<PAGE>

                                    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 June 30, 1999

[ ]                       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

<TABLE>
<CAPTION>

                                                               PAGE
                                                               ----
<S>                                                            <C>
PART I         FINANCIAL INFORMATION

     Item 1.   Consolidated Financial Statements (UNAUDITED)

               Consolidated Balance Sheet at
               June 30, 1999                                     2

               Consolidated Statements of Income
               for the Six Months Ended
               June 30, 1999 and 1998                            3

               Consolidated Statement of Partners'
               Capital for the Six Months Ended
               June 30, 1999                                     4

               Consolidated Statements of Cash Flows for
               the Six Months Ended June 30, 1999
               and 1998                                          5

               Notes to Consolidated Financial Statements        6

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

PART II.       OTHER INFORMATION

     Item 1.   Legal Proceedings                                 12

     Item 2.   Changes in Securities                             12

     Item 3.   Defaults Upon Senior Securities                   12

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

     Item 5.   Other Information                                 12

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

SIGNATURE                                                        13
</TABLE>



                                       1
<PAGE>

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

                           Consolidated Balance Sheet

                                  June 30, 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>

<S>                                                                 <C>
ASSETS
Cash and cash equivalents                                              $      769,269
Restricted cash                                                               377,320
Accounts receivable                                                            67,194
Prepaid expenses                                                                3,785
                                                                    -------------------
                                                                            1,217,568
Investment in real estate, at cost:
   Land                                                                     2,220,195
   Buildings and improvements                                              10,872,669
   Personal property                                                          296,792
                                                                    -------------------
                                                                           13,389,656
   Accumulated depreciation                                                (2,311,739)
                                                                    -------------------
                                                                           11,077,917

                                                                    -------------------
Total assets                                                              $12,295,485
                                                                    -------------------
                                                                    -------------------

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                       $       44,185
Tenants' security deposits                                                     91,894
Deferred income and prepaid rent                                               83,536
Accrued real estate taxes                                                     214,088
                                                                    -------------------
Total liabilities                                                             433,703

Partners' capital, 36,948 limited partnership units issued and
outstanding                                                                11,861,782
                                                                    -------------------
Total liabilities and partners' capital                                   $12,295,485
                                                                    -------------------
                                                                    -------------------
</TABLE>
SEE ACCOMPANYING NOTES.



                                       2
<PAGE>

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

                        Consolidated Statements of Income
                                   (UNAUDITED)

<TABLE>
<CAPTION>

                                                         THREE MONTHS ENDED               SIX MONTHS ENDED
                                                               JUNE 30                         JUNE 30
                                                        1999            1998            1999            1998
                                                  -----------------------------------------------------------------
<S>                                               <C>              <C>              <C>            <C>
REVENUE
Rental                                               $   691,994      $ 644,761        $1,369,748     $1,280,814
Interest                                                  10,220         10,545            22,162         21,971
Other                                                     31,662         46,217            65,588         77,913
                                                  -----------------------------------------------------------------
Total revenue                                            733,876        701,523         1,457,498      1,380,698

EXPENSES
Property operations                                      127,220        136,993           264,834        292,748
Depreciation                                             132,443         50,297           264,886        100,594
General and administrative                               171,898        246,393           375,247        463,740
Management fees - Affiliate                               39,097         38,836            77,237         74,246
                                                  -----------------------------------------------------------------
Total expenses                                           470,658        472,519           982,204        931,328
                                                  -----------------------------------------------------------------
Net income                                           $   263,218      $ 229,004        $  475,294     $  449,370
                                                  -----------------------------------------------------------------
                                                  -----------------------------------------------------------------
Net income allocated to general partners             $    26,366      $  22,900        $   47,529     $   44,937
                                                  -----------------------------------------------------------------
                                                  -----------------------------------------------------------------
Net income allocated to limited partners             $   236,852      $ 206,104        $  427,765     $  404,433
                                                  -----------------------------------------------------------------
                                                  -----------------------------------------------------------------
Net income  allocated  to limited  partners per
   limited partnership unit outstanding              $      6.41      $    5.58        $    11.58     $    10.95
                                                  -----------------------------------------------------------------
                                                  -----------------------------------------------------------------
Limited partnership units outstanding                     36,948         36,948            36,948         36,948
                                                  -----------------------------------------------------------------
                                                  -----------------------------------------------------------------
</TABLE>

SEE ACCOMPANYING NOTES.



