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, 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. Condensed Consolidated Financial Statements (Unaudited)

               Condensed Consolidated Balance Sheet at June 30, 2003           2

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

               Condensed Consolidated Statement of Partners' Capital for
               the Six Months Ended June 30, 2003                              4

               Condensed  Consolidated  Statements  of  Cash  Flows  for
               the Six Months Ended June 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                                                13

     Item 2. Changes in Securities                                            13

     Item 3. Defaults Upon Senior Securities                                  13

     Item 4. Submissions of Matters to a Vote of Security Holders             13

     Item 5. Other Information                                                13

     Item 6. Exhibits and Reports on Form 8-K                                 13

SIGNATURE                                                                     14

CERTIFICATIONS                                                                15

                                       i

<PAGE>


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


                      Condensed Consolidated Balance Sheet

                                  June 30, 2003
                                   (Unaudited)



Assets
Cash and cash equivalents                                 $      589,898
Restricted cash                                                  377,320
Accounts receivable                                               29,076
Prepaid expenses                                                  10,477
                                                       -------------------
                                                               1,006,771
Investment in real estate, at cost:
   Land                                                        2,413,710
   Buildings and improvements                                 11,479,574
   Personal property                                             760,945
                                                       -------------------
                                                              14,654,229
   Accumulated depreciation                                   (4,669,986)
                                                       -------------------
                                                               9,984,243

                                                       -------------------
Total assets                                               $  10,991,014
                                                       ===================

Liabilities and partners' capital
Accounts payable                                         $       138,719
Tenants' security deposits                                        94,869
Deferred income and prepaid rent                                 156,111
Accrued real estate taxes                                        228,854
                                                       -------------------
Total liabilities                                                618,553

Partners' capital, 35,977 limited partnership
   units issued and outstanding                                10,372,461
                                                       -------------------
Total liabilities and partners' capital                    $  10,991,014
                                                       ===================

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               Six Months Ended
                                                               June 30                         June 30
                                                        2003            2002            2003            2002
                                                  -----------------------------------------------------------------

Revenue
Rental                                                $  659,868      $  677,751       $1,309,784     $1,365,583
Interest                                                       -             948                -          2,586
Other                                                     26,426          29,368           54,263         53,094
                                                  -----------------------------------------------------------------
Total revenue                                            686,294         708,067        1,364,047      1,421,263

Expenses
Property operations                                      161,434         153,964          351,780        319,346
Depreciation                                             156,309         154,529          313,150        304,149
General and administrative                               243,497         254,169          508,169        465,855
Management fees - Affiliate                               35,970          38,470           70,680         77,350
                                                  -----------------------------------------------------------------
Total expenses                                           597,210         601,132        1,243,779      1,166,700
                                                  -----------------------------------------------------------------
Net income                                            $   89,084      $  106,935       $  120,268     $  254,563
                                                  =================================================================
Net income allocated to general partners              $    8,908      $   10,694       $   12,027     $   25,456
                                                  =================================================================
Net income allocated to limited partners              $   80,176      $   96,241       $  108,241     $  229,107
                                                  =================================================================
Net income allocated to limited partners per
   limited partnership unit outstanding               $    2.23       $    2.68        $    3.01      $    6.37
                                                  =================================================================
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

                         Six months ended June 30, 2003
                                   (Unaudited)



                                        Partners' Capital Accounts
                           -----------------------------------------------------

                           General Partners   Limited Partners       Total
                           -----------------------------------------------------

Balance at January 1, 2003      $436,230         $10,170,696       $10,606,926
Distributions (A)                      0            (354,733)         (354,733)
Net income                        12,027             108,241           120,268
                           -----------------------------------------------------
Balance at June 30, 2003        $448,257          $9,924,204       $10,372,461
                           =====================================================

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

First quarter                          $0.00
Second quarter                         $9.86

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>
                                                                                          Six Months Ended
                                                                                              June 30
                                                                                        2003            2002
                                                                                --------------------------------

Cash flows from operating activities
Net income                                                                            $120,268        $254,563
Adjustments to reconcile net income to net cash flows provided by
   operating activities:
     Depreciation                                                                      313,150         304,149
     Net changes in operating assets and liabilities:
       Decrease in accounts receivable                                                   3,914           4,133
           Decrease in prepaid expenses                                                 17,095          11,822
       Decrease in accounts payable and accrued expenses                              (108,961)       (144,791)
       Increase in deferred income and prepaid rent                                      8,830          12,236
       (Decrease) in tenants' security deposits                                           (377)         (4,691)
                                                                                --------------------------------
Net cash flows provided by operating activities                                        353,919         437,421

Cash flows from investing activities
Additions to investment in real estate                                                (162,328)       (167,661)
                                                                                --------------------------------
Cash flows used in investing activities                                               (162,328)       (167,661)

Cash flows from financing activities
Distributions to partners                                                             (354,733)       (314,331)
                                                                                --------------------------------
Cash flows used in financing activities                                               (354,733)       (314,331)
                                                                                --------------------------------
Net decrease in cash and cash equivalents                                             (163,142)        (44,571)
Cash and cash equivalents, beginning of period                                         753,040         301,355
                                                                                --------------------------------
Cash and cash equivalents, end of period                                              $589,898        $256,784
                                                                                ================================

