UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   FORM 10-QSB

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

                  For the quarterly period ended March 31, 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 formal  fiscal year,  if changed  since last
report)


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


Yes       X     No
         ---        ---

<PAGE>

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.

                                      INDEX
                                                                        PAGE
                                                                        ----

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

         Item 1.  Consolidated Financial Statements (UNAUDITED)

                  Condensed Consolidated Balance Sheet at
                  March 31, 2003                                          2

                  Condensed Consolidated Statements of Income
                  for the Three Months Ended
                  March 31, 2003 and 2002                                 3

                  Condensed Consolidated Statement of Partners'
                  Capital for the Three Months Ended
                  March 31, 2003                                          4

                  Condensed Consolidated Statements of Cash Flows for
                  the Three Months Ended March 31, 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 and Use of Proceeds               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


                                       i
<PAGE>



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

                      Condensed Consolidated Balance Sheet

                                  March 3, 2003
                                    (UNAUDITED)

Assets
Cash and cash equivalents                                  $      791,560
Restricted cash                                                   377,320
Accounts receivable                                                28,069
Prepaid expenses                                                   31,270
                                                           ---------------
                                                                1,228,219
Investment in real estate, at cost:
   Land                                                         2,413,710
   Buildings and improvements                                  11,428,377
   Equipment                                                      746,670
                                                           ---------------
                                                               14,588,757
   Accumulated depreciation                                    (4,513,677)
                                                           ---------------
                                                               10,075,080

                                                           ---------------
Total assets                                               $   11,303,299
                                                           ===============

Liabilities and partners' capital
Accounts payable                                           $      209,334
Tenants' security deposits                                         98,347
Deferred income and prepaid rent                                  152,013
Accrued real estate taxes                                         205,495
                                                           ---------------
Total liabilities                                                 665,189

Partners' capital, 35,977 limited partnership
  units issued and outstanding                                 10,638,110

                                                           ---------------
Total liabilities and partners' capital                    $   11,303,299
                                                           ===============


SEE ACCOMPANYING NOTES.

                                       2

<PAGE>

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

                   Condensed Consolidated Statements of Income
                                   (UNAUDITED)



                                                     Three Months Ended
                                                          March 31
                                                    2003            2002
                                                ----------------------------

REVENUE
Rental                                           $    649,916    $   687,832
Interest                                                    -          1,637
Other                                                  27,837         23,727
                                                ----------------------------
Total revenue                                         677,753        713,196

Expenses
Property operations                                   190,346        165,382
Depreciation                                          156,841        149,620
General and administrative                            264,672        211,686
Management fees - Affiliate                            34,710         38,880
                                                ----------------------------
Total expenses                                        646,569        565,568
                                                ----------------------------
Net income                                       $     31,184    $   147,628
                                                ============================
Net income allocated to general partners         $      3,118    $    14,763
                                                ============================
Net income allocated to limited partners         $     28,066    $   132,865
                                                ============================
Net income allocated to limited partners
   per limited partnership unit outstanding      $        .78    $      3.69
                                                ============================
Limited partnership units outstanding                  35,977         35,977
                                                ============================

SEE ACCOMPANYING NOTES.




                                       3

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

              Condensed Consolidated Statement of Partners' Capital

                        Three months ended March 31, 2003
                                   (UNAUDITED)



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

Balance at January 1, 2003         $436,230     $10,170,696     $10,606,926
Net income                            3,118          28,066          31,184
                              -----------------------------------------------
Balance at March 31, 2003          $439,348     $10,198,762     $10,638,110
                              ===============================================


SEE ACCOMPANYING NOTES.















