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 0-20129
--------------------------------------------------------------------------------



                        ChrisKen Growth & Income L.P. II
--------------------------------------------------------------------------------
            (Exact name of small business issuer as Specified in its
                      certificate of Limited partnership)


           Delaware                                         36-3644609
-------------------------------                       ----------------------
(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 GROWTH & INCOME L.P. II
                        --------------------------------
                                     INDEX


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

         Item 1.  Condensed Financial Statements (UNAUDITED)

                  Condensed Balance Sheet at June 30, 2003                2

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

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

                  Condensed Statements of Cash Flows for
                  the Six Months Ended
                  June 30, 2003 and 2002                                  5

                  Notes to Condensed Financial Statements                 6

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

         Item 3.  Controls and Procedures                                 10

PART II.          OTHER INFORMATION
                  -----------------

         Item 1.  Legal Proceedings                                       11

         Item 2.  Changes in Securities and Use of Proceeds               11

         Item 3.  Defaults Upon Senior Securities                         11

         Item 4.  Submissions of Matters to a Vote of
                           Security Holders                               11

         Item 5.  Other Information                                       11

         Item 6.  Exhibits and Reports on Form 8-K                        11

SIGNATURE                                                                 12

CERTIFICATIONS                                                            13
<PAGE>

                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)

                             Condensed Balance Sheet

                                  June 30, 2003
                                   (UNAUDITED)



ASSETS
Cash and cash equivalents                                           $   46,121
Restricted cash                                                         57,645
Real estate taxes and other escrows                                    125,797
Deferred financing fees, net of accumulated
  amortization of $77,219                                               20,321
Other                                                                   17,927
                                                                    ----------
                                                                       267,811

Investment in real estate, at cost:
Land                                                                   642,332
Buildings and improvements                                           4,927,338
Equipment                                                              440,330
                                                                    ----------
                                                                     6,010,000
Accumulated depreciation                                            (1,539,710)
                                                                    ----------
                                                                     4,470,290
                                                                    ----------
Total assets                                                        $4,738,101
                                                                    ==========

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable and other liabilities                              $  104,390
Due to affiliates                                                       26,978
Accrued real estate taxes                                              160,313
Tenants' security deposits                                              18,372
Mortgage loan payable                                                4,426,894
                                                                    ----------
Total liabilities                                                    4,736,947

Partners' capital, 11,513 limited partnership
  units issued and outstanding                                           1,154
                                                                    ----------

Total liabilities and partners' capital                             $4,738,101
                                                                    ==========

SEE ACCOMPANYING NOTES.
<PAGE>
<TABLE>
<CAPTION>
                                        CHRISKEN GROWTH & INCOME L.P. II
                                        (A DELAWARE LIMITED PARTNERSHIP)


                                       Condensed Statements of Operations
                                                  (UNAUDITED)



                                                              THREE MONTHS ENDED                   SIX MONTHS ENDED
                                                                     JUNE 30                            JUNE 30
                                                             2003            2002              2003               2002
                                                   ------------------------------------------------------------------------
<S>                                                       <C>              <C>              <C>                <C>
REVENUE
Rental                                                    $305,409         $314,643          $612,922          $633,374
Other                                                       18,906           20,494            41,581            36,128
                                                   -----------------------------------------------------------------------
Total revenue                                              324,315          335,137           654,503           669,502

EXPENSES
Property operations                                         96,231          111,504           176,657           201,691
Depreciation and amortization                               88,469           85,701           176,981           169,237
Interest                                                    75,490           76,586           151,262           153,461
General and administrative                                 104,708           82,772           227,250           185,607
Management fees - Affiliate                                 16,550           16,970            33,410            32,060
                                                   ----------------------------------------------------------------------
Total expenses                                             381,448          373,533           765,560           742,056
                                                   ----------------------------------------------------------------------
Net income (loss)                                         $(57,133)        $(38,396)        $(111,057)         $(72,554)
                                                   ======================================================================
Net income (loss) allocated to general partners           $   (571)        $   (384)        $  (1,111)         $   (726)
                                                   ======================================================================
Net income (loss) allocated to limited partners           $(56,562)        $(38,012)        $(109,946)         $(71,828)
                                                   ======================================================================
Net income (loss) allocated to limited
   partners per limited partnership units                 $  (4.91)        $  (3.30)        $   (9.55)         $  (6.24)
   outstanding
                                                   ======================================================================
Limited partnership units outstanding                       11,513           11,513            11,513            11,513
                                                   ======================================================================

SEE ACCOMPANYING NOTES.

