**FORM      10-Q**

** **

**For      the Quarter Ended September 30, 2008**

** **

**UNIPROP      MANUFACTURED HOUSING COMMUNITIES INCOME FUND,**

**a      Michigan Limited Partnership**

| **MICHIGAN**(State                or other jurisdiction ofincorporation                or organization) | **38-2593067**(I.R.S.                employeridentification                number) |
|---------------------------------------------------------------------------------------------------------|------------------------------------------------------------------------------------|

**280      Daines Street, Birmingham, Michigan 48009**

**(248)      645-9220**

| Large                Accelerated filer  ̈ | Accelerated                filer  ̈         |
|-----------------------------------------------|-------------------------------------------------|
|                                          |                                            |
| Non-accelerated                filer x        | Smaller                reporting company  ̈ |

----

**INDEX**

|                    |                                                            | Page   |
|-------------------------|-----------------------------------------------------------------|--------|
|                    |                                                            |   |
| PART                I   | FINANCIAL                INFORMATION                            |   |
|                    |                                                            |   |
| ITEM                1.  | FINANCIAL                STATEMENTS                             |   |
|                    |                                                            |   |
|                    | Balance                Sheets                                   |   |
|                    | September                30, 2008 (Unaudited) and               |   |
|                    | December                31, 2007                                | 3      |
|                    |                                                            |   |
|                    | Statements                of Operations                         |   |
|                    | Nine                and Three months ended September 30, 2008   |   |
|                    | and                2007 (Unaudited)                             | 4      |
|                    |                                                            |   |
|                    | Statement                of Partners’ Equity (Deficit)    |   |
|                    | Nine                months ended September 30, 2008 (Unaudited) | 4      |
|                    |                                                            |   |
|                    | Statements                of Cash Flows                         |   |
|                    | Nine                months ended September 30, 2008             |   |
|                    | and                2007 (Unaudited)                             | 5      |
|                    |                                                            |   |
|                    | Notes                to Financial Statements                    |   |
|                    | September                30, 2008 (Unaudited)                   | 6      |
|                    |                                                            |   |
| ITEM                2.  | MANAGEMENT'S                DISCUSSION AND ANALYSIS             |   |
|                    | OF                FINANCIAL CONDITION AND RESULTS               |   |
|                    | OF                OPERATIONS                                    | 10     |
|                    |                                                            |   |
| ITEM                3.  | QUANTITATIVE                AND QUALITATIVE                     |   |
|                    | DISCLOSURES                ABOUT MARKET RISK                    | 14     |
|                    |                                                            |   |
| ITEM                4.  | CONTROLS                AND PROCEDURES                          | 15     |
|                    |                                                            |   |
| PART                II  | OTHER                INFORMATION                                |   |
|                    |                                                            |   |
| ITEM                1.  | LEGAL                PROCEEDINGS                                | 15     |
|                    |                                                            |   |
| ITEM                1A. | RISK                FACTORS                                     | 16     |
|                    |                                                            |   |
| ITEM                6.  | EXHIBITS                                                        | 18     |

----

**UNIPROP      MANUFACTURED HOUSING COMMUNITIES INCOME FUND**

**A      MICHIGAN LIMITED PARTNERSHIP**

**BALANCE      SHEETS**

| **ASSETS**                                       |   | **September 30, 2008** |       | **December 31, 2007** |   |
|--------------------------------------------------|--------|----------------------------------|------------|---------------------------------|--------|
|                                             |   | **(Unaudited)**                  |       |                            |   |
|                                             |   |                             |       |                            |   |
| Properties:                                      |   |                             |       |                            |   |   |   |
| Land                                             |   | $                                | 724,087    |                            | $      | 724,087 |   |
| Buildings                and Improvements        |   |                             | 4,806,009  |                            |   | 4,806,009 |   |
| Furniture                and Fixtures            |   |                             | 55,833     |                            |   | 55,833 |   |
|                                             |   |                             | 5,585,929  |                            |   | 5,585,929 |   |
|                                             |   |                             |       |                            |   |   |   |
| Less                Accumulated Depreciation     |   |                             | (2,803,405 | )                               |   | (2,678,874 | ) |
|                                             |   |                             | 2,782,524  |                            |   | 2,907,055 |   |
|                                             |   |                             |       |                            |   |   |   |
| Cash                And Cash Equivalents         |   |                             | 0          |                            |   | 0 |   |
| Other                Assets                      |   |                             | 25,047     |                            |   | 11,911 |   |
| Assets                of Discontinued Operations |   |                             | 7,724,984  |                            |   | 14,076,997 |   |
|                                             |   |                             |       |                            |   |   |   |
| Total                Assets                      |   | $                                | 10,532,555 |                            | $      | 16,995,963 |   |

