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

                                   FORM 10-QSB

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

                For the quarterly period ended September 30, 2001


[ ]                     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 former fiscal year, if changed since last
report)

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


Yes       X     No
         ---        ---


<PAGE>






                        CHRISKEN GROWTH & INCOME L.P. II

                                      INDEX


PART I FINANCIAL INFORMATION PAGE

     Item 1. Condensed Financial Statements (UNAUDITED)

             Condensed Balance Sheet at September 30, 2001                    2

             Condensed  Statements  of Income  (Loss) for the Three
             and Nine Months Ended September 30, 2001 and 2000                3

             Condensed  Statement  of  Partners'  Capital for the
             Nine Months Ended September 30, 2001                             4

             Condensed Statements of Cash Flows for the Nine Months
             Ended September 30, 2001 and 2000                                5

             Notes to Condensed Financial Statements                          6

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


PART II. OTHER INFORMATION

     Item 1. Legal Proceedings                                                9

     Item 2. Changes in Securities                                            9

     Item 3. Defaults Upon Senior Securities                                  9

     Item 4. Submissions of Matters to a Vote of Security Holders             9

     Item 5. Other Information                                                9

     Item 6. Exhibits and Reports on Form 8-K                                 9


SIGNATURE                                                                    10



<PAGE>

                                     PART I


ITEM 1. CONDENSED FINANCIAL STATEMENTS (UNAUDITED)



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

                             Condensed Balance Sheet

                               September 30, 2001
                                   (UNAUDITED)


ASSETS
Cash and cash equivalents                                       $      38,938
Restricted cash                                                        57,645
Real estate taxes and other escrows                                    90,285
Deferred financing fees, net of accumulated amortization
        of $43,080                                                     54,460
Other                                                                  16,946
                                                             -------------------
                                                                      258,274

Investment in real estate, at cost:
   Land                                                               611,986
   Buildings and improvements                                       4,911,323
   Equipment                                                          302,615
                                                             -------------------
                                                                    5,825,924
Accumulated depreciation                                             (958,903)
                                                             -------------------
                                                                    4,867,021

Total assets                                                      $ 5,125,295
                                                             ===================

LIABILITIES AND PARTNERS' CAPITAL
Accounts payable                                                $      89,303
Accrued real estate taxes                                             117,206
Tenants' security deposits                                             17,766
Mortgage loan payable                                               4,528,596
                                                             -------------------
Total liabilities                                                   4,752,871

Partners' capital, 11,513 limited partnership units issued
        and outstanding                                               372,424
                                                             -------------------

Total liabilities and partners' capital                           $ 5,125,295
                                                             ===================

SEE ACCOMPANYING NOTES.


<PAGE>

<TABLE>
<CAPTION>

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

                                         Condensed Statements of Income (Loss)
                                                      (UNAUDITED)


                                                               THREE MONTHS ENDED                      NINE MONTHS ENDED
                                                                  SEPTEMBER 30                           SEPTEMBER 30
                                                              2001              2000               2001                2000
                                                      ------------------------------------------------------------------------------

REVENUE
<S>                                                       <C>               <C>                <C>                <C>
Rental                                                    $   326,424       $     318,498      $   969,783        $    946,388
Interest                                                          596                 993            1,524               4,309
Other                                                          18,682              19,236          117,439              52,758
                                                      ------------------------------------------------------------------------------
Total revenue                                                 345,702             338,727        1,088,746           1,003,455

EXPENSES
Property operations                                           103,494              98,845          249,423             237,674
Depreciation                                                   84,065              68,865          241,797             206,595
Interest                                                       76,984              82,563          231,261             248,322
General and administrative                                     78,913              60,548          236,425             231,032
Management fees - affiliate                                    17,100              16,860           50,640              49,741
                                                      ------------------------------------------------------------------------------
Total expenses                                                360,556             327,681        1,009,546             973,364
                                                      ------------------------------------------------------------------------------
Net (loss) income                                             (14,854)      $      11,046      $    79,200        $     30,091
                                                      ==============================================================================
Net (loss) income allocated to general partners           $         -       $       1,105      $         -        $      3,009
                                                      ==============================================================================
Net (loss) income allocated to limited partners           $   (14,854)      $       9,941      $    79,200        $     27,082
                                                      ==============================================================================
Net (loss) income allocated to limited partners
   per limited partnership unit outstanding               $    (1.29)       $        .86       $     6.88         $      2.35
                                                      ==============================================================================
Limited partnership units outstanding                          11,513              11,516           11,513              11,516
                                                      ==============================================================================

SEE ACCOMPANYING NOTES.

