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, 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 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
     -----      -----

Indicate by checkmark whether the registrant is an accelerated filer (as defined
in Rule 12 b-2 of the Exchange Act).

Yes         No    X
     -----      -----

<PAGE>


                        CHRISKEN GROWTH & INCOME L.P. II

                                      INDEX

                                                                            PAGE
PART I FINANCIAL INFORMATION PAGE

     Item 1. Condensed Financial Statements (UNAUDITED)

          Condensed Balance Sheet at September 30, 2003                        2

          Condensed Statements of Operations for the Three and Nine
          Months Ended September 30, 2003 and 2002                             3

          Condensed  Statement of Partners'  Capital Deficit for the
          Nine Months Ended September 30, 2003                                 4

          Condensed Statements of Cash Flows for the Nine Months
          Ended September 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                                            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>

                                     PART I

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


Item 1. Condensed Financial Statements (UNAUDITED)

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

                             Condensed Balance Sheet

                               September 30, 2003
                                   (UNAUDITED)

 ASSETS
 Cash and cash equivalents                                       $        3,757
 Restricted cash                                                         35,000
 Real estate taxes and other escrows                                     76,058
 Deferred financing fees, net of accumulated amortization
    of $82,096                                                           15,444
 Other                                                                   40,869
                                                               -----------------
                                                                        171,128

 Investment in real estate, at cost:
 Land                                                                   642,332
 Buildings and improvements                                           4,942,776
 Equipment                                                              469,371
                                                               -----------------
                                                                      6,054,479
 Accumulated depreciation                                            (1,623,587)
                                                               -----------------
                                                                      4,430,892

                                                               -----------------
 Total assets                                                      $  4,602,020
                                                               =================

 LIABILITIES AND PARTNERS' CAPITAL (DEFICIT)
 Accounts payable                                                 $     113,921
 Due to affiliates                                                       16,328
 Accrued real estate taxes                                              111,864
 Tenants' security deposits                                              19,232
 Mortgage loan payable                                                4,411,360
                                                               -----------------
 Total liabilities                                                    4,672,705

 Partners' capital (deficit), 11,513 limited partnership
    units issued and outstanding                                        (70,685)
                                                               -----------------

 Total liabilities and partners' capital (deficit)                 $  4,602,020
                                                               =================

SEE ACCOMPANYING NOTES.

<PAGE>

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

                       Condensed Statements of Operations
                                   (UNAUDITED)


<TABLE>
<CAPTION>
<S>                                                           <C>                <C>               <C>                <C>
                                                                 THREE MONTHS ENDED                    NINE MONTHS ENDED
                                                                    SEPTEMBER 30                         SEPTEMBER 30
                                                              2003               2002               2003               2002
                                                         -------------------------------------------------------------------------

 REVENUE
 Rental                                                     $  290,915         $  334,285        $   903,837        $   967,659
 Other                                                          16,699             20,154             58,280             59,803
                                                         -------------------------------------------------------------------------
 Total revenue                                                 307,614            354,439            962,117          1,027,462

 EXPENSES
 Property operations                                           105,311             94,472            281,968            296,163
 Depreciation and amortization                                  88,754             87,269            265,735            256,506
 Interest                                                       75,205             76,319            226,467            229,781
 General and administrative                                     94,823             99,746            322,073            289,095
 Management fees - Affiliate                                    15,360             17,110             48,770             49,170
                                                         -------------------------------------------------------------------------
 Total expenses                                                379,453            374,916          1,145,013          1,120,715
                                                         -------------------------------------------------------------------------
 Net (loss)                                                 $  (71,839)        $  (20,477)       $  (182,896)       $   (93,253)
                                                         =========================================================================
 Net (loss) allocated to general partners                   $     (718)        $     (205)       $    (1,829)       $      (933)
                                                         =========================================================================
 Net (loss) allocated to
 limited
 partners                                                   $  (71,121)        $  (20,272)       $  (181,067)       $   (92,320)
                                                         =========================================================================
 Net (loss) allocated to limited partners per
    limited partnership unit outstanding                    $   (6.10)         $   (1.76)        $   (15.73)        $    (8.02)
                                                         =========================================================================
 Limited partnership units outstanding                          11,513             11,513             11,513             11,513
                                                         =========================================================================
</TABLE>

SEE ACCOMPANYING NOTES.