| **LIABILITIES                and PARTNERS' DEFICIT**   |   | **September 30, 2008** |       | **December 31, 2007** |   |
|--------------------------------------------------------|--------|----------------------------------|------------|---------------------------------|--------|
|                                                   |   | **(Unaudited)**                  |       |                            |   |
|                                                   |   |                             |       |                            |   |
| Note                Payable-Bank                       |   | $                                | 475,000    |                            | $      | 475,000 |   |
| Accounts                Payable                        |   |                             | 12,786     |                            |   | 18,209 |   |
| Other                Liabilities                       |   |                             | 8,593      |                            |   | 63,616 |   |
| Mortgage                Payable                        |   |                             | 14,536,969 |                            |   | 36,410,872 |   |
| Liabilites                of Discontinued Operations   |   |                             | 526,786    |                            |   | 490,543 |   |
|                                                   |   |                             |       |                            |   |   |   |
| Total                Liabilities                       |   | $                                | 15,560,134 |                            | $      | 37,458,240 |   |
|                                                   |   |                             |       |                            |   |   |   |
| Partners'                Equity (Deficit) :            |   |                             |       |                            |   |   |   |
| General                Partner                         |   |                             | (4,316,890 | )                               |   | (7,403,829 | ) |
| Class                A Limited Partners                |   |                             | (5,647,475 | )                               |   | (13,884,720 | ) |
| Class                B Limited Partners                |   |                             | 4,936,786  |                            |   | 826,272 |   |
|                                                   |   |                             |       |                            |   |   |   |
| Total                Partners' Deficit                 |   |                             | (5,027,579 | )                               |   | (20,462,277 | ) |
|                                                   |   |                             |            |                            |   |  |   |
| Total                Liabilities And Partners' Deficit |   | $                                | 10,532,555 |                            | $      | 16,995,963 |   |