</TABLE>

<PAGE>


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

                    Condensed Statement of Partners' Capital

                      Nine months ended September 30, 2001
                                   (UNAUDITED)


                                             PARTNERS' CAPITAL ACCOUNTS
                               -------------------------------------------------
                                GENERAL           LIMITED
                                PARTNERS          PARTNERS            TOTAL
                               -------------------------------------------------
Balance at January 1, 2000       $   -         $    473,649      $    473,649
Distributions (A)                    -             (180,425)         (180,425)
Net income                           -               79,200            79,200
                               -------------------------------------------------
Balance at September 30, 2001    $   -         $    372,424      $    372,424
                               =================================================

(A) Summary of 2001 quarterly cash  distributions  paid per limited  partnership
unit:

First quarter                    $4.66
Second quarter                   $5.47
Third quarter                    $5.53

SEE ACCOMPANYING NOTES.


<PAGE>


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

                       Condensed Statements of Cash Flows
                                   (UNAUDITED)


                                                              NINE MONTHS ENDED
                                                                 SEPTEMBER 30
                                                               2001       2000
                                                           ---------------------

CASH FLOWS FROM OPERATING ACTIVITIES
Net income                                                 $  79,200   $ 30,091
Adjustments to reconcile net income to net cash flows
   provided by operating activities:
     Depreciation and amortization                           241,797    221,226
     Net changes in operating assets and liabilities:
       (Increase) in real estate taxes and other escrows     (24,149)   (34,841)
       (Increase) in other assets                             (5,476)    (3,871)
       Increase in accounts payable and accrued expenses      63,622     24,063
       Increase (decrease) in tenants' security deposits         342       (429)
       Decrease in due to affiliates                          (3,479)    (4,713)
                                                           ---------------------
Net cash flows provided by operating activities              351,857    231,526

CASH FLOWS FROM INVESTING ACTIVITIES
Additions to investment in real estate                      (132,867)   (74,467)
                                                           ---------------------
Cash flows used in investing activities                     (132,867)   (74,467)

CASH FLOWS FROM FINANCING ACTIVITIES
Principal payments                                           (40,040)   (37,426)
Distributions                                               (180,425)  (223,844)
                                                           ---------------------
Cash flows used in financing activities                     (220,465)  (261,270)
                                                           ---------------------
Net decrease in cash and cash equivalents                     (1,475)  (104,211)
Cash and cash equivalents, beginning of period                40,413    152,293
                                                           ---------------------
Cash and cash equivalents, end of period                   $  38,938   $ 48,082
                                                           =====================

Supplemental disclosure of cash flow information:
   Cash paid during the period for interest                $  231,261  $233,691
                                                           =====================

SEE ACCOMPANYING NOTES.


<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,
2000.

2. OTHER REVENUE

On June 13, 2001, the Partnership  received a refund for rubbish removal service
for the period from 1996 through  2000 in the amount of $64,066.  This amount is
included in the statement of income as an increase to other  revenue  during the
nine months ended September 30, 2001.

3. EQUIPMENT PURCHASE

On August 1, 2001, the Partnership obtained financing to purchase a truck in the
amount of $27,300. The loan bears interest at 8.1% and requires monthly payments
of principal and interest of $555 through the maturity date of September 1, 2006
at which time all  outstanding  principal  and interest are due. As of September
30, 2001, the  Partnership  paid $184 of interest and the remaining  outstanding
principal of $26,929 is included in accounts payable.

<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.  Pursuant to a public offering (the  "Offering") the
Partnership sold 11,529 limited  partnership units. The proceeds of the Offering
were used to acquire the Property.