                                       4

<PAGE>
<TABLE>
<CAPTION>

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

                 Condensed Consolidated Statements of Cash Flows
                                   (UNAUDITED)
                                                                           Three Months Ended
                                                                                March 31
                                                                          2003           2002
                                                                       -------------------------
<S>                                                                    <C>             <C>
Cash flows from operating activities
Net income                                                             $  31,184       $ 147,628
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                        156,841         149,620
     Net changes in operating assets and liabilities:
       Decrease in accounts receivable                                     4,920           2,132
         (Increase) in prepaid expenses                                   (3,697)        (13,408)
       (Decrease) in accounts payable and accrued expenses               (61,705)       (149,589)
       Increase in deferred income and prepaid rent                        4,732          17,026
       Increase (Decrease) in tenants' security deposits                   3,101          (9,531)
                                                                     ----------------------------
Net cash flows provided by operating activities                          135,376         143,878

Cash flows from investing activities
Additions to investment in real estate                                   (96,856)        (92,851)
                                                                    ----------------------------
Cash flows used in investing activities                                  (96,856)        (92,851)

Net increase in cash and cash equivalents                                 38,520          51,027
Cash and cash equivalents, beginning of period                           753,040         301,355
                                                                     ----------------------------
Cash and cash equivalents, end of period                               $ 791,560       $ 352,382
                                                                     ============================

</TABLE>

SEE ACCOMPANYING NOTES.


                                       5

<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  that 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

                                             Three Months Ended
                                March 31, 2003                MARCH 31, 2002
                            ----------------------------------------------------
                            Residential       Self      RESIDENTIAL      SELF
                             Apartment      Storage      APARTMENT     STORAGE
                              Complex       Facility      COMPLEX     FACILITY
                            ----------------------------------------------------

Property operating revenues  $ 415,202     $262,551      $ 425,007    $ 287,578
Operating income                63,813       19,980         94,266       72,005
Total assets                 6,015,432    4,354,808      6,489,865    4,589,128



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
                                                            March 31
                                                       2003          2002
                                                    -----------------------

Total operating income for reportable segments       $83,793      $166,271
General and administrative expense                   (52,609)      (19,254)
Interest income                                            -           611
                                                    -----------------------
Net income                                           $31,184      $147,628
                                                    =======================


                                       6
<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  (the  "Units" or the  "Limited  Partnership
Units").  CPCIF has 99.9% 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 $791,560 and $753,040 as
of March 31, 2003, and December 31, 2002, respectively. The increase in cash and
cash equivalents is primarily due to cash flow from operations  generated in the
first  quarter,  partially  offset by  decreased  accounts  payable  and accrued
expenses and increased  investment in real estate.  Restricted  cash  represents
operating and contingency  reserves (the "Reserve") equal to approximately 2% of
the gross proceeds of the Offering ($377,320 at March 31, 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
Partnership holds the Specified Properties described above on an unencumbered or
all cash basis.

     In the first quarter of 2003, CMG Partners, L.L.C., which is not affiliated
with the  Partnership  or its General  Partners,  acquired  130.839  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 May 8,  2003,  305  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 expires on August 15, 2003. The  Partnership's  records indicate
that as of May 8,  2003,  no  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.

                                       7

<PAGE>
     In 2001,  at Gold  Coast  Storage,  the  City of  Chicago  Fire  Department
determined that, in the event of a fire, individuals using exterior fire escapes
might be injured by broken glass from window  openings within ten feet of a fire
escape. In conjunction with the Fire Department, the Partnership has developed a
plan to encase identified windows with UL fire rated materials.  The Partnership
has received the necessary  approval and building  permit by the City of Chicago
Building  Department.  Work on this project began in the second quarter of 2003.
The Managing  General Partner does not expect the cost of this project to exceed
$175,000.

     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,
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 May 9, 2003, the structural engineer
had  completed  an  examination  of 122 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. The Managing  General Partner  anticipates that
major repairs and improvement expenditures in 2003 will exceed those incurred in
2001 and 2002 and 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 does
not provide strong support for condominiumization,  the Managing General Partner
has decided to engage one or more third party brokers to solicit offers for sale
of the Springdale Apartments. The Managing General Partner also has also decided
to engage one or more third party brokers to solicit offers for sale of the Gold
Coast Storage for sale as well. As of the date hereof,  the brokers have not yet
been engaged to solicit  offers on either of the  Specified  Properties.  If the
Managing General Partner  receives offers for sale of the Springdale  Apartments
and/or Gold Coast Storage that it believes are reasonable, a vote of the Limited
Partners will be solicited.