----

**UNIPROP        MANUFACTURED HOUSING COMMUNITIES INCOME FUND**

**A        MICHIGAN LIMITED PARTNERSHIP**

| **STATEMENTS                OF OPERATIONS**                                                                                                                                                                                                |   | **NINE MONTHS ENDED**  |       | **THREE ****MONTHS ENDED** |    |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------|----------------------------------|------------|--------------------------------------|---------|
| **(unaudited)**                                                                                                                                                                                                                            |   | **September 30, 2008** |       | **September 30, 2007**     |    | **September 30,2008** |   | **September 30, 2007** |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |
| Income:                                                                                                                                                                                                                                    |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Rental                Income                                                                                                                                                                                                               |   | $                                | 399,862    |                                 | $       | 455,922 |   | $ | 132,402 |   | $ | 147,280 |   |
| Other                                                                                                                                                                                                                                      |   |                             | 39,337     |                                 |    | 43,031 |   |   | 10,997 |   |   | 15,188 |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Total                Income                                                                                                                                                                                                                |   | $                                | 439,199    |                                 | $       | 498,953 |   | $ | 143,399 |   | $ | 162,468 |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Operating                Expenses:                                                                                                                                                                                                         |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Administrative                Expenses                                                                                                                                                                                                     |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| (Including                  $90,954, $170,448, $9,268 and $39,860, in Property Management                  Fees Paid to an Affiliate for the Nine and Three Month                  Period ended September 30, 2008 and 2007, respectively) |   |                             | 146,409    |                                 |    | 172,324 |   |   | 52,176 |   |   | 60,525 |   |
| Property                Taxes                                                                                                                                                                                                              |   |                             | 114,603    |                                 |    | 115,077 |   |   | 38,178 |   |   | 38,325 |   |
| Utilities                                                                                                                                                                                                                                  |   |                             | 32,759     |                                 |    | 32,961 |   |   | 8,170 |   |   | 8,887 |   |
| Property                Operations                                                                                                                                                                                                         |   |                             | 30,709     |                                 |    | 82,164 |   |   | 10,217 |   |   | 24,275 |   |
| Depreciation                                                                                                                                                                                                                               |   |                             | 124,532    |                                 |    | 129,850 |   |   | 41,511 |   |   | 43,030 |   |
| Interest                                                                                                                                                                                                                                   |   |                             | 140,568    |                                 |    | 225,896 |   |   | 36,431 |   |   | 72,237 |   |
| Loss                on Sale of Home Loan Contracts                                                                                                                                                                                         |   |                             | 0          |                                 |    | 5,424 |   |   | 0 |   |   | 5,424 |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Total                Operating Expenses                                                                                                                                                                                                    |   | $                                | 589,580    |                                 | $       | 763,696 |   | $ | 186,683 |   | $ | 252,703 |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Loss                from Continued Operations                                                                                                                                                                                              |   | $                           | (150,381   | )                                    | $  | (264,743 | ) | $  | (43,284 | ) | $  | (90,235 | ) |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Income                (Loss) from Discontinued Operations                                                                                                                                                                                  |   | $                                | 15,585,079 |                                 | $  | (2,802,044 | ) | $ | 16,438,250 |   | $  | (1,026,038 | ) |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Net                Income (Loss)                                                                                                                                                                                                           |   | $                                | 15,434,698 |                                 | $  | (3,066,787 | ) | $ | 16,394,966 |   | $  | (1,116,273 | ) |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| (Loss)                Income Per Unit:                                                                                                                                                                                                     |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Continuing                Operations Class A                                                                                                                                                                                               |   |                             | (5.61      | )                                    |    | (8.73 | ) |   | (1.68 | ) |   | (2.96 | ) |
| Continuing                Operations Class B                                                                                                                                                                                               |   |                             | (0.69      | )                                    |    | (3.60 | ) |   | (0.05 | ) |   | (1.26 | ) |
| Discontinued                Operations Class A                                                                                                                                                                                             |   |                             | 412.79     |                                 |    | (85.01 | ) |   | 437.39 |   |   | (30.83 | ) |
| Discontinued                Operations Class B                                                                                                                                                                                             |   |                             | 421.42     |                                 |    | (53.43 | ) |   | 440.33 |   |   | (20.18 | ) |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Distribution                Per Limited Partnership Unit                                                                                                                                                                                   |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Class                A                                                                                                                                                                                                                     |   |                             | 0.00       |                                 |    | 0.00 |   |   | 0.00 |   |   | 0.00 |   |
| Class                B                                                                                                                                                                                                                     |   |                             | 0.00       |                                 |    | 0.00 |   |   | 0.00 |   |   | 0.00 |   |
|                                                                                                                                                                                                                                       |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Weighted                Average Number Of Limited                                                                                                                                                                                          |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Partnership                Units Outstanding                                                                                                                                                                                               |   |                             |       |                                 |    |   |   |   |   |   |   |   |   |
| Class                A                                                                                                                                                                                                                     |   |                             | 20,230     |                                 |    | 20,230 |   |   | 20,230 |   |   | 20,230 |   |
| Class                B                                                                                                                                                                                                                     |   |                             | 9,770      |                                 |    | 9,770 |   |   | 9,770 |   |   | 9,770 |   |