LIQUIDITY AND CAPITAL RESOURCES

     At September 30, 2001,  the  Partnership  had cash and cash  equivalents of
$38,938  compared to $40,413 at December 31, 2000. The decrease in cash and cash
equivalents  during the nine months ended  September  30, 2001, is the result of
increased  accounts  receivable,  investment  in real  estate,  real  estate tax
escrows,  and  decreased  mortgage  principal,  partially  offset  by  increased
accounts  payable and decreased  distributions to Limited  Partners.  Restricted
cash represents  operating and contingency reserves equal to approximately 1% of
the gross  proceeds of the Offering  ($57,645 as of June 30, 2001,  and December
31,  2000)  which the  General  Partners  believe is  adequate  to satisfy  cash
requirement needs, when coupled with a reduction in distributions,  as described
below.  Earlier in 2001, the Managing  General Partner  reviewed a proposed 2001
budget that included  approximately  $160,800 of major repairs and improvements.
Because the  proposed  amount was  significantly  higher than the  Partnership's
expenditures on such items in the past few years,  the Managing  General Partner
determined that some but not all of the proposed major repairs and  improvements
should be made in 2001. Nonetheless,  major repair and improvement  expenditures
during 2001 will be greater than in recent years.  Based on this  analysis,  the
Managing General Partner expects that total annual  distributions to the Limited
Partners will decrease from 6.5% for 2000 to  approximately  5.5% for 2001.  The
distributions for the first and second quarters of 2001 were 6% compared to a 7%
distribution for the first and second quarters of 2000, on an annualized  basis.
The Managing  General Partner has determined that the distribution for the third
quarter of 2001 will be 5%, compared to a 7% distribution  for the third quarter
of 2000, on an annualized basis.

     On March 23, 2001, Bond Purchase,  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 300 Units,  or  approximately
2.6%, of the  outstanding  Units of the  Partnership at $241 per Unit. The offer
expired on May 15, 2001. The Partnership's  records indicate that as of November
5, 2001, 46 Units were sold to Bond Purchase, L.L.C. as a result of this offer.

     On August 18, 2001, Bond Purchase, 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 230 Units, or approximately 2%,
of the outstanding  Units of the Partnership at $250 per Unit. The offer expired
on September 30, 2001. The Partnership's records indicate that as of November 5,
2001, 86 Units were sold to Bond Purchase,  L.L.C. as a result of this offer. On
August  23,  2001,  the  General  Partners  submitted  an offer,  which  expired
September  13, 2001, to the Limited  Partners by which the General  Partners and
certain third parties would purchase up to 500 Units, or approximately  4.3%, of
the  outstanding  Units of the  Partnership  at a price of $255  per  Unit.  The
Partnership's  records  indicate that as of November 5, 2001,  Limited  Partners
sold 173.8 Units to Mr. John F. Kennedy, President and sole Director of ChrisKen
Income  Properties,  Inc., II, the Partnership's  Managing General Partner,  and
other parties as a result of this offer.

     Management  believes that the Unit sales to Bond Purchase,  L.L.C. will not
adversely  affect the  management  or 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.

     The current mortgage  indebtedness of $4,528,596,  with an interest rate of
6.77%,  matures on August 31,  2004.  Under the terms of the loan,  the  monthly
principal and interest  payments are $30,124.  The General  Partners believe the
loan provides  current  beneficial  financing  terms and should be attractive to
potential  buyers of the Property,  as it is assumable for a 1% fee,  subject to
lender approval.

     The source of future  liquidity and cash  distributions  to the Partners is
dependent  primarily upon the cash  generated by the Property.  At September 30,
2001, the Property was generating  sufficient  cash flow from operations to fund
anticipated  repairs and improvements and to service the existing  indebtedness,
which the General Partners  believe will continue.  Major repair and improvement
expenditures were higher in 2001 as compared to prior years and therefore, on an
annualized basis,  distributions to the Limited Partners decreased from 6.5% for
2000 to approximately  5.5% for 2001. The distributions for the first and second
quarters of 2001 were 6% compared to a 7% distribution  for the first and second
quarters of 2000,  on an annualized  basis.  With the majority of the repair and
improvement  expenditures  completed as of September  30, 2001,  and pending the
fourth  quarter 2001 results of  operations,  the Managing  General  Partner has
determined  that the  distribution  for the  third  quarter  of 2001  will be 5%
compared to a 7%  distribution  for the third  quarter of 2000, on an annualized
basis.  Distribution  estimates  are based on projected  cash flow from Property
operations and, therefore, actual distributions may vary from the above estimate
for the fourth quarter.