                                       3
<PAGE>

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

                   Consolidated Statement of Partners' Capital

                         Six months ended June 30, 1999
                                   (UNAUDITED)

<TABLE>
<CAPTION>

                                                                  PARTNERS' CAPITAL ACCOUNTS
                                                     ------------------------------------------------------
                                                         GENERAL             LIMITED
                                                         PARTNERS            PARTNERS           TOTAL
                                                     ------------------------------------------------------
<S>                                                      <C>             <C>              <C>
Balance at January 1, 1999                                  $428,255        $11,470,886      $11,899,141
Distributions (A)                                                  -           (512,653)        (512,653)
Net income                                                    47,529            427,765          475,294
                                                     ------------------------------------------------------
Balance at June 30, 1999                                    $475,784        $11,385,998      $11,861,782
                                                     ------------------------------------------------------
                                                     ------------------------------------------------------
</TABLE>

(A) Summary of 1999 quarterly cash distributions paid per limited partnership
unit:

<TABLE>

<S>                                               <C>
First quarter                                        $7.57
Second quarter                                       $6.30
</TABLE>

SEE ACCOMPANYING NOTES.



                                       4
<PAGE>

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

                      Consolidated Statements of Cash Flows
                                   (UNAUDITED)

<TABLE>
<CAPTION>

                                                                                        SIX MONTHS ENDED
                                                                                             JUNE 30
                                                                                       1999           1998
                                                                                -------------------------------
<S>                                                                                 <C>             <C>
CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                                            $475,294        $449,370
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                                      264,886         100,594
     Net changes in operating assets and liabilities:
       (Increase) decrease in accounts receivable                                      (28,542)          8,927
       (Increase) decrease in other assets                                              (1,194)         21,512
       Decrease in accounts payable and accrued expenses                              (154,696)       (130,330)
       (Decrease) increase in deferred income and prepaid rent                         (11,185)          6,631
       (Decrease)eIncrease in tenants' security deposits                                   (64)          2,753
                                                                                -------------------------------
Net cash flows provided by operating activities                                        544,499         459,457

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                                 (55,393)        (38,612)
                                                                                -------------------------------
Cash flows used in investing activities                                                (55,393)        (38,612)

CASH FLOWS FROM FINANCING ACTIVITIES
Distributions                                                                         (512,653)       (483,470)
                                                                                -------------------------------
Cash flows used in financing activities                                               (512,653)       (483,470)
                                                                                -------------------------------
Net decrease in cash and cash equivalents                                              (23,547)        (62,625)
Cash and cash equivalents, beginning of period                                         792,816         594,370
                                                                                -------------------------------
Cash and cash equivalents, end of period                                              $769,269        $531,745
                                                                                -------------------------------
                                                                                -------------------------------
</TABLE>

SEE ACCOMPANYING NOTES.



                                       5
<PAGE>

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

                   Notes to Consolidated Financial Statements
                                   (UNAUDITED)


1.  INTERIM ACCOUNTING POLICIES

The accompanying unaudited consolidated financial statements have been
prepared in accordance with generally accepted accounting principles for
interim financial information and with the instructions to Form 10-QSB and
310(b) of Regulations of S-B. Accordingly, they do not include all of the
information and footnotes required by generally accepted accounting
principles for complete financial statements. The consolidated financial
statements are the representation of the General Partners and reflect all
adjustments which are, in the opinion of the General Partners, necessary for
a fair presentation of the financial position and results of operations of
the Partnership. The General Partners believe that all such adjustments are
normal and recurring. For further information, refer to the consolidated
financial statements and notes thereto included in the Chrisken Partners Cash
Income Fund L.P.'s (the "Partnership") Annual Report on Form 10-KSB for the
year ended December 31, 1998.