**STATEMENT        OF PARTNERS' EQUITY (DEFICIT) (Unaudited)**

|                                                  |   | **                       Total** |        | **General Partner** |    | **Class A Limited** |   | **Class B Limited** |        |
|-------------------------------------------------------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------|-------------|--------------------------|---------|-------------------------------|--------|-------------------------------|-------------|
|                                                  |   |                                                                                                                                                |        |                     |    |                          |   |                          |        |
| Balance                  as of December 31, 2007      |   | $                                                                                                                                              | (20,462,277 | )                        | $  | (7,403,829                    | )      | $                        | (13,884,720 | ) | $ | 826,272 |   |
| Net                  Income                           |   |                                                                                                                                                | 15,434,698  |                     |    | 3,086,939                     |   |                          | 8,237,245   |   |   | 4,110,514 |   |
| Distributions                                         |   |                                                                                                                                                | 0           |                     |    | 0                             |   |                          | 0           |   |   | 0 |   |
| **Balance                  as of September 30, 2008** |   |                                                                                                                                                | (5,027,579  | )                        |    | (4,316,890                    | )      |                          | (5,647,475  | ) |   | 4,936,786 |   |

----

**UNIPROP      MANUFACTURED HOUSING COMMUNITIES INCOME FUND**

**A      MICHIGAN LIMITED PARTNERSHIP**

**STATEMENTS      OF CASH FLOWS **

**(Unaudited)**

|                                                                  |   | **NINE MONTHS ENDED** |        |
|-----------------------------------------------------------------------|--------|---------------------------------|-------------|
|                                                                  |   | **September 30,2008**      |        | **September 30, 2007** |   |
|                                                                  |   |                            |        |   |   |
| Cash                Flows From Operating Activities:                  |   |                            |        |   |   |   |   |
| Net                Income (Loss)                                      |   | $                               | 15,434,698  |   | $  | (3,066,787 | ) |
|                                                                  |   |                            |        |   |   |   |   |
| Adjustments                To Reconcile Net Income (Loss)             |   |                            |        |   |   |   |   |
| To                Net Cash Used In Operating Activities:              |   |                            |        |   |   |   |   |
| Gain                on Sale of Discontinued Operations                |   |                            | (17,005,189 | ) |   | 0 |   |
| Loss                on Sale of Home Loan Contracts                    |   |                            | 0           |   |   | 35,611 |   |
| Depreciation                                                          |   |                            | 124,532     |   |   | 712,016 |   |
| Amortization                                                          |   |                            | 216,459     |   |   | 216,459 |   |
| Decrease                in Security Deposit Escrow                    |   |                            | 73,144      |   |   | 172,014 |   |
| Decrease                in Homes & Improvements                   |   |                            | 0           |   |   | 30,000 |   |
| (Increase)                Decrease In Other Assets                    |   |                            | (284,614    | ) |   | 159,112 |   |
| Decrease                In Accounts Payable                           |   |                            | (105,631    | ) |   | (134,168 | ) |
| Increase                In Other Liabilities                          |   |                            | 81,429      |   |   | 303,112 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Total                Adjustments:                                     |   |                            | (16,899,870 | ) |   | 1,494,156 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Net                Cash Used In Operating Activities                  |   |                            | (1,465,172  | ) |   | (1,572,631 | ) |
|                                                                  |   |                            |        |   |   |   |   |
| Cash                Flows Provided By (Used In) Investing Activities: |   |                            |        |   |   |   |   |
| Capital                Expenditures                                   |   |                            | 0           |   |   | (17,765 | ) |
| Sale                of Home Loan Contracts                            |   |                            | 0           |   |   | (154,760 | ) |
| Proceeds                from Sale of Home Loan Contracts              |   |                            | 0           |   |   | 119,149 |   |
| Proceeds                from Sale of Discontinued Operations          |   |                            | 23,266,460  |   |   | 0 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Net                Cash Provided by (Used In) Investing Activities    |   |                            | 23,266,460  |   |   | (53,376 | ) |
|                                                                  |   |                            |        |   |   |   |   |
| Cash                Flows (Used In) Provided By Financing Activities: |   |                            |        |   |   |   |   |
| Payments                on Line of Credit                             |   |                            | 0           |   |   | (112,500 | ) |
| Distributions                To Partners                              |   |                            | 0           |   |   | (157,125 | ) |
| (Payments                On) Proceeds from Mortgage Payable           |   |                            | (21,873,903 | ) |   | 1,396,117 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Net                Cash (Used In) Provided by Financing Activities    |   |                            | (21,873,903 | ) |   | 1,126,492 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Decrease                In Cash and Equivalents                       |   |                            | (72,615     | ) |   | (499,515 | ) |
|                                                                  |   |                            |        |   |   |   |   |
| Cash                and Equivalents, Beginning                        |   |                            | 125,537     |   |   | 657,371 |   |
|                                                                  |   |                            |        |   |   |   |   |
| Cash                and Equivalents, Ending (1)                       |   | $                               | 52,922      |   | $ | 157,856 |   |