RESULTS OF OPERATIONS

     The Property was 95.14%  occupied as of  September  30, 2001,  93.75% as of
December 31, 2000, and 96.5% as of September 30, 2000.  Management believes that
occupancy at the Property will be  approximately  87% - 91% for the remainder of
2001. The Partnership had total revenues of $1,088,746 for the nine months ended
September 30, 2001, compared to total revenues of $1,003,455 for the nine months
ended September 30, 2000.  Revenues increased in 2001, from 2000 levels,  mainly
due to the  receipt  of a $64,066  refund in the  second  quarter  of 2001 of an
overpayment  of prior years'  rubbish  removal  expense,  a $24,517  increase in
rental  rates and a $6,930  increase in pet fee income,  partially  offset by an
increase in vacancy valued at $3,244.  Management  believes that, due to current
economic conditions and increased competition,  occupancy for the fourth quarter
of 2001 may be 4% to 6% lower than  occupancy  for the  fourth  quarter of 2000,
with a  corresponding  reduction in rental  revenues  for the fourth  quarter of
2001.  Actual  occupancy,  however,  may  differ  from the above  estimate.  The
Partnership had total expenses of $1,009,546 for the nine months ended September
30, 2001,  compared to $973,364 for the nine months  ended  September  30, 2000.
Total  expenses  increased  due  to  higher  property  operations,  general  and
administrative and depreciation expenses, partially offset by decreased mortgage
interest expense.  Property  operations expenses are higher in 2001, as compared
to  2000,  primarily  due  to  the  following  increases  in  expense:   grounds
maintenance and supplies $12,117, water and sewer, $2,677, gas and fuel, $2,852,
painting and decorating, $11,617, partially offset by the following decreases in
expense:  electrical repairs and supplies,  $12,734, and rubbish removal $5,148.
Grounds maintenance  increased partly due to third quarter water main repairs of
$9,761 and an increase in monthly grounds maintenance  averaging $539 per month.
Painting  and  decorating  increased  in 2001  primarily  due to periodic  fence
painting  expense of $6,852 and an  increase  in window  blind  replacements  of
$2,580. Electrical repairs decreased from 2000 primarily due to carport, $9,000,
and  kitchen,   $6,172,   rewiring  projects  completed  in  2000.  General  and
administrative  expenses are higher in 2001 as compared to 2000 primarily due to
the  following  increases  in  expense:   advertising,   $4,040,  administrative
salaries,  $1,808, real estate tax expense, $2,445, property insurance,  $2,961,
professional fees, $6,064, and miscellaneous expense,  $3,906,  partially offset
by the following decreases in expense: office and administrative expense $4,369,
and audit and accounting fees, $14,040.  Depreciation  expense increased $20,571
due to  fixed  asset  additions.  Management  fees  for the  nine  months  ended
September 30, 2001 are approximately the same as those for the nine months ended
September 30, 2000.

     For the nine months ended  September  30,  2001,  the  Partnership  had net
income of $79,200  compared to net income of $30,091  for the nine months  ended
September  30,  2000,  as the result of  increased  rental  and other  revenues,
partially  offset by increased  expenses for the nine months ended September 30,
2001 compared with the same period in 2000 as discussed above.

     Net cash flows  provided by operating  activities for the nine months ended
September  30,  2001,  were  $351,857  compared  to net cash flows  provided  by
operating  activities of $231,526 for the nine months ended  September 30, 2000.
The increase in net cash flows provided by operating activities was attributable
primarily  to an  increase  in net income  before  depreciation  expense  and an
increase in accounts  payable and accrued real estate tax expense and  decreased
funding  to the real  estate  tax  escrow,  offset by an  increase  in  accounts
receivable.  The  Partnership  paid  distributions  of $180,425  during the nine
months ended  September 30, 2001, as compared to $223,844 during the nine months
ended September 30, 2000. The decrease in  distributions in 2001, as compared to
the  same  period  one-year  ago,  is  due in  part  to  the  reconciliation  of
distributions  paid in 2000 to  distributable  proceeds during the period and an
annualized 1% reduction in  distributions  for the first and second  quarters of
2001  compared to the first and second  quarters of 2000.  The Managing  General
Partner has determined that the  distribution for the third quarter of 2001 will
be 5%  compared  to a 7%  distribution  for the  third  quarter  of 2000,  on an
annualized  basis.  The  Managing  General  Partner  expects  that total  annual
distributions  to the  Limited  Partners  will  decrease  from  6.5% for 2000 to
approximately   5.5%  for  2001.   The  level  of  additional   2001   quarterly
distributions to Limited  Partners is dependent on overall Property  performance
and on expenditures for major repairs and improvements, as discussed above.

     The Managing  General Partner is continuing to explore  opportunities  that
may be  deemed  advantageous  to the  Partnership,  including  the  sale  of the
Property.

     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.

<PAGE>



                                     PART II

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



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.

               None

          (b)  Reports on Form 8 - K.

               No  Reports  on Form 8-K were  filed  during  the  quarter  ended
               September 30, 2001.






























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


                                   By:      ChrisKen Income Properties, Inc., II
                                            Managing General Partner


Date: November 14, 2001            By:      /S/JOHN F. KENNEDY
                                            ----------------------
                                            John F. Kennedy
                                            Director and President