</TABLE>

<PAGE>

                        CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)


                    Condensed Statement of Partners' Capital

                         Six months ended June 30, 2003
                                  (UNAUDITED)



                                           PARTNERS' CAPITAL ACCOUNTS
                              --------------------------------------------------

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

Balance at January 1, 2003          $ (1,280)        $113,491          $112,211
Net (loss)                            (1,111)        (109,946)         (111,057)
                              --------------------------------------------------
Balance at June 30, 2003            $ (2,391)        $  3,545          $  1,154
                              ==================================================


SEE ACCOMPANYING NOTES.


<PAGE>
<TABLE>
<CAPTION>

                                                     ChrisKen Growth & Income L.P. II
                                                      (A DELAWARE LIMITED PARTNERSHIP)


                                                    Condensed Statements of Cash Flows
                                                                  (UNAUDITED)



                                                                                            Six Months Ended
                                                                                                 June 30
                                                                                        2003              2002
                                                                                   ------------------------------
CASH FLOWS FROM OPERATING ACTIVITIES
<S>                                                                                     <C>             <C>
Net loss                                                                                $(111,057)      $(72,554)
Adjustments to reconcile net loss to net cash flows provided by
 operating activities:
     Depreciation                                                                         167,227        159,483
     Amortization                                                                           9,754          9,754
     Net changes in operating assets and liabilities:
       Decrease in restricted cash                                                              -         15,645
       (Increase) Decrease in real estate taxes and other escrows                         (49,421)            12
       (Increase) Decrease in other assets                                                 (6,305)         2,672
       Increase (Decrease) in accounts payable and other liabilities                        3,079        (50,015)
       Increase in accrued real estate taxes                                               63,964          2,763
       (Decrease) Increase in tenants' security deposits                                   (1,370)         2,781
       (Decrease) Increase in due to affiliates                                              (676)        12,838
                                                                                   -------------------------------
Net cash flows provided by operating activities                                            75,195         83,379

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                                                    (35,103)       (43,024)
                                                                                   -------------------------------
Cash flows used in investing activities                                                   (35,103)       (43,024)

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments                                                                        (30,294)       (28,290)
Distributions to partners                                                                       -        (32,211)
                                                                                   -------------------------------
Cash flows used in financing activities                                                   (30,294)       (60,501)
                                                                                   -------------------------------
Net increase (decrease) in cash and cash equivalents                                        9,798        (20,146)
Cash and cash equivalents, beginning of period                                             36,323         23,281
                                                                                   -------------------------------
Cash and cash equivalents, end of period                                                $  46,121       $  3,135
                                                                                   ===============================
Supplemental disclosure of cash flow information:
   Cash paid during the period for interest                                             $ 150,451      $ 152,455
                                                                                   ===============================

SEE ACCOMPANYING NOTES.

</TABLE>

<PAGE>
                      CHRISKEN GROWTH & INCOME L.P. II
                        (A DELAWARE LIMITED PARTNERSHIP)


                     Notes to Condensed Financial Statements
                                   (UNAUDITED)


1.  INTERIM ACCOUNTING POLICIES

The accompanying  unaudited condensed 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 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 financial statements and
notes  thereto  included  in  the  ChrisKen  Growth  &  Income  L.P.  II's  (the
"Partnership")  Annual  Report on Form  10-KSB for the year ended  December  31,
2002.