----

**NOTES      TO FINANCIAL STATEMENTS**

**1.**
**Basis      of Presentation:**

**2.**
**Recent      Accounting Pronouncements:**

*Fair      Value Measurements*

*The      Fair Value Option for Financial Assets and Financial      Liabilities*

----

*Disclosure      about Derivative Instruments and Hedging Activities – An Amendment to FASB      Statement No. 133. *

*The      Hierarchy of Generally Accepted Accounting Principles*
*The      Meaning of Present Fairly in Conformity With Generally Accepted Accounting      Principles*

**3.**
**Mortgage      Payable:**

**4.**
**Discontinued      Operations and Asset Held for Sale: **

----

| Property                and equipment, net                      |   | $      | 6,435,888 |   |
|-----------------------------------------------------------------|--------|--------|-----------|--------|
| Other                assets                                     |   |   | 1,289,096 |   |
|                                                            |   |   |      |   |
| **Total                Assets of Discontinued Operations**      |   | $      | 7,724,984 |   |
|                                                            |   |   |      |   |
| Accounts                payable                                 |   | $      | 83,020    |   |
| Other                liabilities                                |   |   | 443,766   |   |
|                                                            |   |   |      |   |
| **Total                Liabilities of Discontinued Operations** |   | $      | 526,786   |   |

| Property                and equipment, net                      |   | $      | 12,697,159 |   |
|-----------------------------------------------------------------|--------|--------|------------|--------|
| Other                assets                                     |   |   | 1,379,838  |   |
|                                                            |   |   |       |   |
| **Total                Assets of Discontinued Operations**      |   | $      | 14,076,997 |   |
|                                                            |   |   |       |   |
| Accounts                payable                                 |   | $      | 183,078    |   |
| Other                liabilities                                |   |   | 307,465    |   |
|                                                            |   |   |       |   |
| **Total                Liabilities of Discontinued Operations** |   | $      | 490,543    |   |

| *Nine                Months Ended September 30,*                                                  |   | **2008** |           | 2007   |    |
|---------------------------------------------------------------------------------------------------|--------|----------|----------------|--------|---------|
|                                                                                              |   |     |           |   |    |
| Rental                income                                                                      |   | $        | 1,354,880      |   | $       | 2,651,561 |   |
| Other                Income                                                                       |   |     | **27,158**     |   |    | 278,192 |   |
| Administrative                expenses                                                            |   |     | **(559,076**   | **)**  |    | (1,029,254 | ) |
| Property                tax expense                                                               |   |     | **(623,212**   | **)**  |    | (701,298 | ) |
| Utilities                expense                                                                  |   |     | **(145,919**   | **)**  |    | (236,083 | ) |
| Property                operations                                                                |   |     | **(149,106**   | **)**  |    | (1,019,138 | ) |
| Depreciation                expense                                                               |   |     | **-**          |   |    | (582,166 | ) |
| Interest                expense                                                                   |   |     | **(1,324,835** | **)**  |    | (2,133,671 | ) |
| Loss                on Sale of home loan contracts                                                |   |     | **-**          |   |    | (30,187 | ) |
|                                                                                              |   |     |           |   |    |   |   |
| **(Loss)                From Discontinued Operations prior to sale of                Properties** |   |     | **(1,420,110** | **)**  |    | (2,802,044 | ) |
| **Gain                on Sale of Properties**                                                     |   |     | **17,005,189** |   |    | - |   |
| **Gain                (Loss) from Discontinued Operations**                                       |   | **$**    | **15,585,079** |   | $  | (2,802,044 | ) |