                                       8
<PAGE>

     It should be noted,  that 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 93% at March 31, 2003, 91% at
December 31, 2002, and 92% at March 31, 2002.  Rental revenue  decreased  during
the three months  ended March 31, 2003,  as compared to the same period one year
earlier,  due primarily to a $10,920  increase in rent concessions and a $14,186
increase  in vacancy  loss,  partially  offset by a $12,344  increase  in rental
rates. The General Partners believe that occupancy at Springdale Apartments will
remain between 89 - 94% for the remainder of 2003.

     Occupancy  at Gold  Coast  Storage  was 73.6% at March 31,  2003,  74.1% at
December 31, 2002, and 74.8% at March 31, 2002.  Rental revenue decreased during
the three months  ended March 31, 2003,  as compared to the same period one year
earlier,  due  primarily  to a $29,216  increase  in  vacancy  loss and a $3,600
increase in employee  unit  expense,  partially  offset by a $7,005  increase in
rental rates. The General Partners do not anticipate that rental revenue at Gold
Coast Storage will improve during 2003 due to low occupancy  resulting primarily
from increased competition and overall weakened economic conditions. The General
Partners  believe that  occupancy at Gold Coast will range  between 72 - 80% for
the remainder of 2003.

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

     Total revenue of $415,202 for  Springdale  Apartments  for the three months
ended  March 31,  2003,  decreased  approximately  2.3% from  total  revenue  of
$425,007  for the three  months  ended March 31,  2002.  The decrease in revenue
resulted  primarily from increased vacancy loss and concession expense partially
offset by increased  rental rates, as mentioned  above, and a $3,368 increase in
sundry  income.  Total  revenue of $262,551 for Gold Coast Storage for the three
months ended March 31, 2003,  decreased by approximately 8.7% from total revenue
of $287,578 for the three  months ended March 31, 2002.  The decrease in revenue
resulted  primarily  from  increased  vacancy  loss and employee  unit  expense,
partially offset by increased  rental rates, as mentioned  above.  Overall total
revenue of $677,753  for the  Specified  Properties  for the three  months ended
March 31,  2003,  decreased  by  approximately  4.9% from the total  revenue  of
$712,585 for the three months ended March 31, 2002, due to the factors  detailed
above.

     Expenses  for the three  months  ended  March  31,  2003,  attributable  to
Springdale  Apartments of $351,389 were  approximately 6.2% higher than expenses
for the three months ended March 31, 2002, of $330,741,  due to higher  property
operations,   advertising   and   marketing,   depreciation   and   general  and
administrative  expenses,  partially offset by decreased repairs and maintenance
expense. Property operation expenses are higher due to a $17,833 increase in gas
and  fuel  expense,  partially  offset  by a $5,815  decrease  in  painting  and
decorating  expense.  Gas and fuel expense increased due to an increase in rates
and  increased  usage.  Painting  and  decorating  decreased  primarily  due  to
non-recurring  expenses  incurred  in 2002  related  to the  painting  of common
hallways. Advertising and marketing expense increased primarily due to increased
advertising to improve occupancy. Depreciation expense increased from $97,664 in
2002  to  $103,510  in  2003  due  to  fixed   asset   additions.   General  and
administrative  expenses are higher due to the  following  increases in expense:
administrative salaries and commission,  $4,467,  membership dues, $1,528, legal
and eviction fees, $2,432, and property insurance,  $2,858,  partially offset by
the following decreases in expense: bad debt expense,  $6,251, and miscellaneous
expense, $3,930. Repairs and maintenance is lower due to the following decreases
in expense: structural repairs and supplies, $7,216, and electrical supplies and
repairs, $3,034. Structural repairs and supplies decreased primarily due to 2002
non-recurring chimney repairs costing $5,318.  Management fee expense in 2003 is
comparable to 2002 expense.

