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, 2003

[ ]                    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
     -----      -----

Indicate by checkmark whether the registrant is an accelerated filer (as defined
in Rule 12 b-2 of the Exchange Act).

Yes         No    X
     -----      -----


<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, 2003           2

          Condensed  Consolidated  Statements  of Income  for the Three
          and Nine Months Ended September 30, 2003 and 2002                    3

          Condensed  Consolidated  Statement of  Partners'  Capital
          for the Nine Months Ended September 30, 2003                         4

          Condensed  Consolidated  Statements  of Cash Flows for the
          Nine Months Ended September 30, 2003 and 2002                        5

          Notes to Condensed Consolidated Financial Statements                 6

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

     Item 3. Controls and Procedures                                          11

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

CERTIFICATIONS                                                                14


<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, 2003
                                   (UNAUDITED)



 ASSETS
 Cash and cash equivalents                                    $     761,987
 Restricted cash                                                    377,320
 Accounts receivable                                                 42,448
 Prepaid expenses                                                    47,545
                                                          -------------------
                                                                  1,229,300
 Investment in real estate, at cost:
    Land                                                          2,413,710
    Buildings and improvements                                   11,570,611
    Personal property                                               779,479
                                                          -------------------
                                                                 14,763,800
    Accumulated depreciation                                     (4,824,859)
                                                          -------------------
                                                                  9,938,941

                                                          -------------------
 Total assets                                                   $11,168,241
                                                          ===================

 LIABILITIES AND PARTNERS' CAPITAL
 Accounts payable                                           $       186,275
 Tenants' security deposits                                          93,678
 Deferred income and prepaid rent                                   138,983
 Accrued real estate taxes                                          237,032
                                                          -------------------
 Total liabilities                                                  655,968

 Partners' capital, 35,977 limited partnership
    units issued and outstanding                                 10,512,273
                                                          -------------------
 Total liabilities and partners' capital                        $11,168,241
                                                          ===================

 SEE ACCOMPANYING NOTES.

<PAGE>

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

                   Condensed Consolidated Statements of Income
                                   (UNAUDITED)


<TABLE>
<CAPTION>
<S>                                                  <C>             <C>               <C>            <C>
                                                         THREE MONTHS ENDED               NINE MONTHS ENDED
                                                            SEPTEMBER 30                    SEPTEMBER 30
                                                        2003            2002            2003            2002
                                                  -----------------------------------------------------------------
 REVENUE
 Rental                                              $   669,762     $   692,055       $1,979,546     $2,057,638
 Interest                                                      -               -                -          2,586
 Other                                                    23,992          27,086           78,255         80,181
                                                  -----------------------------------------------------------------
 Total revenue                                           693,754         719,141        2,057,801      2,140,405

 EXPENSES
 Property operations                                     152,769         157,242          504,549        476,589
 Depreciation                                            154,873         154,300          468,023        458,449
 General and administrative                              208,910         241,749          717,079        708,120
 Management fees - Affiliate                              37,390          37,680          108,070        115,030
                                                  -----------------------------------------------------------------
 Total expenses                                          553,942         590,971        1,797,721      1,758,188
                                                  -----------------------------------------------------------------
 Net income                                          $   139,812     $   128,170       $  260,080     $  382,217
                                                  =================================================================
 Net income allocated to general partners            $     13,981    $     12,817      $    26,008    $    38,222
                                                  =================================================================
 Net income allocated to limited partners            $   125,831     $   115,353       $  234,072     $  343,995
                                                  =================================================================
 Net income allocated to limited partners per
    limited partnership unit outstanding             $    3.50       $     3.21        $    6.51      $    9.56
                                                  =================================================================
 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, 2003
                                   (UNAUDITED)


<TABLE>
<CAPTION>
<S>                                                         <C>                   <C>                 <C>
                                                                    PARTNERS' CAPITAL ACCOUNTS
                                                     -------------------------------------------------------------

                                                         GENERAL PARTNERS      LIMITED PARTNERS      TOTAL
                                                     -------------------------------------------------------------