<PAGE>

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

               Condensed Statement of Partners' Capital (Deficit)

                      Nine months ended September 30, 2003
                                   (UNAUDITED)


<TABLE>
<CAPTION>
<S>                                                          <C>                    <C>                <C>
                                                                        PARTNERS' CAPITAL ACCOUNTS
                                                          --------------------------------------------------------
                                                            GENERAL PARTNERS      LIMITED PARTNERS
                                                                                                         TOTAL
                                                          --------------------------------------------------------

 Balance at January 1, 2003                                  $    (1,280)           $  113,491         $  112,211
 Net (loss)                                                       (1,829)             (181,067)          (182,896)
                                                          --------------------------------------------------------
 Balance at September 30, 2003                               $    (3,109)           $  (67,576)        $  (70,685)
                                                          ========================================================
</TABLE>




SEE ACCOMPANYING NOTES.

<PAGE>


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

                       Condensed Statements of Cash Flows
                                   (UNAUDITED)


<TABLE>
<CAPTION>
<S>                                                                                        <C>                 <C>
                                                                                                 NINE MONTHS ENDED
                                                                                                    SEPTEMBER 30
                                                                                               2003              2002
                                                                                        -------------------------------------

 CASH FLOWS FROM OPERATING ACTIVITIES
 Net loss                                                                                  $   (182,896)       $   (93,253)
 Adjustments to reconcile net loss to net cash flows provided by operating
    activities:
      Depreciation and amortization                                                             265,735            256,506
      Net changes in operating assets and liabilities:
        Decrease (Increase) in real estate taxes and other escrows                                  318            (24,698)
        (Increase) in other assets                                                              (29,247)            (5,123)
        Decrease in restricted cash                                                              22,645                  -
        Increase in accounts payable and accrued expenses                                        28,126             15,196
        (Decrease) Increase in tenants' security deposits                                          (510)             2,631
        (Decrease) Increase in due to affiliates                                                (11,327)            12,156
                                                                                        -------------------------------------
 Net cash flows provided by operating activities                                                 92,844            163,415

 CASH FLOWS FROM INVESTING ACTIVITIES
 Additions to investment in real estate                                                         (79,582)           (59,291)
                                                                                        -------------------------------------
 Cash flows used in investing activities                                                        (79,582)           (59,291)

 CASH FLOWS FROM FINANCING ACTIVITIES
 Principal payments                                                                             (45,828)           (42,810)
 Distributions to partners                                                                            -            (32,211)
                                                                                        -------------------------------------
 Cash flows used in financing activities                                                        (45,828)           (75,021)
                                                                                        -------------------------------------
 Net (decrease) increase  in cash and cash equivalents                                          (32,566)            29,103
 Cash and cash equivalents, beginning of period                                                  36,323             23,281
                                                                                        -------------------------------------
 Cash and cash equivalents, end of period                                                 $       3,757        $    52,384
                                                                                        =====================================

 Supplemental disclosure of cash flow information:
    Cash paid during the period for interest                                                $   226,467         $  229,781
                                                                                        =====================================
</TABLE>

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,
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.  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, 2003,  the  Partnership  had cash and cash  equivalents of
$3,757  compared to $36,323 at December 31, 2002.  The decrease in cash and cash
equivalents  during the nine months ended  September  30, 2003, is the result of
increased prepaid expenses and other assets, and investment in real estate and a
decrease in the amount due to affiliates, partially offset by increased accounts
payable and other accrued  liabilities,  a decrease in restricted  cash and cash
flow from operations  generated in the first three quarters of 2003.  Restricted
cash represents operating and contingency  reserves,  which at December 31, 2002
equaled  $57,645,  or 1% of the gross proceeds of the Offering.  As of September
30,  2003,  restricted  cash was  reduced to $35,000 as the result of  decreased
revenues and increased total expenses as discussed below.  With respect to 2003,
the  Property  experienced  increased  property  taxes  and  property  insurance
premiums.  Coupled with  current  economic  factors  that the  Managing  General
Partner  believes are favoring new home purchases,  the Managing General Partner
has determined 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.  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.  Because the later
report  also  supported   condominiumization,   the  Managing   General  Partner
approached  possible  conversion buyers regarding a possible sale on an all cash
basis,  or in the  alternative,  a sale with the Partnership  providing  partial
financing to the buyer.  The Managing  General  Partner  believes that providing
financing could  potentially  generate a higher return for the Partnership,  but
would require the  Partnership to assume some of the financing risk and therefor
may not be as  attractive  as an all cash sale.  Although the  Managing  General
Partner also initially  considered the possibility of the Partnership  doing the
condominium  conversion  directly,  the Managing  General Partner has determined
that sales by Partnership of individual  apartment units as  condominiums  would
not be a viable option. The Managing General Partner has received inquiries from
several  potential  buyers and is  negotiating  offering terms with one of those
potential buyers.  However,  as of the date hereof, the buyer has not yet made a
firm  offer  for  purchase  of the  Property,  and no  completion  of a sale  is
currently  expected until at least the first quarter of 2004. 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. Any sale would be subject to
a vote of the Limited Partners.