<PAGE>



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

ChrisKen  Growth & Income  L.P.  II (the  "Partnership")  is a Delaware  limited
partnership  formed  in  1989.  The  Partnership  owns and  operates  a 144 unit
residential rental complex known as Barrington Estates (the "Property")  located
in  Indianapolis,  Indiana.  The  Partnership  completed a public  offering (the
"Offering")  of 11,529  limited  partnership  units in 1991. The proceeds of the
Offering were used to acquire the Property.

LIQUIDITY AND CAPITAL RESOURCES

At June 30,  2003,  the  Partnership  had cash and cash  equivalents  of $46,121
compared  to  $36,323  at  December  31,  2002.  The  increase  in cash and cash
equivalents  during the six months  ended June 30,  2003,  is the result of cash
flow from operations  generated in the first two quarters and increased accounts
payable,  partially  offset by an increase in real estate tax and other escrows,
increased  investment  in real  estate and a  decrease  in  mortgage  principal.
Restricted  cash  represents   operating  and  contingency   reserves  equal  to
approximately  1% of the gross proceeds of the Offering  ($57,645 as of June 30,
2003,  and December 31, 2002) that the General  Partners  believe is adequate to
satisfy  cash  requirement  needs.  With respect to 2003,  the Managing  General
Partner anticipates  increases in property taxes and property insurance premiums
for the  Property.  Coupled  with  current  economic  factors  that the Managing
General Partner  believes are favoring new home purchases,  the Managing General
Partner  anticipates  that no distributions to the Limited Partners will be made
for 2003. The Managing  General  Partner did not make  distributions  to Limited
Partners for 2002. However,  distribution  estimates are based on projected cash
flow from Property operations and, therefore, actual distributions may vary from
the above estimate.

In late 2002, the Managing General Partner engaged third party real estate firms
to review the feasibility of converting the Property to condominiums for sale of
individual  apartment  units  rather than  selling the  property as an apartment
community. Because the preliminary reports by such third party real estate firms
indicated  that a  conversion  could  generate  revenues in excess of those that
could be  achieved  on a sale of the  Property as an  apartment  community,  the
Managing General Partner  commissioned a more thorough feasibility report, which
was  completed  in the  first  quarter  of  2003.  This  later  report  supports
condominiumization and, as a result, the Managing Partner began discussions with
possible  conversion  buyers regarding a possible sale on an all cash basis. The
Managing  Partner also has discussed an alternative  with these possible buyers,
with Partnership  providing partial financing which could potentially generate a
higher return for the  Partnership  but would require the  Partnership to assume
some of the financing risk. The Managing General Partner has begun  negotiations
with a  potential  buyer who has  indicated  that a late Fall  closing  would be
desirable,  however, neither that buyer nor any other possible buyers had made a
firm offer for  purchase of the  Property as of the date  hereof.  The  Managing
General Partner also is continuing to review federal tax  implications and other
factors   relating  to  the  Partnership   selling   individual   apartments  as
condominiums and selling the property as a whole or with such partial financing.
If the Managing General Partner determines that a sale of the Property, directly
or through condominiumization, is advisable, a vote of the Limited Partners will
be solicited.  As there can be no assurance that the Partnership  will receive a
favorable  offer, if at all, the Managing  General Partner also is continuing to
explore  alternative  opportunities  that  may  be  deemed  advantageous  to the
Partnership.

During the first quarter of 2003, CMG Partners,  L.L.C., which is not affiliated
with the Partnership or its General Partners,  submitted two unsolicited tenders
offer to the  Partnership's  Limited Partners to purchase up to a total of 4.9%,
or  approximately  564 Units,  of outstanding  Units of the  Partnership  at, in
chronological  order,  $245 and $265 per Unit.  Both offers expired on April 15,
2003. The  Partnership's  records  indicate that as of August 4, 2003, 391 Units
were sold to CMG Partners, L.L.C. as a result of these offers.