2.  SEGMENT INFORMATION

<TABLE>
<CAPTION>

                                                            THREE MONTHS
                                        ENDED JUNE 30, 1999              ENDED JUNE 30, 1998
                                    --------------------------------------------------------------
                                     RESIDENTIAL       SELF           RESIDENTIAL       SELF
                                      APARTMENT      STORAGE           APARTMENT       STORAGE
                                       COMPLEX       FACILITY           COMPLEX       FACILITY
                                    --------------------------------------------------------------
<S>                                   <C>           <C>                <C>            <C>
Property operating revenues              $ 422,901     $302,806           $ 385,205     $ 288,576
Operating income                           161,323      109,474             137,778        81,292
Total assets                             1,578,431    4,809,332           6,692,530     4,944,053

<CAPTION>

                                                             SIX MONTHS
                                        ENDED JUNE 30, 1999              ENDED JUNE 30, 1998
                                    --------------------------------------------------------------
                                     RESIDENTIAL       SELF           RESIDENTIAL       SELF
                                      APARTMENT      STORAGE           APARTMENT       STORAGE
                                       COMPLEX       FACILITY           COMPLEX       FACILITY
                                    --------------------------------------------------------------
<S>                                   <C>           <C>                <C>            <C>
Property operating revenues               $845,569     $597,199            $764,378      $594,349
Net income                                 316,068      186,716             297,437       170,837

</TABLE>



                                       6
<PAGE>

2.  SEGMENT INFORMATION (CONTINUED)

A reconciliation of combined operating income for the residential apartment
complex segment and the self storage facility segment to net income is as
follows:

<TABLE>
<CAPTION>

                                                             THREE MONTHS ENDED                SIX MONTHS ENDED
                                                                  JUNE 30                           JUNE 30
                                                        -----------------------------     ---------------------------
                                                             1999          1998               1999          1998
                                                             ----          ----               ----          ----
<S>                                                        <C>           <C>                <C>          <C>
Total operating income for reportable segments                                                $502,784     $468,274
                                                             $270,797      $219,070
General and administrative expense                            (15,748)         (611)           (42,220)     (40,875)
Interest income                                                 8,169        10,545             14,730       21,971
                                                        -----------------------------     ---------------------------
Net income                                                   $263,218      $229,004           $475,294     $449,370
                                                        -----------------------------     ---------------------------
                                                        -----------------------------     ---------------------------
</TABLE>



                                       7
<PAGE>

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

     ChrisKen Partners Cash Income Fund L.P. ("CPCIF" or the "Partnership")
is a Delaware limited partnership organized on May 4, 1987, with ChrisKen
Income Properties, Inc. ("Managing General Partner") and ChrisKen Limited
Partnership I as General Partners.  Pursuant to a public offering (the
"Offering"), CPCIF sold 37,732 limited partnership units.  CPCIF has 99.99%
ownership interests in Springdale Associates Limited Partnership and Chicago
I Self-Storage Limited Partnership.  Springdale Associates Limited
Partnership owns a 199-unit residential complex located in Waukesha,
Wisconsin ("Springdale Apartments"), and Chicago I Self-Storage Limited
Partnership owns a 155,997 square foot self-storage facility located in
Chicago, Illinois ("Gold Coast Storage").

LIQUIDITY AND CAPITAL RESOURCES

     The Partnership had cash and cash equivalents of $769,269 and $792,816
as of June 30, 1999, and December 31, 1998, respectively.  The reduction in
cash and cash equivalents is primarily due to additions to investment in real
estate, reductions in accounts payable and accrued liabilities, and an
increase in 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 June 30, 1999, and December 31, 1998)
as required by the Limited Partnership Agreement.  The Reserve is available
for unanticipated contingencies and repairs at Springdale Apartments and Gold
Coast Storage (collectively the "Specified Properties").  The General
Partners believe the current amount of the Reserve is adequate to satisfy
cash requirement needs. The Partnership holds the Specified Properties
described above on an unencumbered or all cash basis.