 Balance at January 1, 2003                                 $436,230              $10,170,696         $10,606,926
 Distributions (A)                                                 -                 (354,733)           (354,733)
 Net income                                                   26,008                  234,072             260,080
                                                     -------------------------------------------------------------
 Balance at September 30, 2003                              $462,238              $10,050,035         $10,512,273
                                                     =============================================================
</TABLE>

(A) Summary of 2003 quarterly cash  distributions  paid per limited  partnership
unit:

 First quarter                                       $0.00
 Second quarter                                      $9.86
 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>
<S>                                                                                   <C>             <C>
                                                                                       NINE MONTHS ENDED
                                                                                         SEPTEMBER 30
                                                                                      2003           2002
                                                                                --------------------------------

 CASH FLOWS FROM OPERATING ACTIVITIES
 Net income                                                                           $260,080        $382,217
 Adjustments to reconcile net income to net cash flows provided by
    operating activities:
      Depreciation                                                                     468,023         458,449
      Net changes in operating assets and liabilities:
        (Increase)Decrease in accounts receivable                                       (9,458)          1,229
        (Increase) in prepaid expenses                                                 (19,974)        (12,064)
        (Increase) in other assets                                                           -         (26,017)
        (Decrease) in accounts payable and accrued expenses                            (53,225)        (20,965)
        (Decrease) in deferred income and prepaid rent                                  (8,299)           (469)
        (Decrease) in tenants' security deposits                                        (1,568)         (8,816)
                                                                                --------------------------------
 Net cash flows provided by operating activities                                       635,579         773,564

 CASH FLOWS FROM INVESTING ACTIVITIES
 Additions to investment in real estate                                               (271,899)       (176,761)
                                                                                --------------------------------
 Cash flows used in investing activities                                              (271,899)       (176,761)

 CASH FLOWS FROM FINANCING ACTIVITIES
 Distributions to partners                                                            (354,733)       (314,331)
                                                                                --------------------------------
 Cash flows used in financing activities                                              (354,733)       (314,331)
                                                                                --------------------------------
 Net increase in cash and cash equivalents                                               8,947         282,472
 Cash and cash equivalents, beginning of period                                        753,040         301,355
                                                                                --------------------------------
 Cash and cash equivalents, end of period                                             $761,987        $583,827
                                                                                ================================
</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, 2002. .

2.   SEGMENT INFORMATION

<TABLE>
<CAPTION>
<S>                                                          <C>          <C>    <C>    <C>    <C>    <C>
                                                                      THREE MONTHS ENDED SEPTEMBER 30,
                                                                   2003                              2002
                                                        --------------------------------------------------------------
                                                         RESIDENTIAL       SELF           RESIDENTIAL       SELF
                                                          APARTMENT      STORAGE           APARTMENT       STORAGE
                                                           COMPLEX       FACILITY           COMPLEX       FACILITY
                                                        --------------------------------------------------------------

Property operating revenues                               $   431,989   $  261,765        $   450,875    $  268,266
Operating income                                               88,098       58,750            100,221        49,157
Total assets                                                5,744,146    4,371,821          6,155,392     4,376,886

                                                                       NINE MONTHS ENDED SEPTEMBER 30,
                                                                   2003                              2002
                                                        --------------------------------------------------------------
                                                         RESIDENTIAL       SELF           RESIDENTIAL       SELF
                                                          APARTMENT      STORAGE           APARTMENT       STORAGE
                                                           COMPLEX       FACILITY           COMPLEX       FACILITY
                                                        --------------------------------------------------------------

Property operating revenues                               $ 1,274,083   $  783,718        $ 1,317,971    $  821,464
Net income                                                    234,989      107,115            292,347       155,500

</TABLE>


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>
<S>                                                        <C>           <C>                <C>           <C>
                                                             THREE MONTHS ENDED               NINE MONTHS ENDED
                                                                SEPTEMBER 30                     SEPTEMBER 30
                                                        -----------------------------     ---------------------------
                                                             2003          2002               2003          2002

Total operating income for reportable segments             $146,848      $149,378           $342,104
                                                                                                          $447,847
General and administrative expense                           (7,036)      (21,208)           (82,024)      (66,600)
Interest income                                                     -             -                  -         970
                                                        -----------------------------     ---------------------------
Net income                                                 $139,812      $128,170           $260,080      $382,217
                                                        =============================     ===========================
</TABLE>


