

     The load bearing capacity of the Gold Coast Storage structure was inspected
in 2000 by the City of Chicago,  as is periodically  done in connection with the
requirements for the permitted uses of the property.  As part of the inspection,
the City of Chicago initially assigned a more rigid load-bearing  classification
to the property,  which portions of the property may not have met. Subsequent to
the  inspection,   the  City  of  Chicago  reverted  back  to  the  load-bearing
classification  historically  assigned to the  property,  with which the City of
Chicago has acknowledged the Gold Coast Storage structure complies.

     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 13, 2001, the structural
engineer had inspected  approximately  20% of the units nad has  recommended the
inspections should continue until 50% of the units have been inspected. Based on
the structural engineer's 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 nine-to-twelve 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.

     Earlier in 2001,  the  Managing  General  Partner  reviewed  proposed  2001
budgets that 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 were  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.  While the Managing  General  Partner
considers  the  appropriateness  of  marketing  one or  both  of  the  Specified
Properties,  the proposed  construction of new garages at Springdale  Apartments
and Gold Coast Storage were removed from the 2001 budgets.  The Managing General
Partner determined that a significant  portion of the proposed major repairs and
improvements  were necessary,  resulting in current year  expenditures for major
repairs  and  improvements  exceed  expenditures  for such items in the past few
years.  Pending  resolution  of  the  structural  repair  issues  at  Springdale
Apartments and Gold Coast Storage,  as discussed  above, and the commencement of
the  above-referenced  expenditures,  the first quarter  distribution to Limited
Partners  was  suspended.  An  annualized  distribution  of 3.5% was paid to the
Limited Partners for the first and second quarters of 2001, compared to 6.25% on
an annualized  basis,  for the first and second  quarters of 2000.  The Managing
General Partner has determined that the third quarter 2001  distribution will be
4.5%,  as  compared  to the third  quarter  2000  distribution  of 6.25%,  on an
annualized basis.  Pending the fourth quarter 2001 results of operations and the
higher than  previous  year repair  expenditures  in that quarter at  Springdale
Apartments and Gold Coast Storage, the Managing General Partner anticipates that
the 2001 annualized  distributions  to Limited Partners will be 4.0% as compared
to annualized distributions of 7% for 2000. The level of future distributions to
the Limited  Partners is dependent on the overall  performance  of the Specified
Properties, including captial expenditures and repairs, and the Partnership.

RESULTS OF OPERATIONS

     Occupancy at the Springdale Apartments was 94.5% at September 30, 2001, 95%
at December 31, 2000, and 97% at September 30, 2000.  Rental  revenue  increased
$21,042 during the nine months ended September 30, 2001, as compared to the same
period one year earlier,  due to a $27,372 increase in rental rates and a $2,503
decrease in vacancy loss,  partially  offset by a $3,970 increase in concessions
and a $4,211  increase in employee unit expense.  The General  Partners  believe
that  occupancy at Springdale  Apartments  will remain  between 95 - 98% for the
remainder of 2001.

     Occupancy  at Gold Coast  Storage was 90.9% at September  30, 2001,  88% at
December 31, 2000,  and 92.4% at September 30, 2000.  Rental  revenue  decreased
$6,911 during the nine months ended  September 30, 2001, as compared to the same
period one year earlier,  due to an $8,734 increase in vacancy loss and a $1,318
increase in concessions,  partially offset by a $3,141 increase in rental rates.
The General  Partners believe that, due to increased  competition,  occupancy at
Gold Coast will remain between 84 - 88% for the remainder of 2001.

     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 $1,271,182  for  Springdale  Apartments for the
nine months ended September 30, 2001,  increased  approximately  .9% from rental
and other  revenue of $1,259,374  for the nine months ended  September 30, 2000.
The  increase in revenue  primarily  resulted  from  increased  rental rates and
decreased vacancy loss,  partially offset by increased  concessions and employee
unit expense, as mentioned above. Rental and other revenue at Gold Coast Storage
of $961,088 for the nine months ended September 30, 2001 decreased approximately
0.9%  compared to revenue of $969,383  for the nine months ended  September  30,
2000,  due to a net decrease in rental rates of less than 1% and an  approximate
2.8% decrease 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 of the Specified Properties for the nine months
ended September 30, 2001, of $2,232,270 increased by approximately 0.2% from the
nine  months  ended  September  30,  2000,  from  $2,228,757  due to the factors
detailed above.