                                       9
<PAGE>

     Expenses for the three months  ended March 31, 2003,  attributable  to Gold
Coast Storage of $242,572 were approximately  12.5% higher than expenses for the
three  months  ended  March  31,  2002,  of  $215,573,  due to  higher  property
operations,  and advertising expenses,  partially offset by decreased repair and
maintenance  expenses.  Property  operation expenses increased in 2003 primarily
due to a  $28,729  increase  in gas and  fuel  costs  and a $1,539  increase  in
non-recoverable  insurance losses.  Gas and fuel expense increased due to higher
rates and  increased  usage.  Repair  and  maintenance  decreased  due a $10,241
decrease  in  structural  repairs,  partially  offset  by a $1,405  increase  in
janitorial  costs.   Structural   repairs   decreased   primarily  due  to  2002
non-recurring elevator repairs costing $10,482.  Depreciation expense in 2003 is
comparable to 2002 expense. General and administrative expenses during 2003 are,
in total,  comparable to 2002 expense.  Management fee expense is lower in 2003,
compared to 2002 expense, due to reduced income.

     Overall expenses incurred by the Specified  Properties for the three months
ended March 31, 2003, of $593,961 were  approximately 8.7% higher than the three
months ended March 31, 2002, of $546,314,  primarily due to the factors detailed
above.  Management  anticipates  that  operational  expenses in 2003,  excluding
utilities, will be similar to those experienced in 2002.

     Operating income for the three months ended March 31, 2003, of $63,813 from
Springdale  Apartments  decreased  32.3%,  as compared to the three months ended
March 31, 2002, of $94,266,  primarily due to decreased revenue, higher property
operations,   advertising   and   marketing,   depreciation   and   general  and
administrative  expenses,  partially offset by decreased repairs and maintenance
costs.  Net  operating  income for the three  months  ended March 31,  2003,  of
$19,980 from Gold Coast Storage  decreased  72.3%, as compared to net income for
the three months ended March 31, 2002, of $72,005,  due to decreased revenue and
higher  property  operations  and  advertising  expense,   partially  offset  by
decreased repairs and maintenance and management fee expenses.

     Neither the Partnership nor the Specified Properties earned interest income
for the three  months  ended March 31,  2003.  The  Partnership  and  Springdale
Apartments earned $611 and $1,026 respectively during the three 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.  The Partnership  will be exploring new
banking  technology  that should reduce service fees thereby  lowering  required
offsetting cash balances, which in turn will restore interest earnings.  General
and  administrative  expenses  incurred by the  Partnership for the three months
ended March 31, 2003, of $52,609  increased from the three months ended one year
earlier of $19,254.  The following increases in expense are due primarily to the
timing of payments: general and administrative expense, $13,067,  accounting and
tax service fees, $12,950, and professional fees, $7,338.

     Overall net income for the Specified  Properties for the three months ended
March 31, 2003 of $31,184 decreased 78.9%, as compared to the three months ended
March 31, 2002, of $147,628,  primarily  due to decreased  revenue and increased
expenses as discussed above.