----

| *Three                Months Ended September 30,*                              |   | **2008** |         | 2007   |    |
|--------------------------------------------------------------------------------|--------|----------|--------------|--------|---------|
|                                                                           |   |     |         |   |    |
| Rental                income                                                   |   |     | 38,778       |   |    | 615,383 |   |
| Other                Income                                                    |   |     | **5,213**    |   |    | 24,877 |   |
| Administrative                expenses                                         |   |     | **(146,717** | **)**  |    | (262,649 | ) |
| Property                tax expense                                            |   |     | **(160,102** | **)**  |    | (233,766 | ) |
| Utilities                expense                                               |   |     | **(22,338**  | **)**  |    | (53,645 | ) |
| Property                operations                                             |   |     | **(34,333**  | **)**  |    | (174,678 | ) |
| Depreciation                expense                                            |   |     | **-**        |   |    | (197,160 | ) |
| Interest                expense                                                |   |     | **(247,440** | **)**  |    | (714,213 | ) |
| Loss                on Sale of home loan contracts                             |   |     | **-**        |   |    | (30,187 | ) |
|                                                                           |   |     |         |   |    |   |   |
| (Loss)                From Discontinued Operations prior to sale of Properties |   |     | (566,939     | )      |    | (1,026,038 | ) |
| Gain                on Sale of Properties                                      |   |     | 17,005,189   |   |    | - |   |
| Gain                (Loss) from Discontinued Operations                        |   | $        | 16,438,250   |   | $  | (1,026,038 | ) |

**5.**
**Management’s      Plans: **

----

**ITEM      2. **

**MANAGEMENT'S      DISCUSSION AND ANALYSIS OF **

**FINANCIAL      CONDITION AND RESULTS OF OPERATIONS**

*Fair      Value Measurements*

*The      Fair Value Option for Financial Assets and Financial      Liabilities*

*Disclosure      about Derivative Instruments and Hedging Activities – An Amendment to FASB      Statement No. 133. *

*The      Hierarchy of Generally Accepted Accounting Principles*
*The      Meaning of Present Fairly in Conformity With Generally Accepted Accounting      Principles*

----

----

|                             |   | Total    |   | Occupied |   | Occupancy |   | Average* |   |
|----------------------------------|--------|----------|--------|----------|--------|-----------|--------|----------|--------|
|                             |   | Capacity |   | Sites    |   | Rate      |   | Rent     |   |
|                             |   |     |   |     |   |      |   |     |   |
| Old                Dutch Farms   |   |     | 293    |     |   | 99        |   |     | 34     |   |   | 459 |   |
|                             |   |     |   |     |   |      |   |     |   |   |   |   |   |
| Total                on 9/30/08: |   |     | 293    |     |   | 99        |   |     | 34     | % | $ | 459 |   |
| Total                on 9/30/07: |   |     | 293    |     |   | 113       |   |     | 39     | % | $ | 450 |   |