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 $761,987 and $753,040 as
of September 30, 2003, and December 31, 2002, respectively. The increase in cash
and cash  equivalents is primarily due to additions to cash flow from operations
for the first  nine  months of 2003 and  increased  accounts  payable  and other
liabilities,  partially  offset by investment in real estate and other assets, a
distribution to the Limited  Partners in the second  quarter,  and reductions in
accrued real estate taxes and deferred  rental income and an increase in prepaid
expenses and accounts  receivable.  Restricted  cash  represents  operating  and
contingency  reserves (the  "Reserve")  equal to  approximately  2% of the gross
proceeds of the Offering ($377,320 at September 30, 2003, and December 31, 2002)
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 Specified Properties are
not encumbered by mortgages.

     In the first quarter of 2003, CMG Partners, L.L.C., which is not affiliated
with the  Partnership or its General  Partners,  acquired  130.8398  outstanding
Limited Partnership Units of the Partnership as a result of previously submitted
unsolicited offers to the Partnership's Limited Partners.

     In February 2003, 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 $292 per
Unit. The offer expired on April 15, 2003. The  Partnership's  records  indicate
that as of November 3, 2003, 434 Limited  Partnership Units were sold by Limited
Partners to CMG Partners L.L.C. as a result of this offer.

     In April 2003,  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 $292 per
Unit. The offer expired on August 15, 2003. The  Partnership's  records indicate
that as of November 3, 2003, 260 Limited  Partnership Units were sold by Limited
Partners to CMG Partners L.L.C. as a result of this offer.

     In August 2003,  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 $300 per
Unit. The offer expires on November 15, 2003. The Partnership's records indicate
that as of  November  3, 2003,  50.683  Limited  Partnership  Units were sold by
Limited Partners to CMG Partners L.L.C. as a result of this offer.

     Management believes that the Limited Partnership Unit sales to CMG Partners
L.L.C.  will  not  adversely  affect  the  management  or the  liquidity  of the
Partnership. Additional unsolicited offers to purchase Limited Partnership Units
may occur in the future. From time to time, the Partnership receives requests to
furnish the names,  addresses and number of Limited  Partnership  Units owned by
the Limited Partners. The Partnership complies with such requests as required by
the terms of the Partnership Agreement and/or applicable law.

     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 by the City of Chicago
Building  Department.  Work on this project began in the second  quarter and was
completed  in the fourth  quarter  of 2003 for a total  capital  expenditure  of
$171,000.

     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 in November
2002, as required.  The total cost for this project,  $280,267,  was funded from
2001  and  2002  operations.  In  performing  the  tuck-pointing  work in  2002,

<PAGE>

additional  structural  improvements  were  identified.  The additional  capital
expenditures were completed in the first quarter of 2003 at a cost of $68,500.

     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 10, 2003, the structural
engineer had completed an  examination  of 128 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,  structural  enhancements and repairs to the Specified  Properties
that  the  Managing   General  Partner  deemed   necessary  and  advisable  were
undertaken.  As a result, 2001 major expenditures exceeded expenditures for such
items for the few years preceding 2001. The increased level of expenditures  for
major repairs and  improvements  continued in 2002. All such  expenditures  were
funded from operating cash flow.  Major repairs and improvement  expenditures in
2003  exceed  those  incurred in 2001 and 2002.  The  Managing  General  Partner
anticipates that such expenditures  will remain  substantial in 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.