During April of 2003, CMG Partners,  L.L.C.,  which is not  affiliated  with the
Partnership or its General  Partners,  submitted an unsolicited  tender offer to
the  Partnership's  Limited  Partners  to  purchase  up to a total of  4.9%,  or
approximately  564 Units,  of outstanding  Units of the  Partnership at $230 per
Unit. The offer expires on August 15, 2003. The  Partnership's  records indicate
that as of August 4,  2003,  no Units  were sold to CMG  Partners,  L.L.C.  as a
result of this offer.

Management believes that 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 Units may occur in the future. From time to time,
the Partnership receives requests to furnish the names,  addresses and number of
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.

As of August 4, 2003, to the best knowledge of the Partnership, one person owned
more than 5% of the Units. That person is Bond Purchase L.L.C. - 104 Armour Road
- North Kansas City, MO 64116,  which owns 611.4 or 5.3% of outstanding  Limited
Partner Units.

The current mortgage indebtedness of $4,426,894, with an interest rate of 6.77%,
matures on August 31, 2004 with an expected balloon payment due of approximately
$4,395,561.  The Managing General Partner expects that the mortgage loan will be
refinanced at maturity, unless a sale of the Property occurs prior to that time.
Under the terms of the loan,  the monthly  principal  and interest  payments are
$30,124.

The  source  of future  liquidity  and cash  distributions  to the  Partners  is
dependent  primarily upon the cash generated by the Property.  At June 30, 2003,
the Property was  generating  sufficient  cash flow from  operations to fund the
budgeted repairs and improvements  and to service existing  indebtedness,  which
the General  Partners  believe  will  continue.  The  Managing  General  Partner
anticipates that no distributions to the Limited Partners will be made for 2003.
However,  distribution  estimates are based on projected cash flow from Property
operations  and,  therefore,  actual  distributions  may  vary  from  the  above
estimate.


RESULTS OF OPERATIONS

The Property was 82.6%  occupied as of June 30, 2003,  93.75% as of December 31,
2002, and 95.8% as of June 30, 2002.  Management  believes that occupancy at the
Property  will  be  approximately  83 - 89%  for  the  remainder  of  2003.  The
Partnership  had total  revenues of $654,503  for the six months  ended June 30,
2003,  compared to total  revenues of $669,502 for the six months ended June 30,
2002.  Revenues  decreased in 2003,  from 2002  levels,  mainly due to a $27,856
increase in vacancy  loss, a $3,087  increase in employee  unit  expense,  and a
$4,950 increase in model unit expense, partially offset by a $14,416 increase in
rental rates, and a $2,819 decrease in bad debt expense.  A model unit was added
in the third  quarter of 2002 as a marketing  tool to increase  occupancy.  Rent
concessions  are being given to improve  occupancy.  Management  believes rental
revenues will remain relatively constant provided that occupancy remains stable.
The Partnership had total expenses of $765,560 for the six months ended June 30,
2003,  compared to $742,056 for the six months ended June 30, 2002. The increase
in total expenses was due to higher general and  administrative and depreciation
expenses,   partially  offset  by  lower  property   operation  and  repair  and
maintenance expenses.  General and administrative expenses increased in 2003, as
compared  to  2002,  due  primarily  to  the  following  increases  in  expense:
administrative  salaries,  $4,577,  legal and eviction  fees,  $2,710,  property
insurance expense, $4,926,  professional fees $4,839, advertising and marketing,
$3,300 and real estate  taxes,  $14,137.  Real  estate  taxes  increased  due to
increases in the assessed  value of the Property and the tax rate.  The Managing
General  Partner  is  currently  appealing  the  increase  in real  estate  tax.
Depreciation expense increased due to fixed asset additions. Property operations
expenses  decreased  due to the  following  decreases in expense:  non-recurring
heating,  ventilation and air  conditioning,  $21,656,  grounds  maintenance and
supplies, $19,149, and painting and decorating,  $3,890, partially offset by the
following  increases  in  expense:   non-recoverable   insurance  loss,  $3,210,
maintenance  salaries,   $16,067,  and  non-recurring   structural  repairs  and
supplies,  $3,254.  Heating,  ventilation and air conditioning decreased in 2003
due to costs  incurred in 2002 for  non-recurring  furnace  cleaning  expense of
$5,625  and  A-coil  cleaning  cost  of  $16,031.  Grounds  maintenance  expense
decreased in 2003 primarily due to costs incurred in 2002 for non-recurring tree
trimming  expense of $9,860,  and water main repairs costing  $6,104,  partially
offset by increased monthly maintenance in 2003. Maintenance salaries are higher
in the first six months of 2003,  compared to the first six months of 2002,  due
to a temporary  reduction in maintenance  staff in the first six months of 2002.
Repairs and  maintenance  decreased due to the  following  decreases in expense:
plumbing supplies and repairs,  $1,229,  electrical supplies and repairs, $2,669
and recurring  heating,  ventilation  and air  conditioning,  $4,633,  partially
offset  by the  following  increases  in  expense:  swimming  pool  repairs  and
supplies,  $2,954,  and  recurring  structural  repairs  and  supplies,  $2,820.
Management  fees for the six months  ended  June 30,  2003 are  consistent  with
management fee expense for the same period for 2002.