     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  tender offers 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 October
29,  2003,  406 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 expired on August 15, 2003. The  Partnership's  records indicate
that as of October 29, 2003,  92 Units were sold to CMG  Partners,  L.L.C.  as a
result of this offer.

     On August 15, 2003, Bond Purchase 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 200 Units, or
approximately  1.7%, of outstanding  Units of the  Partnership at $225 per Unit.
The offer expired on September 25, 2003. The Partnership's records indicate that
as of October 29, 2003, no Units were sold to Bond Purchase  L.L.C.  as a result
of this offer.

     Management  believes  that  Unit  sales  to CMG  Partners,  L.L.C.  or Bond
Purchase,  L.L.C.,  if any,  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.

<PAGE>


The  Partnership  complies  with such  requests  as required by the terms of the
Partnership Agreement and/or applicable law.

     As of October 29,  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 $4,411,360,  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 September 30,
2003,  the Property had used $22,645 of its operating  reserve cash, in addition
to cash flow from operations,  to fund the budgeted repairs and improvements and
to service existing indebtedness.  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 OPERATION

     The Property  was 84.7%  occupied as of  September  30, 2003,  93.75% as of
December 31, 2002, and 93.8% as of September 30, 2002.  Management believes that
occupancy at the Property will be  approximately  80% - 85% for the remainder of
2003. The  Partnership  had total revenues of $962,117 for the nine months ended
September 30, 2003, compared to total revenues of $1,027,462 for the nine months
ended September 30, 2002.  Revenues decreased in 2003, from 2002 levels,  mainly
due  to  a  $70,194  increase  in  vacancy  loss,  a  $6,383  increase  in  rent
concessions,  a $3,664 increase in employee unit expense,  and a $5,805 increase
in model unit expense, partially offset by a $22,381 increase in rental rates. 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 $1,145,013
for the nine months ended  September 30, 2003,  compared to  $1,120,715  for the
nine months ended  September 30, 2002.  Total  expenses  increased due to higher
general  and  administrative  and  depreciation  expenses,  partially  offset by
decreased  property  operations,  repair and maintenance,  and mortgage interest
expense.  General and administrative  expenses increased in 2003, as compared to
2002,  due  primarily  to the  following  increases  in expense:  administrative
salaries,  $4,481, legal and eviction fees, $3,580,  property insurance expense,
$4,595,  advertising and marketing,  $2,349,  audit and accounting,  $3,316, and
real estate  taxes,  $19,629,  partially  offset by the  following  decreases in
expense: office and administrative,  $7,181, and professional fees, $3,913. 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.  Office and  administrative  expenses  are lower in
2003 due primarily to the timing of payments. Mailing and supplies expenses paid
in  September  2002 will be paid in the  fourth  quarter  of 2003.  Depreciation
expense  increased  $9,229 due to fixed  asset  additions.  Property  operations
expenses  decreased  due to the  following  decreases in expense:  non-recurring
heating,  ventilation and air  conditioning,  $22,243,  grounds  maintenance and
supplies,  $9,789,  structural  repairs and  supplies,  $9,811 and  painting and
decorating,  $5,015,  partially  offset by the  following  increases in expense:
electricity,  $3,436,  gas and fuel,  $3,972,  non-recoverable  insurance  loss,
$3,486,  and  maintenance  salaries,  $19,241.  Heating,   ventilation  and  air
conditioning  decreased  in 2003 due  primarily  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.  Structural repairs and supplies are lower in 2003 due,  primarily,  to
non-recurring  door  replacement  costs of $7,104 incurred in 2002.  Maintenance
salaries are higher in the first nine months of 2003, compared to the first nine
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, $1,309, electrical supplies
and repairs,  $2,981 and recurring  heating,  ventilation and air  conditioning,
$3,423,  partially offset by a $6,687 increase in recurring  structural  repairs
and  supplies.  Management  fees for the nine months  ended  September  30, 2003
decreased,  compared  to the  nine  months  ended  September  30,  2002,  due to
decreased revenue.

     For the nine months ended  September 30, 2003, the Partnership had net loss
of $182,896  compared to net loss of $93,253 for the nine months ended September
30, 2002,  as the result of decreased  revenues and  increased  expenses for the
nine months ended  September 30, 2003,  compared with the same period in 2002 as
discussed above.

     Net cash flows  provided by operating  activities for the nine months ended
September  30,  2003,  were  $92,844  compared  to net cash  flows  provided  by
operating  activities of $163,415 for the nine months ended  September 30, 2002.
The decrease in net cash flows provided by operating activities was attributable
primarily  to a greater net loss for the first nine months of 2003,  an increase
in other assets and a decrease in amount due to affiliates,  partially offset by
an increase in accounts payable and other accrued  liabilities and a decrease in
restricted cash. While the General Partners hoped to increase revenues generated
by the Property in 2003, as compared to 2002, by increasing occupancy and rental
rates,  current economic  conditions  prevented them from doing so. The Managing
General Partner has determined  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.