                                       10
<PAGE>

     Net cash flows  provided by operations for the three months ended March 31,
2003, was $135,376 compared to net cash flows provided by operations of $143,878
for the three months ended March 31, 2002. The decrease was primarily the result
of decreased net income  before  depreciation  expense and a lesser  increase in
deferred income,  partially offset by a lesser reduction of accounts payable and
accrued  expenses,  an  increase  in  resident  security  deposits  and a lesser
increase  in  prepaid  expenses.  Investment  in real  estate  at the  Specified
Properties  increased  by $96,856 for the three  months  ended  March 31,  2003,
compared to an  increase of $92,851 for the same period one year ago.  Additions
to investment in real estate at Springdale  Apartments  during the first quarter
of 2003 included the  renovation of four  apartments,  and continued  carpet and
appliance  replacement.  Additions  to  investment  in real estate at Gold Coast
Storage  during  the  first  quarter  of  2003  included   exterior   structural
improvements.  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 hope to increase net income
generated by the Specified  Properties in 2003 as compared to 2002 by increasing
occupancy  and rental rates,  current  economic  conditions  generally may limit
their ability to do 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  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  remained  low through the first  quarter of 2003.  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.  No distributions to Limited or General Partners were paid in the first
quarter of 2003 or the first quarter of 2002. After reviewing the  Partnership's
2003  budgeted  net  cash  flow  and  considering  the  level  of cash  and cash
equivalents  held by the  Partnership,  the Managing  General Partner decided to
cautiously restore distributions to Limited Partners. An aggregate  distribution
of $354,733 will be paid to Limited  Partners during the second quarter of 2003.
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,  evaluated  on May 8, 2003 the  effectiveness  of the  design and
operation of our controls and other  procedures that are designed to ensure that
information required to be disclosed by us in the reports that we file or submit
under the Securities Exchange Act of 1934 is recorded, processed, summarized and
reported  within the time periods  specified in the SEC's rules and forms.  As a
result of this evaluation,  these executive  officers have concluded that, as of
such date,  the design and operation of our  disclosure  controls and procedures
were  adequate and designed to ensure that material  information  relating to us
would be made known to them.

CHANGES IN INTERNAL CONTROLS

     Since the date of the evaluation of our disclosure  controls and procedures
by Mr.  Kennedy and Mr. Mayer  described  above,  there have been no significant
changes in our internal  controls or in other  factors that could  significantly
affect our disclosure controls and procedures.


                                       11
<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.

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

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

               (b) Reports on Form 8 - K.

                         No Reports on Form 8-K were  filed  during the  quarter
                    ended March 31, 2003.









                                       12

<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:  May 15, 2003                  By:      /S/JOHN F. KENNEDY
                                              -------------------------
                                              John F. Kennedy
                                              Director and President

















                                       13

<PAGE>


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


I, John F. Kennedy, certify that:

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

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

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

4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

a) designed  such  disclosure  controls and  procedures  to ensure that material
information relating to the registrant, including its consolidated subsidiaries,
is made known to us by others  within those  entities,  particularly  during the
period in which this quarterly report is being prepared;

b) evaluated  the  effectiveness  of the  registrant's  disclosure  controls and
procedures  as of a date  within  90  days  prior  to the  filing  date  of this
quarterly report (the "Evaluation Date"); and

c) presented in this quarterly report our conclusions about the effectiveness of
the  disclosure  controls  and  procedures  based  on our  evaluation  as of the
Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):

a) all significant  deficiencies in the design or operation of internal controls
which  could  adversely  affect the  registrant's  ability  to record,  process,
summarize and report  financial data and have  identified  for the  registrant's
auditors any material weaknesses in internal controls; and

b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's internal controls; and

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

Date: May 15, 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.

                                       14
<PAGE>


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

I, Robert Mayer, certify that:

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

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

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

4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

a) designed  such  disclosure  controls and  procedures  to ensure that material
information relating to the registrant, including its consolidated subsidiaries,
is made known to us by others  within those  entities,  particularly  during the
period in which this quarterly report is being prepared;

b) evaluated  the  effectiveness  of the  registrant's  disclosure  controls and
procedures  as of a date  within  90  days  prior  to the  filing  date  of this
quarterly report (the "Evaluation Date"); and

c) presented in this quarterly report our conclusions about the effectiveness of
the  disclosure  controls  and  procedures  based  on our  evaluation  as of the
Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):

a) all significant  deficiencies in the design or operation of internal controls
which  could  adversely  affect the  registrant's  ability  to record,  process,
summarize and report  financial data and have  identified  for the  registrant's
auditors any material weaknesses in internal controls; and

b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's internal controls; and

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

Date: May 15, 2003

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