##### Table of Contents



FORM 10-QSB
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

(Mark One)

|    |  |                                                                                        
|--- |  | ---------------------------------------------------------------------------------------
|[X] |  | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2001

OR

|      |  |                                                                                         
|----- |  | ----------------------------------------------------------------------------------------
|[   ] |  | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934

For the transition period from ________ to ________

Commission File Number 0-18528

INCOME GROWTH PARTNERS, LTD. X
(Exact name of registrant as specified in its charter)

|                                                                          |  |                                                
|------------------------------------------------------------------------- |  | -----------------------------------------------
|CALIFORNIA
(State or other jurisdiction of
incorporation or organization) |  | 33-0294177
(I.R.S. Employer
Identification No.)

11300 Sorrento Valley Road, Suite 108, San Diego, California 92121
(Address of principal executive offices) (Zip Code)

(619) 457-2750
(Registrants telephone number, including area code)

(Former name, former address and former fiscal year,
if changed since last report)

Indicate by check mark whether the registration (1) has filed
all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months
(or for such shorter period that the registrant was required to
file such reports), and (2) has been subject to
filing requirements for the past 90 days. Yes [X] No [    ]

The number of the registrants Original Limited Partnership
Units outstanding as of August 14, 2001 was 18,826.5. The
number of the registrants Class A Units outstanding as of
August 14, 2001 was 8,100.





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TABLE OF CONTENTS



|                               |                                                                                               |                                                   |  |  |  |  |  | 
|------------------------------ | --------------------------------------------------------------------------------------------- | ------------------------------------------------- |  |  |  |  |  | 
|PART I  FINANCIAL INFORMATION
|                               | ITEM 1. FINANCIAL STATEMENTS                                                                 
|                               |                                                                                               | CONSOLIDATED BALANCE SHEETS                      
|                               |                                                                                               | CONSOLIDATED STATEMENTS OF OPERATIONS  UNAUDITED
|                               |                                                                                               | CONSOLIDATED STATEMENTS OF CASH FLOWS  UNAUDITED
|                               | ITEM 2. MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
|PART II  OTHER INFORMATION   
|                               | ITEM 1. LEGAL PROCEEDINGS                                                                    
|SIGNATURES                    

INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED BALANCE SHEETS




PART I  FINANCIAL INFORMATION




ITEM 1. FINANCIAL STATEMENTS




|                                                                                           |                                          |   |            |             |              |   |            |             |  
|------------------------------------------------------------------------------------------ | ---------------------------------------- | - | ---------- | ----------- | ------------ | - | ---------- | ----------- | -
|                                                                                           |                                          |   | June 30,   |             | December 31,
|                                                                                           |                                          |   | 2001       |             | 2000        
|                                                                                           |                                          |   | unaudited  |             |              |   |           
|                                                                                           |                                          |   |            |             |             
|ASSETS                                                                                     |                                          |   |            |             |              |   |            |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Rental properties                                                                         
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Land                                     |   | $          | 7,078,365   |              |   | $          | 7,078,365   |  
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Buildings and improvements               |   |            | 22,302,490  |              |   |            | 22,078,598  |  
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                           |                                          |   | 29,380,855 |             |              |   | 29,156,963 |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Less accumulated depreciation            |   |            | (11,604,043 | )            |   |            | (11,186,735 | )
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                           |                                          |   | 17,776,812 |             |              |   | 17,970,228 |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Cash and cash equivalents                                                                  |                                          |   | 403,595    |             |              |   | 599,660    |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Deferred loan fees, net of accumulated amortization
of $274,949 and $243,969, respectively |                                          |   | 502,234    |             |              |   | 533,334    |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Prepaids and other assets                                                                  |                                          |   | 131,860    |             |              |   | 127,200    |            
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                           |                                          | $ | 18,814,501 |             |              | $ | 19,230,422 |            
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|LIABILITIES AND PARTNERS CAPITAL (DEFICIT)                                                |                                          |   |            |             |              |   |            |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Mortgage loans payable                                                                     |                                          | $ | 19,056,371 |             |              | $ | 19,170,729 |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Other liabilities                                                                          |                                          |   |            |             |              |   |            |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Loan payable to affiliates               |   |            | 11,703      |              |   |            | 18,703      |  
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Accounts payable and accrued liabilities |   |            | 129,320     |              |   |            | 177,008     |  
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Accrued interest payable                 |   |            | 95,419      |              |   |            | 125,699     |  
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                           | Security deposits                        |   |            | 230,059     |              |   |            | 232,852     |  
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                           |                                          |   | 19,522,872 |             |              |   | 19,724,991 |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Commitments and contingencies                                                              |                                          |   |            |             |              |   |            |            
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Partners capital (deficit)                                                                |                                          |   | (698,371   | )           |              |   | (484,569   | )          
|                                                                                          
|                                                                                          
|                                                                                          
|                                                                                          
|Note receivable from general partner                                                       |                                          |   | (10,000    | )           |              |   | (10,000    | )          
|                                                                                           |                                          |   |            |             |              |   |            |            
|                                                                                           |                                          | $ | 18,814,501 |             |              | $ | 19,230,422 |            
|                                                                                           |                                          |   |            |             |              |   |            |            

The accompanying notes are an integral part of these financial statements.