     For Springdale Apartments management has budgeted the following major
repairs or improvements to the property to be completed during 1999: grounds
and signage enhancements ($18,000), exterior painting ($10,000), renovation
of ten apartment units ($34,000), apartment entry door replacement ($35,000),
and continued carpet ($72,000) and appliance replacement ($42,000) as needed
due to obsolescence.  For Gold Coast Storage management has budgeted the
following major repairs or improvements to the property to be completed
during 1999: elevator repairs ($13,000), roof and exterior brick repairs
($14,000), paving and concrete repairs ($12,000), fence replacement ($6,500),
phase two of security monitoring system ($38,000), and the addition of 5,850
rentable square feet of garage style storage space ($300,000).  This
additional rental space is estimated to generate annual gross revenues of
approximately $104,000.  The construction of the additional storage space has
been delayed due contractor/cost issues and zoning issues with the City of
Chicago.  In now appears the this project will be delayed until the spring of
2000.

RESULTS OF OPERATIONS

     Occupancy at the Springdale Apartments was 98% at June 30, 1999, 97% at
December 31, 1998, and 95% at June 30, 1998.  Rental revenue increased during
the six months ended June 30, 1999, as compared to the same period one year
earlier primarily due to a moderate increase in rental rates and a
significant reduction in rent concessions and vacancy loss.  The General
Partners believe that occupancy at Springdale Apartments will remain between
95 - 98% for the remainder of 1999.

     Occupancy at Gold Coast Storage was 86% at June 30, 1999, 88% at
December 31, 1998, and 90% at June 30, 1998.  Rental revenue increased during
the six months ended June 30, 1999, as compared to the same period one year
earlier, primarily due to a 1.8% net effective increase in rental rates. The
General Partners believe that, due to increased competition, occupancy at
Gold Coast will remain between 86 - 91% for the remainder of 1999.


                                       8
<PAGE>

     Management continues to aggressively market both apartment units at
Springdale Apartments and space at Gold Coast Storage in order to improve
occupancy percentages and increase rental rates at both locations.
Management anticipates that occupancy at both Properties will remain at
present levels during the remainder of 1999.

     Rental and other revenue of $845,569 for Springdale Apartments for the
six months ended June 30, 1999, increased 10.6% from rental revenue of
$764,378 for the six months ended June 30, 1998.  The increase in rental
revenue primarily resulted from moderately increased rental rates and a
significant reduction in rent concessions and vacancy loss.  Rental and other
revenue at Gold Coast Storage increased by approximately .5% from $594,349
for the six months ended June 30, 1998, to $597,199 for the six months ended
June 30, 1999, due to a net increase in rental rates of approximately 1.8%
partially offset by a reduction in sundry income.  During 1999 Gold Coast has
experienced an increase in local competition which has resulted in higher
than anticipated vacancy.  The General Partners believe that rental revenue
at Gold Coast Storage will remain relatively stable over the next few years.
Overall rental and other revenue for the six months ended June 30, 1999, of
$1,442,768 increased by 6.2% from the six months ended June 30, 1998, from
$1,358,727 due to the factors detailed above affecting the Specified
Properties.