     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,  have evaluated as of the end of the period covered by this report
on Form 10-QSB,  the effectiveness of the design and operation of our disclosure
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
effective.

CHANGES IN INTERNAL CONTROLS

     During the period  covered by this  quarterly  report and 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.


          31.1 Certification of Chief Executive Officer under Section 302 of the
               Sarbanes-Oxley Act of 2002.

          31.2 Certification of Chief Financial Officer under Section 302 of the
               Sarbanes-Oxley Act of 2002.

          32.1 Certification of Chief Executive Officer under Section 906 of the
               Sarbanes-Oxley Act of 2002.

          32.2 Certification of Chief Financial Officer under 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
               September 30, 2003.



<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.
                                                --------------------------------
                                                Managing General Partner



Date: November 14, 2003                By:      /S/JOHN F. KENNEDY
                                                --------------------------------
                                                John F. Kennedy
                                                Director and President

<PAGE>


Exhibit 31.1

          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-15(c) and 15d-15(e) for the registrant and have:

a) designed such  disclosure  controls and procedures or caused such  disclosure
controls and  procedures to be designed  under our  supervision,  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 and presented in this report are conclusions  about the effectiveness
of the disclosure controls and procedures as of the end of the period covered by
this report based on such evaluation;
c) disclosed in this report any change in the registrant's internal control over
financial  reporting that occurred  during the  registrant's  most recent fiscal
quarter that has  materially  affected,  or is  reasonably  likely to materially
affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed,  based on our
most recent  evaluation of internal  control over  financial  reporting,  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  and  material  weaknesses  in the  design  or
operation of internal  controls over  financial  reporting  which are reasonably
likely  to  adversely  affect  the  registrant's  ability  to  record,  process,
summarize and report financial information, and;
b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's  internal control over
financial reporting.


Date: November 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>

Exhibit 31.2

          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-15(c) and 15d-15(e) for the registrant and have:

a) designed such  disclosure  controls and procedures or caused such  disclosure
controls and  procedures to be designed  under our  supervision,  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 and presented in this report are conclusions  about the effectiveness
of the disclosure controls and procedures as of the end of the period covered by
this report based on such evaluation;
c) disclosed in this report any change in the registrant's internal control over
financial  reporting that occurred  during the  registrant's  most recent fiscal
quarter that has  materially  affected,  or is  reasonably  likely to materially
affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer and I have disclosed,  based on our
most recent  evaluation of internal  control over  financial  reporting,  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  and  material  weaknesses  in the  design  or
operation of internal  controls over  financial  reporting  which are reasonably
likely  to  adversely  affect  the  registrant's  ability  to  record,  process,
summarize and report financial information; and
b) any  fraud,  whether  or not  material,  that  involves  management  or other
employees who have a significant role in the registrant's  internal control over
financial reporting.


Date: November 14, 2003

/S/ROBERT MAYER
-----------------------
Robert Mayer
Chief Financial Officer
ChrisKen Income Properties, Inc. II,
     Managing General Partner
ChrisKen Growth & Income L.P. II


<PAGE>


Exhibit 32.1



                            CERTIFICATION PURSUANT TO
                             18 U.S.C. SECTION 1350,
                             AS ADOPTED PURSUANT TO
                  SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002


Written Statements of the Chief Executive Officer Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002.

I, John F. Kennedy certify that:

     1.   I have reviewed this quarterly report on Form 10-QSB,  ChrisKen Growth
          & Income L.P. II.

     2.   Based on my  knowledge,  this  quarterly  report  does not contain any
          untrue  statements 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.


Date: November 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>

Exhibit 32.2



                            CERTIFICATION PURSUANT TO
                             18 U.S.C. SECTION 1350,
                             AS ADOPTED PURSUANT TO
                  SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002


Written Statements of the Chief Executive Officer Pursuant to Section 906 of the
Sarbanes-Oxley Act of 2002.

I, Robert Mayer certify that:

     1.   I have reviewed this quarterly report on Form 10-QSB,  ChrisKen Growth
          & Income L.P. II.

     2.   Based on my  knowledge,  this  quarterly  report  does not contain any
          untrue  statements 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.



Date: November 14, 2003



                                            /S/ROBERT MAYER
                                            ------------------------------------
                                            Robert Mayer
                                            Chief Financial Officer
                                            ChrisKen Income Properties, Inc. II,
                                               Managing General Partner
                                            ChrisKen Growth & Income L.P. II