2



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##### Table of Contents






INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED STATEMENTS OF OPERATIONS  UNAUDITED

|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |           |           | 
|--------------------------------------------------- | ---------------------------------------------- | -------------- | --------- | -------------------- | --------- | ------------------ | --------- | --------- | --------- | ---- | --------- | --------- | --------- | - | --------- | --------- | --------- | 
|                                                    |                                                |                |           | FOR THE THREE MONTHS |           | FOR THE SIX MONTHS
|                                                    |                                                |                |           | ENDED JUNE 30,       |           | ENDED JUNE 30,    
|                                                    |                                                |                |           |                      |           |                   
|                                                    |                                                |                |           | 2001                 |           | 2000               |           | 2001      |           | 2000
|                                                    |                                                |                |           |                      |           |                    |           |           |           |     
|REVENUES                                            |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Rents                                          |                | $         | 1,246,696            |           |                    | $         | 1,134,018 |           |      | $         | 2,468,589 |           |   | $         | 2,271,608 |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Other                                          |                |           | 100,806              |           |                    |           | 51,447    |           |      |           | 211,938   |           |   |           | 102,343   |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                    |                                                | Total revenues |           |                      | 1,347,502 |                    |           |           | 1,185,465 |      |           |           | 2,680,527 |   |           |           | 2,373,951 | 
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|EXPENSES                                            |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Operating expenses                             |                |           | 533,012              |           |                    |           | 435,095   |           |      |           | 1,210,081 |           |   |           | 933,589   |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Depreciation and amortization                  |                |           | 223,554              |           |                    |           | 230,253   |           |      |           | 448,288   |           |   |           | 460,933   |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Interest                                       |                |           | 367,970              |           |                    |           | 354,853   |           |      |           | 733,150   |           |   |           | 745,878   |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Total expenses                                      |                                                |                | 1,124,536 |                      |           |                    | 1,020,201 |           |           |      | 2,391,519 |           |           |   | 2,140,400 |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Net income (loss)                                   |                                                | $              | 222,966   |                      |           | $                  | 165,264   |           |           | $    | 289,008   |           |           | $ | 233,551   |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|BASIC AND DILUTED PER LIMITED PARTNERSHIP
UNIT DATA |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|                                                   
|                                                   
|                                                   
|                                                   
|                                                    | Net income (loss) per limited partnership unit |                | $         | 7.03                 |           |                    | $         | 5.22      |           |      | $         | 9.13      |           |   | $         | 7.37      |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          
|Weighted average limited partnership units          |                                                |                | 26,926    |                      |           |                    | 26,926    |           |           |      | 26,926    |           |           |   | 26,926    |          
|                                                    |                                                |                |           |                      |           |                    |           |           |           |      |           |           |           |   |           |          

The accompanying notes are an integral part of these financial statements.