     In 2002, the Managing General Partner 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.  Because the reports by such
third party real estate firms were  significantly  less positive with respect to
condominimization of the Springdale Apartments than the Managing General Partner
anticipated,   the  Managing  General  Partner   commissioned  a  more  thorough
feasibility  report which recently was completed.  As that later report also did
not provide strong support for condominiumization,  the Managing General Partner
decided to engage one or more third party brokers to solicit  offers for sale of
the  Springdale  Apartments.  In 2003, a broker was engaged to solicit offers on
the Springdale  Apartments.  The Managing General Partner has received inquiries
from several  potential  buyers and is  negotiating  offering  terms with one of
those potential  buyers.  However,  as of the date hereof,  the Managing General
Partner  has  not  accepted  an  offer  for  purchase  of the  Property,  and no
completion of a sale is currently  expected  until at least the first quarter of
2004.  A broker  also was  engaged  recently  to  solicit  offers on Gold  Coast
Storage.  The Managing  General Partner has not yet received  inquiries from any
potential  buyers  for Gold  Coast.  A sale of either or both of the  Springdale
Apartments and/or Gold Coast will require approval of the Limited  Partners.  As
there can be no assurance that the Partnership will receive a favorable offer on
the Springdale  Apartments  and/or Gold Coast, the Managing General Partner also
is  continuing  to  explore   alternative   opportunities  that  may  be  deemed
advantageous to the Partnership.

     On May 12, 2003, the Managing  General Partner received a copy of a letter,
dated May 9, 2003, from Mackenzie  Patterson,  Inc. and Robert J. Korslin to all
of the Partnership's Limited Partners. Mackenzie Patterson, Inc. and Mr. Korslin
indicate in their joint letter that they own 1,475 Units  (approximately 4.1% of
total Units outstanding).  The Mackenzie/Korslin  letter indicates that they are
seeking a consent to "...cause the General  Partners to market the  properties".
The Managing  General  Partner  believes  that it already has begun taking steps
necessary to market the Springdale Apartments and Gold Coast Storage.

RESULTS OF OPERATIONS

     Occupancy at the Springdale Apartments was 92.5% at September 30, 2003, 91%
at December 31, 2002, and 92% at September 30, 2002.  Rental  revenue  decreased
$43,835 during the nine months ended September 30, 2003, as compared to the same
period one year earlier, due primarily to a $56,045 increase in vacancy loss and
a $19,873 increase in rental concessions, partially offset by a $28,079 increase
in rental  rates.  The General  Partners  believe that  occupancy at  Springdale
Apartments will remain between 86 - 90% for the remainder of 2003.

     Occupancy at Gold Coast Storage was 76.8% at September  30, 2003,  74.1% at
December 31, 2002,  and 78.6% at September 30, 2002.  Rental  revenue  decreased
$34,257 during the nine months ended September 30, 2003, as compared to the same
period one year earlier, due primarily to a $47,576 increase in vacancy loss and
a $44,197 increase in rental concessions, partially offset by a $61,115 increase
in rental rates.  The General  Partners do not anticipate that rental revenue at
Gold Coast  Storage will improve  during 2003 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 72
- 78% for the remainder of 2003.

<PAGE>

     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 $1,274,083  for  Springdale  Apartments for the
nine months ended September 30, 2003,  decreased  approximately 3.4% from rental
and other  revenue of $1,317,971  for the nine months ended  September 30, 2002.
The  decrease in revenue  primarily  resulted  from  increased  vacancy loss and
rental  concessions,  partially  offset by increased  rental rates, as mentioned
above.  Rental and other  revenue at Gold Coast Storage of $783,718 for the nine
months ended  September 30, 2003  decreased 4.6% compared to revenue of $821,464
for the nine months ended  September  30, 2002,  due to a net decrease in rental
revenue of 4.4% and a $3,489 decrease in sundry income. Overall rental and other
revenue of the  Specified  Properties  for the nine months ended  September  30,
2003, of $2,057,801  decreased by 3.8% from the nine months ended  September 30,
2002, from $2,139,435 due to the factors detailed above.