     Expenses for the nine months ended  September  30,  2001,  attributable  to
Springdale  Apartments of $928,953 were  approximately 9.8% higher than expenses
for the nine  months  ended  September  30,  2000,  of  $846,021,  due to higher
property  operations,  general and  administrative  and  depreciation  expenses.
Property operating expenses are higher primarily due to the following  increases
in expense:  grounds maintenance and supplies,  $14,180,  gas and fuel, $33,199,
maintenance  payroll,   $3,906  and  structural  repairs  and  supplies  $3,097,
partially offset by decreases in painting and decorating,  $8,279, and carpeting
$5,111.  Gas and fuel increased due to increased usage and higher utility rates.
Maintenance  payroll  increased  due to increased  salary levels and a temporary
increase in part time maintenance personnel. General and administrative expenses
are higher  primarily  due to the  following  increases  in expense:  marketing,
$4,118, employee benefits,  $3,059,  professional fees $4,068, and miscellaneous
expense,  $10,789,  partially  offset by an $8,352 decrease in bad debt expense.
Depreciation expense increased $31,568, due to fixed asset additions. Management
fee expense in 2001 is comparable to 2000.

     Expenses  attributable  to Gold Coast  Storage  for the nine  months  ended
September  30, 2001,  of $752,554  are  approximately  22.1% higher  compared to
expenses for the nine months ended  September  30, 2000,  of $616,103.  Property
operating and  maintenance  expenses are higher in 2001 as compared to the first
nine  months  of 2000 due  primarily  to the  following  increases  in  expense:
janitorial  $10,252,  gas  and  fuel  costs,  $15,144,  structural  repairs  and
supplies,  $82,243,  partially  offset by the  following  decreases  in expense:
maintenance  personnel  $2,570,  and grounds supplies and  maintenance,  $4,262.
Structural  repairs increased in 2001 due to the following  expenses:  roof door
replacements, $8,250, tuck-pointing,  $3,500, consulting for structural repairs,
$14,773, permits and fees, $2,418, masonry repairs,  $39,465, and joist repairs,
$11,850.  General and  administrative  expenses  during the first nine months of
2001  are  higher  compared  to the same  period  in 2000  primarily  due to the
following increases in expense:  marketing,  $12,551, bad debt expense,  $9,881,
sales  and  business  tax,  $4,555,  property  insurance  expense,  $3,159,  and
administrative  salaries  and  commission,   $2,195,  partially  offset  by  the
following  decreases in expense:  real estate tax, $4,302,  and medical and life
insurance,  $3,446.  Depreciation  expense  increased in 2001 due to fixed asset
additions. Management fee expense for 2001 is comparable to 2000.

     Overall expenses  incurred by the Specified  Properties for the nine months
ended  September 30, 2001, of $1,681,507  increased  approximately  15% from the
nine months ended  September 30, 2000, of $1,462,124  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 both
Gold Coast Storage and Springdale Apartments and structural improvements at Gold
Coast Storage.

     Operating  income for the nine months ended September 30, 2001, of $342,229
from Springdale  Apartments decreased 17.2% from the nine months ended September
30,  2000,  of $413,353  due  primarily  to  increased  property  operating  and
maintenance,  general and  administrative and depreciation  expenses,  partially
offset by higher revenue.  Operating  income for the nine months ended September
30, 2001, of $208,534  from Gold Coast Storage  decreased 41% as compared to net
income  for the nine  months  ended  September  30,  2000,  of  $353,280  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, 2001, of $17,436  decreased  17.4%  compared to $21,121 earned for
the nine months ended one year  earlier.  Interest  income earned on excess cash
held by Springdale Apartments was $3,583 in 2001, as compared to $5,636 in 2000.
Administrative  expenses  incurred by the  Partnership for the nine months ended
September 30, 2001, of $72,150  increased by 1.8% from the nine months ended one
year earlier of $70,902, primarily due to increased professional fees, partially
offset by lower accounting and tax service expense.

     Overall  net  income for the nine  months  ended  September  30,  2001,  of
$496,049  decreased  30.8% from the nine months ended  September  30,  2000,  of
$716,852 due to increased expenses.

     Net cash flows provided by operations  for the nine months ended  September
30, 2001,  was  $1,009,717  compared to net cash flows provided by operations of
$1,074,118  for the nine  months  ended  September  30,  2000.  The  change  was
primarily due to a decrease in net operating income before depreciation  expense
and an increase in prepaid expenses, partially offset by an increase in accounts
payable and accrued  expenses and deferred  income.  Additions to  investment in
real estate at the  Specified  Properties  increased  to  $362,532  for the nine
months ended  September  30, 2001,  compared to $136,513 for the same period one
year ago.  Additions to investment  in real estate at Gold Coast Storage  during
the first three quarters of 2001 include mortar injection and  tuck-pointing and
a new  protective  canopy.  Additions to investment in real estate at Springdale
Apartments during 2001 include 10 apartment  renovations,  playground equipment,
new curbs,  sidewalks,  steps and stoops for one building,  repaving one parking
lot,  and  continued  carpet,  appliance  and air  conditioner  replacement,  as
necessary.  Distributions  to  Limited  Partners  during the nine  months  ended
September  30, 2001,  totaled  $727,133  compared to  distributions  of $989,672
during the nine  months  ended  September  30,  2000.  Distributions  to General
Partners for the nine months ended September 30, 2001, and the nine months ended
September 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 the  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.

         No Reports on Form 8-K were filed during the quarter  ended  September
         30, 2001.






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