|                                |   |                             |    | **NET OPERATING INCOME **       |   |                            |   | **NET OPERATING INCOME **       |    |
|-------------------------------------|--------|----------------------------------|---------|------------------------------------------------|--------|---------------------------------|--------|------------------------------------------------|---------|
|                                |   | **GROSS REVENUE**           |    | **AND NET INCOME (LOSS) ** |   | **GROSS REVENUE **    |   | **AND NET INCOME (LOSS) ** |    |
|                                |   | **Three months ended** |    | **Three months ended **         |   | **Nine months ended** |   | **Nine months ended **          |    |
|                                |   | **09/30/08**                     |    | **09/30/07**                                   |   | **09/30/08**                    |   | **09/30/07**                                   |    | **09/30/08** |   | **09/30/07** |   | **09/30/08** |   | **09/30/07** |   |
|                                |   |                             |    |                                           |   |                            |   |                                           |    |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| **Old                Dutch Farms**  |   | $                                | 143,399 |                                           | $      | 162,468                         |   | $                                              | 37,258  |   | $ | 40,529 |   | $ | 439,199 |   | $ | 498,953 |   | $ | 120,977 |   | $ | 144,743 |   |
|                                |   |                             |    |                                           |   |                            |   |                                           |    |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| **Other                Expenses**   |   |                             |    |                                           |   |                            |   |                                           | (2,600  | ) |   | (15,497 | ) |   |   |   |   |   |   |   | (6,258 | ) |   | (53,740 | ) |
|                                |   |                             |    |                                           |   |                            |   |                                           |    |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| **Interest                Expense** |   |                             |    |                                           |   |                            |   |                                           | (36,431 | ) |   | (72,237 | ) |   |   |   |   |   |   |   | (140,568 | ) |   | (225,896 | ) |
|                                |   |                             |    |                                           |   |                            |   |                                           |    |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| **Depreciation**                    |   |                             |    |                                           |   |                            |   |                                           | (41,511 | ) |   | (43,030 | ) |   |   |   |   |   |   |   | (124,532 | ) |   | (129,850 | ) |
|                                |   |                             |    |                                           |   |                            |   |                                           |    |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |   |
| **TOTAL:**                          |   |                             | 143,399 |                                           |   | 162,468                         |   |                                           | (43,284 | ) |   | (90,235 | ) |   | 439,199 |   |   | 498,953 |   |   | (150,381 | ) |   | (264,743 | ) |

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**Comparison      of Three months Ended September 30, 2008 to Three months Ended September 30,      2007**

*Discontinued      Operations*

**Comparison      of Nine months Ended September 30, 2008 to Nine months Ended September 30,      2007**

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*Discontinued      Operations*