     Expenses for the six months ended June 30, 1999, attributable to
Springdale Apartments of $529,501 were approximately 13.4% higher than
expenses for the six months ended June 30, 1998, of $466,941, due primarily
to the reinstatement of depreciation expense, partially offset by lower
property operating and maintenance, and general and administrative expenses.
Before depreciation expense, the Springdale Apartments had total expenses of
$365,329 for the six months ended June 30, 1999, compared to $466,941 for the
six months ended June 30, 1998.  In the latter part of 1997, Springdale
Apartments was reclassified to "Assets Held for Sale" which resulted in the
suspension of the recognition of depreciation expense pursuant to Statement
of Financial Accounting Standards No. 121(SFAS 121) "IMPAIRMENT OF LONG-LIVED
ASSETS AND LONG-LIVED ASSETS TO BE DISPOSED OF".  However, negotiations with
a potential buyer of the property were terminated June 1, 1998.  Also
pursuant to SFAS 121, the Property was reclassified as "Held for Investment"
and depreciation expense was resumed.  The Partnership is not currently
marketing the Springdale Apartments.  Property operating and maintenance
expenses were lower primarily due to the resumption of treating appliance
replacement, carpet replacement, and certain electrical and grounds expenses
as additions to investment in real estate.  During the majority of the first
six months of 1998 this type of expenditure was treated as current period
costs as set forth in SFAS 121.   Property operating expenses also decreased
due to lower painting and decoration, grounds maintenance, plumbing supplies
and repairs and water and sewer expenses, partially offset by increased
janitorial, maintenance, heating fuel and heating system repair costs.  Water
and sewer expenses for the first six months of 1999 are lower than water and
sewer expenses for the first six months of 1998 , on an accrual basis, due to
understated fourth quarter 1997 accrual estimates which resulted in higher
expenses in 1998.  Heating fuel costs are higher in the first six months of
1999 in comparison to the same period for 1998, on an accrual basis, due to
overstated fourth quarter 1997 accrual estimates which resulted in lower
expenses in 1998.  General and administrative expenses are lower for the
period ended June 30, 1999, as compared to the same period one year earlier
due primarily to legal fees and property disposition costs incurred in 1998
for which there are no comparable expenses in 1999.  General and
administrative expenses are also lower due to decreased insurance expense,
partially offset by higher real estate taxes, and pager and answer service
expense.  Administrative salaries are higher due to increased salary levels.
Management fee expense is higher due to increased revenue.

     Expenses attributable to Gold Coast Storage for the six months ended
June 30, 1999, of $410,483 are 3.1% lower compared to expenses for the six
months ended June 30, 1998, of $423,512.  Property operating and maintenance
expenses are slightly higher in 1999 as compared to the first six months of
1998 due to increased security, janitorial, electricity, grounds, elevator
maintenance, and heating and ventilation system repairs offset by lower
maintenance payroll, heating fuel costs and structural repair expenses.
Grounds


                                       9
<PAGE>

maintenance expense increased primarily due to higher snow plowing costs
resulting from heavy snow fall in early 1999.  Depreciation expense is
slightly higher during the current period due to additions to investment in
real estate during 1998.  General and administrative expenses during the
first six months of 1999 are 7% lower compared to 1998 due to decreased
advertising costs, property insurance expenses, professional fees, bad debt
expenses, and real estate taxes, partially offset by increased office expense
and administrative salaries, legal fees, and pager and answering service
expense.   Management fee expense for 1999 is comparable to 1998.

     Overall expenses incurred by the Specified Properties for the six months
ended June 30, 1999, of $939,984 increased approximately 5.6% from the six
months ended June 30, 1998, of $890,453 primarily as a result of a
combination of the foregoing factors affecting the Specified Properties.
Management anticipates that, in aggregate, expenses in 1999 will be similar
to those experienced in 1998. The reinstatement of depreciation expense, as
discussed above, will result in increased aggregate expenses in 1999 as
compared to 1998.


     Net income for the six months ended June 30, 1999, of $316,067 from
Springdale Apartments increased from the six months ended June 30, 1998, of
$297,437 due primarily to increased rental revenue and decreased property
operating and maintenance and general and administrative expenses, offset by
the reinstatement of depreciation expense.  Net income for the six months
ended June 30, 1999, of $186,716 from Gold Coast Storage increased 9.3% as
compared to net income for the six months ended June 30, 1998, of $170,837
due to slightly increased rental revenue and decreased general and
administrative expenses and management fees, offset by slightly higher
property operating and maintenance, and depreciation expense.

     Interest income earned by the Partnership for the six months ended June
30, 1999, of $14,730 is lower than the $21,971 earned for the six months
ended one year earlier because excess cash was held by Springdale Apartments
earning $7,432 in interest.  Administrative expenses incurred by the
Partnership for the six months ended June 30, 1999, of $42,220 are higher as
compared to one year earlier expenses of $40,875 primarily due to a timing
difference in the payment of accounting and tax service fees.

     Overall net income for the six months ended June 30, 1999, of $475,290
increased from the six months ended June 30, 1998, of $449,370 due to
increased rental revenue and decrease expenses at the Specified Properties.