</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>
                                                                           Three months Ended June 30,
                                                                      2003                             2002
                                                        --------------------------------------------------------------
                                                           Residential       Self           Residential       Self
                                                            Apartment       Storage          Apartment       Storage
                                                             Complex       Facility           Complex       Facility
                                                        --------------------------------------------------------------

Property operating revenues                                 $  426,892    $  259,402         $  440,088    $  265,620
Operating income                                                83,078        28,385             98,165        34,547
Total assets                                                 5,821,301     4,371,218          6,257,416     4,480,934

                                                                            Six months Ended June 30,
                                                                      2003                             2002
                                                        --------------------------------------------------------------
                                                           Residential       Self           Residential       Self
                                                            Apartment       Storage          Apartment       Storage
                                                             Complex       Facility           Complex       Facility
                                                        --------------------------------------------------------------

Property operating revenues                                 $  842,094    $  521,953         $  867,095    $  553,198
Operating income                                               146,891        48,365            192,431       106,552
</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                Six Months Ended
                                                                  June 30                          June 30
                                                        -----------------------------     ---------------------------
                                                               2003          2002               2003         2002

Total operating income for reportable segments               $111,463      $132,712           $195,256     $298,983
General and administrative expense                            (22,379)      (26,136)           (74,988)     (45,390)
Interest income                                                     -           359                  -          970
                                                        -----------------------------     ---------------------------
Operating income                                             $ 89,084      $106,935           $120,268     $254,563
                                                        =============================     ===========================
</TABLE>




<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 $589,898 and $753,040 as
of June 30, 2003, and December 31, 2002, respectively. The reduction in cash and
cash  equivalents is primarily due to additions to 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  accounts  payable  and  other
liabilities,  partially  offset by cash flow from  operations  for the first six
months of 2003,  a decrease  in prepaid  expenses  and an  increase  in deferred
rental income.  Restricted  cash represents  operating and contingency  reserves
(the "Reserve")  equal to approximately 2% of the gross proceeds of the Offering
($377,320  at June 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  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  130.8398  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 August 11, 2003, 424 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 August 11, 2003, 260 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
completion  is  expected  in the third  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 August 8, 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. 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 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.  The Managing General Partner also decided to engage
one or more third  party  brokers  to solicit  offers for sale of the Gold Coast
Storage.  As of the date hereof, a broker has been engaged to solicit offers for
sale of the Springdale Apartments,  however, a broker or brokers is not expected
to be engaged to solicit offers on Gold Coast Storage for approximately 60 to 90
days. 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.

     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% at June 30, 2003,  91% at
December 31, 2002, and 97% at June 30, 2002. Rental revenue decreased during the
six months ended June 30, 2003, as compared to the same period one year earlier,
due  primarily to a $37,225  increase in vacancy loss and a $10,423  increase in
rent  concessions,  partially  offset by a $20,664 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  77.5% at June 30,  2003,  74.1% at
December 31, 2002, and 73.5% at June 30, 2002.  Rental revenue  decreased during
the six months  ended June 30,  2003,  as  compared  to the same period one year
earlier,  primarily due to a $60,611 increase in vacancy loss,  partially offset
by a $32,629  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 - 80% for the remainder of 2003.

     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.  There can be
no assurance, however, that increases will occur.

     Total  revenue of $842,094  for  Springdale  Apartments  for the six months
ended June 30, 2003, decreased approximately 2.9% from total revenue of $867,095
for the six months  ended  June 30,  2002.  The  decrease  in  revenue  resulted
primarily from increased vacancy loss and rent concessions,  partially offset by
increased rental rates, as mentioned above.  Total revenue at Gold Coast Storage
decreased by approximately  5.7% from $553,198 for the six months ended June 30,
2002, to $521,953 for the six months ended June 30, 2003,  due to a net decrease
in rental revenue of approximately 5.9%. Overall total revenue for the Specified
Properties for the six months ended June 30, 2003, of $1,364,047 decreased by 4%
from the total revenue of $1,420,293 for the six months ended June 30, 2002, due
to the factors detailed above.