     Expenses for the nine months ended  September  30,  2003,  attributable  to
Springdale Apartments of $1,039,094 were approximately 1.3% higher than expenses
for the nine months ended  September  30,  2002,  of  $1,025,624,  due to higher
property  operations,  general and  administrative  and  depreciation  expenses,
partially  offset by lower repair and maintenance  expense.  Property  operating
expenses are higher due  primarily a $26,152  increase in gas and fuel  expense,
partially offset by the following decreases in expense:  non-recurring  painting
and decorating  expense,  $9,337,  non-recurring  grounds  maintenance,  $5,652,
electricity,  $2,430,  water and sewer,  $1,725, and  non-recoverable  insurance
loss,  $2,684.  Gas and fuel expense  increased  due to an increase in rates and
usage. Painting and decorating decreased primarily due to non-recurring expenses
incurred  in 2002  related to the  painting  of common  hallways.  Non-recurring
grounds maintenance  decreased in 2003 due primarily to non-recurring  landscape
enhancements in 2002 costing  $4,921.  General and  administrative  expenses are
higher due to the  following  increases  in expense:  data  processing,  $1,283,
property  insurance  expense,  $5,918,  office and  administrative  salaries and
commission, $8,972, employee benefits, $2,204, dues and membership fees, $1,528,
payroll taxes, $1,707, legal and eviction fees, $1,454, and advertising expense,
$12,351,  partially  offset by the  following  decreases  in  expense:  bad debt
expense, $5,306,  professional fees, $14,738, and miscellaneous expense, $3,078.
Office and administrative  salaries increased due to the hiring of an additional
leasing  person in 2003.  Advertising  was increased to help improve  occupancy.
Depreciation expense is higher in 2003 due to fixed asset additions.  Repair and
maintenance  expenses  are  lower due to the  following  decreases  in  expense:
grounds maintenance and supplies, $2,093, plumbing repairs and supplies, $2,208,
painting and decorating,  $2,190,  electrical repairs and supplies,  $4,705, and
structural repairs and supplies,  $4,029,  partially offset by a $3,797 increase
in  maintenance  salaries  and a $2,938  increase  in  janitorial  supplies  and
contracts.  Structural  repairs  decreased in 2003  primarily due to chimney cap
replacement costs of $5,318 incurred in 2002.  Management fee expense in 2003 is
comparable to 2002 expense.

     Expenses  attributable  to Gold Coast  Storage  for the nine  months  ended
September  30,  2003,  of $676,603  are  approximately  1.6% higher  compared to
expenses for the nine months ended September 30, 2002, of $665,964 due to higher
property operating,  and depreciation expense,  partially offset by lower repair
and  maintenance and general and  administrative  expenses.  Property  operating
expenses are higher in 2003, as compared to the first six months of 2002, due to
the  following  increases  in  expense:  gas and fuel  costs,  $30,099,  rubbish
removal, $1,177, and non-recoverable insurance loss $3,346. Gas and fuel expense
increased due to higher rates and usage.  Depreciation  expense is higher due to
fixed  asset  additions.  Repairs  and  maintenance  are  lower in 2003 due to a
$13,409  decrease is  nonrecurring  structural  repairs,  partially  offset by a
$2,480 increase in maintenance  salaries.  Structural repairs decreased in 2003,
as  compared  to the same period in 2002,  primarily  due to 2002  non-recurring
elevator repairs costing  $10,482.  General and  administrative  expenses during
2003  are  lower  than  2002,  due  to  the  following   decreases  in  expense:
professional  fees,  $10,576,   and  office  and  administrative   salaries  and
commission,  $2,695,  administrative  expenses,  $1,366,  partially  offset by a
$4,153 increase in legal and eviction fees.  Professional fees are lower in 2003
primarily due to valuation expenses of $10,924 incurred in 2002. Management fees
are lower due to reduced income.

     Overall expenses  incurred by the Specified  Properties for the nine months
ended  September  30, 2003, of  $1,715,697  increased  1.4% from the nine months
ended  September 30, 2002, of $1,691,588  primarily as a result of a combination
of  the  foregoing  factors  affecting  the  Specified  Properties.   Management
anticipates  that operational  expenses in 2003,  excluding  utilities,  will be
similar to those experienced in 2002.

     Operating  income for the nine months ended September 30, 2003, of $234,989
from Springdale  Apartments decreased 19.6% from the nine months ended September
30, 2002 of $292,347 due primarily to increased property operations, general and
administrative and depreciation  expenses,  partially offset by decreased repair
and maintenance  expense.  Operating  income for the nine months ended September
30, 2003, of $107,115 from Gold Coast Storage decreased 31.1% as compared to net

<PAGE>


income  for the nine  months  ended  September  30,  2002,  of  $155,500  due to
decreased  rental revenue and increased  property  operations  and  depreciation
expenses, partially offset by decreased repairs and maintenance, and general and
administrative expenses.