For the six months ended June 30, 2003, the Partnership had net loss of $111,057
compared to net loss of $72,554 for the six months ended June 30,  2002,  due to
decreased revenue and increased expenses for the six months ended June 30, 2003,
compared to the same period in 2002 as discussed above.

Net cash flows  provided by operating  activities  for the six months ended June
30,  2003,  were  $75,195  compared  to net cash  flows  provided  by  operating
activities  of $83,379 for the six months ended June 30,  2002.  The decrease in
net cash flows provided by operating  activities was  attributable  primarily to
decreased income from operations before depreciation expense, and an increase in
accounts  payable and other  liabilities and accrued real estate taxes.  Accrued
real estate taxes  increased  primarily  because  Marion County  Treasurer,  the
taxing entity,  delayed  issuing real estate tax bills,  historically  issued in
May, until July in 2003. As a result, the real estate taxes historically paid in
May were  paid in July in 2003.  While the  General  Partners  hope to  increase
revenues  generated by the Property in 2003,  as compared to 2002, by increasing
occupancy and rental rates,  current economic conditions may limit their ability
to do so. The Managing General Partner  anticipates that no distributions to the
Limited  Partners will be made for 2003.  The Managing  General  Partner did not
make  distributions  to Limited  Partners for 2002,  although a distribution for
2001 was made to the  Limited  Partners  in April  2002.  The  General  Partners
anticipate that the level of 2003 quarterly distributions to Limited Partners is
dependent on overall Property performance.

As discussed above in " - Liquidity and Capital Resources," the Managing General
Partner is continuing to explore  opportunities that may be deemed  advantageous
to the  Partnership,  including  the sale of the  Property  directly  or through
condominiumization.

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 Barrington Estates competes and/or  unanticipated  changes
in expenses or capital expenditures.

















                   (BALANCE OF PAGE LEFT INTENTIONALLY BLANK)





<PAGE>



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.















                   (BALANCE OF PAGE LEFT INTENTIONALLY BLANK)


<PAGE>



                                     PART II

                        CHRISKEN GROWTH & INCOME L.P. II
                        (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 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 GROWTH & INCOME L.P. II
                                  (Registrant)


                                      By:      ChrisKen Income Properties,
                                               Inc. II, 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  Growth &
Income L.P. II, a Delaware limited partnership;

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

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

4.  The  registrant's  other  certifying  officer  and  I  are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-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 officer 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. II,
Managing General Partner
ChrisKen Growth & Income L.P. II


<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  Growth &
Income L.P. II, a Delaware limited partnership;

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

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

4.  The  registrant's  other  certifying  officer  and  I  are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-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 officer 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. II,
Managing General Partner
ChrisKen Growth & Income L.P. II