     Net cash flows provided by operations for the six months ended June 30,
1999, was $544,499  compared to net cash flows provided by operations of
$459,457 for the six months ended June 30, 1998.  The change was primarily the
result of an increase in net income, the suspension of the recognition of
depreciation expense as discussed above, a decrease in deferred income and
prepaid rents offset by an increase in accounts receivable and a decrease in
payable and accrued expenses, during the six months ended June 30, 1999, as
compared to the period ended June 30, 1998. Additions to investment in real
estate at the Specified Properties increased to $55,393 for the six months ended
June 30, 1999, compared to $38,612 for the same period one year ago.  Additions
to investment in real estate at Gold Coast during 1999 is nominal.  As discussed
above, Statement of Financial Accounting Standards No. 121 requires that all
expenditures be immediately expensed if a property is held for sale, therefore
there were no additions to investment in real estate during the first half of
1998 at Springdale Apartments.  Additions to investment in real estate at
Springdale Apartments during 1999 primarily consisted of carpet and appliance
replacement.  Distributions to Limited Partners during the six months ended June
30, 1999, totaled $552,988 compared to distributions of $488,193 during the six
months ended June 30, 1998.  The General Partners anticipate that distributions
to Limited Partners will remain at the current level throughout 1999, provided
that revenues and expenses also remain stable during the remainder of the year.



                                       10
<PAGE>

YEAR 2000 READINESS.

     Information provided within this note constitutes a year 2000 readiness
disclosure pursuant to the provisions of the Year 2000 Information Readiness
and Disclosure Act.

     The Year 2000 issue is the result of computer programs being written and
microchips being programmed using two digits rather than four to define the
applicable year.  If not corrected, any program having time-sensitive
software or equipment incorporating embedded microchips may recognize a date
using "00" as the year 1900 rather than the year 2000 or may not recognize
the year 2000 as a leap year.  This could result in a variety of problems
including miscalculations, loss of data and failure of entire systems.
Critical areas that could be affected are accounts receivable, accounts
payable, general ledger, cash management, computer hardware,
telecommunications and property operating systems.

     The Partnership receives certain ancillary and management services from
ChrisKen Management.  The services provided include all of the Partnership's
critical functions that utilize software that may have time-sensitive
applications.  ChrisKen Management has completed testing all mission critical
software.  ChrisKen Management has obtained documentation related to year
2000 readiness from its banking and other outside vendors.  In addition,
ChrisKen Management has developed a methodology to determine that all
property operating mission critical systems are year 2000 ready.  The
evaluation, testing and remediation activities related to property operating
systems are completed. Costs relating to ChrisKen Management's systems are
the responsibility of ChrisKen Management; therefore, the Partnership will
incur no costs relating to these systems.  Costs relating to property level
systems and equipment will be charged to the Property.

     ChrisKen Management expects to complete a contingency plan by September
30, 1999.  ChrisKen Management believes that based on the status of the
Partnership's real estate portfolio and its limited number of transactions,
aside from catastrophic failures of banks, governmental agencies, etc., it
could carry out substantially all of its critical administrative and
accounting operations on a manual basis or easily convert to systems that are
year 2000 ready.  ChrisKen Management has targeted September 30, 1999, for
the completion of contingency plans relating to property operating systems.

     Some statements in this Form 10-Q are forward looking and actual results
may differ materially from those stated.  As discussed herein, among the
factors that may affect actual results are changes in rental rates, occupancy
levels in the market place in which the Springdale Apartments and Gold Coast
Storage compete and/or unanticipated changes in expenses or capital
expenditures


                                       11
<PAGE>

                                       PART II

                       CHRISKEN PARTNERS CASH INCOME FUND L.P.
                           (A DELAWARE LIMITED PARTNERSHIP)


     Items 1 through 5 are omitted because of the absence of conditions under
which they are required.

ITEM 6.        EXHIBITS AND REPORTS ON FORM 8-K.

               (a)  Exhibits.

                    Exhibit 27, Financial Data Schedule

               (b)  Reports on Form 8 - K.

                    No Reports on Form 8-K were filed during the quarter ended
                    June 30, 1999.


                                       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: August 11, 1999                   By:  /s/ John F. Kennedy
                                             ------------------------
                                             John F. Kennedy
                                             Director and President



                                       13