     Neither the Partnership nor the Specified Properties earned interest income
for the nine months ended  September 30, 2003.  The  Partnership  and Springdale
Apartments  earned $970 and $1,616,  respectively,  during the nine months ended
one year  earlier.  Interest  income  has  steadily  diminished  due not only to
declining interest rates but also due to increased bank fees that require higher
offsetting  compensating  cash  balances.  In the fourth  quarter  of 2003,  the
Partnership  acquired new banking  technology  that should  reduce  service fees
thereby lowering required offsetting cash balances, which in turn should restore
interest.  Administrative  expenses  incurred  by the  Partnership  for the nine
months ended  September  30, 2003,  of $82,024  increased by 23.2% from the nine
months ended one year earlier of $66,599,  primarily due to increased accounting
and tax service expense and professional fees.

     Overall  net  income for the nine  months  ended  September  30,  2003,  of
$260,080  decreased  32% from the nine  months  ended  September  30,  2002,  of
$382,217 due to increased expenses and decreased revenue as discussed above.

     Net cash flows provided by operations  for the nine months ended  September
30, 2003,  was $635,579  compared to net cash flows  provided by  operations  of
$773,564 for the nine months ended  September 30, 2002. The change was primarily
due to a decrease  in net  operating  income  before  depreciation  expense,  an
increase in accounts  receivable and prepaid  expenses and a decrease in accrued
real  estate  taxes and  deferred  income,  partially  offset by an  increase in
accounts payable and accrued expenses. Expenditures on investment in real estate
at the  Specified  Properties  increased  to $271,899  for the nine months ended
September  30,  2003,  compared  to  $176,761  for the same period one year ago.
Additions to  investment in real estate at  Springdale  Apartments  for the nine
months ended  September 30, 2003,  included the renovation of seven  apartments,
replacement  of the water  heater in one  building  and  continued  carpet,  and
appliance  replacement  as necessary.  Additions to investment in real estate at
Gold Coast  Storage  for the nine  months  ended  September  30,  2003  included
exterior structural improvements and fire window installation.  Distributions to
Limited  Partners  during the nine months  ended  September  30,  2003,  totaled
$354,733  compared to  distributions  of $314,331  during the nine months  ended
September 30, 2002.  The increase in  distributions  in 2003, as compared to the
same period one year ago, is due to Managing  General  Partner's  assessment  of
funds available for distribution based upon overall  Partnership  results during
2003  as  compared  to  2002  and  the  continued  funding  of  ongoing  capital
improvements  for the  Specified  Properties  which were  initiated in 2002.  As
discussed in "-Liquidity  and Capital  Resources"  above,  the Managing  General
Partner  anticipates that 2003 expenditures on major repairs and improvements at
the Specified  Properties will exceed those incurred in 2001 and 2002. 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  had hoped to  increase  net  income
generated by the Specified  Properties in 2003 as compared to 2002 by increasing
occupancy and rental rates,  current  economic  conditions  prevented  them from
doing so. The General Partners believe that in certain markets, current economic
conditions will continue to have a negative  effect on the  multifamily  housing
markets in part because of decreased  home mortgage  rates that have  encouraged
first  time home  purchases.  Although  a report  issued  by Fannie  Mae in 2002
indicated that mortgage rates were expected to rise in 2002,  such rates reached
forty-year  record  low levels  during the first half of 2003 and only  slightly
increased during the third quarter.  The Managing General Partner cannot predict
how or when such  increases  will impact  demand for apartment  properties  like
those at the Springdale  Apartments or demand for storage.  Future distributions
to Limited  Partners are dependent upon the  Partnership  achieving its budgeted
goals during 2003 and other unknown factors.

     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.

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,  have evaluated as of the end of the period covered by this report
on Form 10-QSB,  the effectiveness of the design and operation of our disclosure
controls  and other  procedures  that are  designed to ensure  that  information
required to be  disclosed  by us in the reports that we file or submit under the
Securities Exchange Act of 1934 is recorded, processed,  summarized 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
effective.

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.




