**ITEM      3.**
** **

**QUANTITATIVE      AND QUALITATIVE **

**DISCLOSURES      ABOUT MARKET RISK**

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**ITEM      4. **

**CONTROLS      AND PROCEDURES**

**PART      II – OTHER INFORMATION**

**ITEM      1. **

**LEGAL      PROCEEDINGS**

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**ITEM      1A. **

**RISK      FACTORS**

|  | 1. | **The                    Partnership May Not be Able to Generate Sufficient Working Capital                    to Fund                    its Operations.**                    There can be no assurance that the Partnership will generate                    sufficient                    working capital from operations to operate the business or to                    fund                    distributions. Further, there can be no assurance that the Partnership                    will be able                    to borrow additional funds on terms favorable to the Partnership,                    if at                    all, to meet                    working capital needs or to make distributions to the Unit holders. |
|--|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 2. | **Real                Estate Appraisals.**The                Partnership appraises its properties annually. Should the Partnership                actually sell a property, the net cash proceeds from the sale may                or may                not correspond to the appraised value. In the event the appraised                value                exceeds the actual value, the Partnership’s ability to meet its                obligations could be adversely                affected. |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 3. | **Real                Estate Investments.**                The Partnership’s investments are subject to the same risks generally                incident to the ownership of real estate including: the uncertainty                of                cash flow to meet fixed or variable obligations, adverse changes                in                economic conditions, changes in the investment climate for real estate,                adverse changes in local market conditions, changes in interest rates                and                the availability of mortgage funds or chattel financing, changes                in real                estate tax rates, governmental rules and regulations, acts of God                and the                inability to attract or retain residential                tenants. |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 4. | **The                General Partner and its Affiliates have Conflicts of                Interest.**                Although the General Partner has a fiduciary duty to manage the                Partnership in a manner beneficial to the Unit holders, the directors                and                officers of the General Partner have a fiduciary duty to manage the                General Partner in a manner beneficial to its                owners. |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | 5. | **Reliance                on General Partner’s Direction and Management of the                Properties.**                The success of the Partnership will, to a large extent, depend on                the                quality of the management of the Properties by the General Partner                and                affiliates of the General Partner and their collective judgment with                respect to the operation, financing and disposition of the Properties.                To                the extent that the General Partner and its affiliates are unable                to hire                and retain quality management talent, the Partnership’s financial results                and operations may be adversely affected. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 6. | **Federal                Income Tax Risks.**                Federal income tax considerations will affect materially the economic                consequences of an investment in the Properties. The tax consequences                of                the Partnership’s activities are complex and subject to many                uncertainties. Changes in the federal income tax laws or regulations                may                adversely affect the Partnership’s financial results and its ability to                make distributions to the Unit holders. Additionally, the tax benefits                enjoyed by the Unit holders may be reduced or eliminated. |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 7. | **Limited                Liquidity of the Units.**                The transfer of Units is subject to certain limitations. The public                market                for such Units is limited. Unit Holders may not be able to liquidate                their                investment promptly or at favorable prices, if at                all. |
|--------|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 8. | **Competition.**                The business of owning and operating residential manufactured housing                communities is highly competitive. The Partnership competes with                a number                of established communities having greater financial resources. Moreover,                there has been a trend for manufactured housing community residents                to                purchase home sites either collectively or individually. The Partnership’s                inability to compete successfully with its competitors would adversely                impact the Partnership’s financial results and                operations. |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 9. | **Management                and Control of Partnership Affairs.**                The General Partner is vested with full authority as to the general                management and supervision of the business affairs of the Partnership.                Except for certain voting rights in specific circumstances, the unit                holders do not have the right to participate in the management of                the                Partnership or its operations. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 10. | **Uninsured                Losses.**The                Partnership carries comprehensive insurance, including liability,                fire and                extended coverage, and rent loss insurance which is customarily obtained                for real estate projects. There are certain types of losses, however,                that                may be uninsurable or not economically insurable such as certain                damage                caused by a hurricane. If such losses were to be incurred, the financial                position and operations of the Partnership as well as the Partnership’s                ability to make distributions would be adversely affected. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | 11. | **Environmental                Matters.**                Because the Partnership deals with real estate, it is subject to                various                federal, state and local environmental laws, rules and regulations.                Changes in such laws, rules and regulations may cause the Partnership                to                incur increased costs of compliance which may have a material adverse                effect on the operations of the Partnership and its ability to make                distributions to Unit holders. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 12. | **No                Guarantee of Distributions.**                The General Partner has and, in the future, may withhold cash for                distributions for extended periods of time if such cash is necessary                to                build cash reserves or for the conduct of the Partnership’s business. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 13. | **Going                Concern.** The                Partnership will likely deplete its liquid resources before the end                of                fiscal year 2008 unless it is successful in selling the Aztec Estates                property. There can be no assurance, however, that management will                be able                to sell this property. In addition, there is no assurance that Management                will be able to comply with its existing debt requirements or raise                additional debt capital either immediately or in the future. In the                event                that management is unable to raise additional capital from the sales                of                its properties or from additional financing, the Partnership may                be forced                to curtail or cease operations. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ITEM      6. EXHIBITS**

| **Exhibit                31.1** | Principal                Executive Officer Certification pursuant to Rule 13a-14(a)/15d- 14(a)                of                The Securities and Exchange Act of 1934, as amended |
|---------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                            |                                                                                                                                                                                |
| **Exhibit                31.2** | Principal                Financial Officer Certification pursuant to Rule 13a-14(a)/15d- 14(a)                of                The Securities and Exchange Act of 1934, as amended |
|                            |                                                                                                                                                                                |
| **Exhibit                32.1** | Certifications                pursuant to 18 U.S C. Section 1350, as adopted pursuant to Section                906 of                the Sarbanes –Oxley Act of 2002.        |

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**SIGNATURES**

|   | Uniprop                Manufactured Housing                              |
|--------|--------------------------------------------------------------------------|
|   | Communities                Income Fund,                                  |
|   | A                Michigan Limited Partnership                            |
|   |                                                                     |
| BY:    | P.I.                Associates Limited Partnership,                      |
|   | A                Michigan Limited Partnership,                           |
|   | its                General Partner                                       |
|   |                                                                     |
| BY:    | /s/                Paul M. Zlotoff                                       |
|   | Paul                M. Zlotoff, General Partner                          |
|   |                                                                     |
| BY:    | /s/                Joel Schwartz                                         |
|   | Joel                Schwartz, Principal Financial                Officer |

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