     Expenses for the six months ended June 30, 2003, attributable to Springdale
Apartments  of $695,203 were  approximately  3% higher than expenses for the six
months  ended June 30,  2002,  of $674,664,  due to higher  property  operating,
depreciation,  and  general and  administrative  expenses,  partially  offset by
decreased  repair and  maintenance  expenses.  Property  operating  expenses are
higher due  primarily  a $25,626  increase  in gas and fuel  expense,  partially
offset by a $9,133 decrease in  non-recurring  painting and decorating  expense.
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.  Depreciation expense is higher
in 2003 due to fixed asset additions.  General and  administrative  expenses are
higher due to the  following  increases  in expense:  data  processing,  $1,049,
property  insurance  expense,  $5,717,  office and  administrative  salaries and
commission,  $6,376, payroll taxes, $2,932, legal and eviction fees, $2,370, and
advertising  expense,  $10,809,  partially offset by the following  decreases in
expense: bad debt expense, $6,467,  professional fees, $5,418, and miscellaneous
expense,  $3,930. Office and administrative salaries increased due to the hiring
of an  additional  leasing  person in 2003.  Advertising  was  increased to help
improve  occupancy.  Repair  and  maintenance  expenses  are  lower  due  to the
following  decreases  in expense:  grounds  maintenance  and  supplies,  $2,270,
plumbing  repairs  and  supplies,  $2,037,  painting  and  decorating,   $4,691,
electrical  repairs and supplies,  $3,558,  and structural repairs and supplies,
$9,486,   partially  offset  by  a  $2,599  increase  in  maintenance  salaries.
Structural  repairs  decreased in 2003 primarily due to a reduction in expenses,
compared to 2002, related to joist reinforcements and tub surround replacements,
and 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 six months ended June
30,  2003,  of $473,588  are 6% higher  compared to expenses  for the six months
ended  June  30,  2002,  of  $446,646  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 a $31,713  increase in
gas and fuel costs, and a $3,078 increase in nonrecoverable  insurance loss. 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 $10,045  decrease is nonrecurring  structural  repairs,  partially
offset by the following increases in expense: janitorial supplies and contracts,
$3,383,  maintenance  salaries,  $2,994,  and  recurring  elevator  maintenance,
$1,748.  Structural  repairs  decreased  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  expenses,  $2,547,
partially offset by the following increases in expense: legal and eviction fees,
$3,323,  office and  administrative  salaries and commission,  $1,146,  bad debt
expense, $1,317, property insurance, $1,596. 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 six months
ended June 30, 2003, of  $1,168,791  increased  approximately  4.2% from the six
months ended June 30, 2002, of $1,121,310 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 six months ended June 30, 2003,  of $146,891 from
Springdale  Apartments  decreased 23.7% from the six months ended June 30, 2002,
of  $192,431  primarily  due  to  decreased  revenue,   and  increased  property
operations,   advertising   and   marketing,   depreciation   and   general  and
administrative  expenses,  partially  offset by decreased repair and maintenance
costs.  Operating income for the six months ended June 30, 2003, of $48,365 from
Gold Coast Storage  decreased 54.6% as compared to net income for the six months
ended June 30,  2002,  of $106,552  due  primarily  to  decreased  revenue,  and
increased property operations expense, partially offset by decreased general and
administrative and management fee expenses.

     Neither the Partnership nor the Specified Properties earned interest income
for the  six  months  ended  June  30,  2003.  The  Partnership  and  Springdale
Apartments earned $970 and $1,616  respectively  during the six 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.
Administrative  expenses  incurred by the  Partnership  for the six months ended
June 30, 2003, of $74,988  increased by approximately  65.2% from the six months
ended one year earlier of $45,390. General and administrative expenses increased
$15,036  in the first six  months of 2003,  compared  to the first six months of
2002,  due  primarily  to the  timing of  payments  made in the first and second
quarters of 2003 for printing and postage expenses. Comparable expenses for 2002
were  paid in the  third  quarter  of  2002.  Accounting  and tax  service  fees
increased $7,316.  Professional fees increased $7,106 in the first six months of
2003,  compared to the first six months of 2002,  due, in part, to the timing of
payments made in the first and second  quarters of 2003 for  professional  fees.
Comparable expenses for 2002 were paid in the third quarter of 2002.

     Overall  net income for the six months  ended June 30,  2003,  of  $120,268
decreased  52.8% from the six months  ended June 30,  2002,  of $254,563  due to
increased expenses and decreased rental revenue as discussed above.

     Net cash flows  provided by  operations  for the six months  ended June 30,
2003, was $353,919 compared to net cash flows provided by operations of $437,421
for the six months ended June 30, 2002. The decrease was primarily the result of
decreased net income before depreciation  expense,  partially offset by a lesser
reduction in accounts payable and other liabilities.  Expenditures on investment
in real estate at the  Specified  Properties  decreased  to $162,328 for the six
months  ended June 30,  2003,  compared to $167,661 for the same period one year
ago. Additions to investment in real estate at Springdale Apartments for the six
months  ended  June  30,  2003,  included  the  renovation  of  six  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 six months  ended June 30, 2003  included  exterior
structural improvements, and fire window installation.  Distributions to Limited
Partners during the six months ended June 30, 2003 totaled $354,733  compared to
distributions  of  $314,331  during  the six  months  ended  June 30,  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 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 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,  evaluated on August 11, 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.

<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.

                           A Report Form 8-K was filed on June 6, 2003. No other
                           reports on Form 8-K were filed during the quarter
                           ended June 30, 2003.








<PAGE>


                                   Signatures


     Pursuant to the  requirements  of the Securities  Exchange Act of 1934, the
Registrant has 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 14, 2003                           By:   /s/John F. Kennedy
                                                      -------------------------
                                                      John F. Kennedy
                                                      Director and President












<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  officer  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: August 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>


          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  officer  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: August 14, 2003

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