                   (BALANCE OF PAGE LEFT INTENTIONALLY BLANK)

<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,  L.L.C.,  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) and CREMCO,  L.L.C. (see
MARTEN V.  CHRISKEN  RESIDENTIAL  TRUST,  ET AL., No. 01 CH 21979).  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.

          31.1 Certification of Chief Executive Officer under Section 302 of the
               Sarbanes-Oxley Act of 2002.

          31.2 Certification of Chief Financial Officer under Section 302 of the
               Sarbanes-Oxley Act of 2002.

          32.1 Certification of Chief Executive Officer under Section 906 of the
               Sarbanes-Oxley Act of 2002.

          32.2 Certification of Chief Financial Officer under 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, 2003.



<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, 2003                  By:  /S/JOHN F. KENNEDY
                                                --------------------------------
                                                John F. Kennedy
                                                Director and President

<PAGE>




Exhibit 31.1

          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  officer  and  I  are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-15(c) and 15d-15(e) for the registrant and have:

a) designed such  disclosure  controls and procedures or caused such  disclosure
controls and  procedures to be designed  under our  supervision,  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 and presented in this report are conclusions  about the effectiveness
of the disclosure controls and procedures as of the end of the period covered by
this report based on such evaluation;
c) disclosed in this report any change in the registrant's internal control over
financial  reporting that occurred  during the  registrant's  most recent fiscal
quarter that has  materially  affected,  or is  reasonably  likely to materially
affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed,  based on our
most recent  evaluation of internal  control over  financial  reporting,  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  and  material  weaknesses  in the  design  or
operation of internal  controls over  financial  reporting  which are reasonably
likely  to  adversely  affect  the  registrant's  ability  to  record,  process,
summarize and report financial information, and;
b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's  internal control over
financial reporting.



Date: November 14, 2003

/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>

Exhibit 31.2

          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  officer  and  I  are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-15(c) and 15d-15(e) for the registrant and have:

a) designed such  disclosure  controls and procedures or caused such  disclosure
controls and  procedures to be designed  under our  supervision,  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 and presented in this report are conclusions  about the effectiveness
of the disclosure controls and procedures as of the end of the period covered by
this report based on such evaluation;
c) disclosed in this report any change in the registrant's internal control over
financial  reporting that occurred  during the  registrant's  most recent fiscal
quarter that has  materially  affected,  or is  reasonably  likely to materially
affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed,  based on our
most recent  evaluation of internal  control over  financial  reporting,  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  and  material  weaknesses  in the  design  or
operation of internal  controls over  financial  reporting  which are reasonably
likely  to  adversely  affect  the  registrant's  ability  to  record,  process,
summarize and report financial information; and
b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's  internal control over
financial reporting.


Date: November 14, 2003

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


<PAGE>


Exhibit 32.1



                            CERTIFICATION PURSUANT TO
                             18 U.S.C. SECTION 1350,
                             AS ADOPTED PURSUANT TO
                  SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002


Written Statements of the Chief Executive Officer Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002.

I, John F. Kennedy certify that:

     1.   I have  reviewed  this  quarterly  report  on  Form  10-QSB,  ChrisKen
          Partners Cash Income Fund L.P.

     2.   Based on my  knowledge,  this  quarterly  report  does not contain any
          untrue  statements 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.


Date: November 14, 2003




                                  By:   /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>


Exhibit 32.2



                            CERTIFICATION PURSUANT TO
                             18 U.S.C. SECTION 1350,
                             AS ADOPTED PURSUANT TO
                  SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002


Written Statements of the Chief Executive Officer Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002.

I, Robert Mayer certify that:

     1.   I have  reviewed  this  quarterly  report  on  Form  10-QSB,  ChrisKen
          Partners Cash Income Fund L.P.

     2.   Based on my  knowledge,  this  quarterly  report  does not contain any
          untrue  statements 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.



Date: November 14, 2003


                                By:   /S/ROBERT MAYER
                                      ---------------------------------
                                      Robert Mayer
                                      Chief Financial Officer
                                      ChrisKen Income Properties, Inc.,
                                         Managing General Partner
                                      ChrisKen Partners Cash Income Fund L.P.