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)
CONSOLIDATED STATEMENTS OF CASH FLOWS  UNAUDITED

|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |          |          |          |  
|------------------------------------------------ | ------------------------------------------------------------------------------------------------------------ | -------------------------------------------------------------------------------- | ---------------------------------------------------- | -------- | ------------------ | -------- | ------- | -------- | -------- | -------- | -
|                                                 |                                                                                                              |                                                                                  |                                                      |          | FOR THE SIX MONTHS
|                                                 |                                                                                                              |                                                                                  |                                                      |          | ENDED JUNE 30,    
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                   
|                                                 |                                                                                                              |                                                                                  |                                                      |          | 2001               |          | 2000   
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |        
|CASH FLOWS FROM OPERATING ACTIVITIES             |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                
|                                                
|                                                
|                                                
|                                                 | Net income (loss)                                                                                            |                                                                                  | $                                                    | 289,008  |                    |          | $       | 233,551  |         
|                                                
|                                                
|                                                
|                                                
|                                                 | Adjustments to reconcile net loss to net cash provided by
operating activities
Depreciation and amortization |                                                                                  |                                                      | 448,288  |                    |          |         | 460,933  |         
|                                                
|                                                
|                                                
|                                                
|                                                 |                                                                                                              | (Increase) in Prepaid expenses and other assets                                  |                                                      |          | (4,540             | )        |         |          | (251,457 | )       
|                                                
|                                                
|                                                
|                                                
|                                                 |                                                                                                              | (Decrease) in Accounts payable, accrued liabilities
and accrued interest payable |                                                      |          | (77,968            | )        |         |          | 6,343    |         
|                                                
|                                                
|                                                
|                                                
|                                                 |                                                                                                              | (Decrease) in Security deposits                                                  |                                                      |          | (2,793             | )        |         |          | 13,675   |         
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                 |                                                                                                              |                                                                                  | Net cash provided by operating activities            |          |                    | 651,995  |         |          |          | 463,045  |  
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|CASH FLOWS FROM INVESTING ACTIVITIES             |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                
|                                                
|                                                
|                                                
|                                                 | Capital expenditures                                                                                         |                                                                                  |                                                      | (223,892 | )                  |          |         | (85,415  | )       
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                 |                                                                                                              |                                                                                  | Net cash used in investing activities                |          |                    | (223,892 | )       |          |          | (85,415  | )
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|CASH FLOWS FROM FINANCING ACTIVITIES             |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                
|                                                
|                                                
|                                                
|                                                 | Principal payments under mortgage debt                                                                       |                                                                                  |                                                      | (114,358 | )                  |          |         | (68,663  | )       
|                                                
|                                                
|                                                
|                                                
|                                                 | Principal payments to affiliate                                                                              |                                                                                  |                                                      | (7,000   | )                  |          |         | (24,237  | )       
|                                                
|                                                
|                                                
|                                                
|                                                 | Distributions to Investors                                                                                   |                                                                                  |                                                      | (502,810 | )                  |          |         | (336,803 | )       
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                 |                                                                                                              |                                                                                  | Net cash used by financing activities                |          |                    | (624,168 | )       |          |          | (429,703 | )
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                 |                                                                                                              |                                                                                  | Net increase (decrease) in cash and cash equivalents |          |                    | (196,065 | )       |          |          | (52,059  | )
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|Cash and cash equivalents at beginning of period |                                                                                                              |                                                                                  | 599,660                                              |          |                    |          | 434,712 |         
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         
|                                                 |                                                                                                              |                                                                                  | Cash and cash equivalents at end of period           |          | $                  | 403,595  |         |          | $        | 382,653  |  
|                                                 |                                                                                                              |                                                                                  |                                                      |          |                    |          |         |         

The accompanying notes are an integral part of
these financial statements.

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP

1. BASIS OF FINANCIAL STATEMENT PRESENTATION:

The accompanying unaudited consolidated financial statements of Income
Growth Partners, Ltd. X, a California limited partnership, and subsidiary
(the Partnership) have been prepared pursuant to the rules and
regulations of the Securities and Exchange Commission. Certain information
and note disclosures normally included in annual financial statements
prepared in accordance with generally accepted accounting principles have
been condensed or omitted pursuant to those rules and regulations, although
the Partnership believes that the disclosures made are adequate to make the
information presented not misleading. These consolidated financial
statements should be read in conjunction with the financial statements and
the notes thereto included in the Partnerships latest audited financial
statements for the year ended December 31, 2000 filed on Form 10K.

The accompanying consolidated financial statements have not been audited by
independent public accountants, but include all adjustments (consisting of
normal recurring adjustments) which are, in the opinion of the general
partners, necessary for a fair presentation of the financial condition,
results of operations and cash flows for the periods presented. However,
these results are not necessarily indicative of results for a full year.

Certain prior period amounts have been reclassified to conform with the
current period presentation.

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INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
( A CALIFORNIA LIMITED PARTNERSHIP)




ITEM 2. MANAGEMENTS DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following Managements Discussion and Analysis of Financial Condition
and Results of Operations should be read in conjunction with the financial
statements and notes thereto filed herewith.

a.     Liquidity and Capital Resources:



| |                                                                                                                                                                                                                                                                                                                                                                                          
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Since inception, the Partnerships operating and debt service obligations
have been financed through the sale of Partnership Units, cash provided
by operating activities, and 1995 debt restructuring activities. During
the six months ended June 30, 2001, all of the Partnerships operating
and debt service cash requirements have been met through cash generated
from operations.



| |                                                                                                                                                                                                
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | The Mission Park mortgage was refinanced in December 1995 at a fixed
interest rate of 7.76%. The Shadowridge Meadows mortgage was refinanced
in October 1997 at a fixed interest rate of
7.49%.



| |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | In the event that one or more of the properties is unable to support its
debt service and the Partnership is unable to cover operational
shortfalls from cash reserves, the Partnership may have to take one or
more alternative courses of action. The general partners would then
determine, based on their analysis of relevant economic conditions and
the status of the properties, a course of action intended to be
consistent with the best interests of the Partnership. Possible courses
of action might include the sacrifice, sale or refinancing of one or more
of the properties, the entry into one or more joint venture partnerships
with other entities, or the filing of another bankruptcy petition.



| |                                                                                                                                                                                                                                                                                  
| | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Net cash provided by operating activities for the six months ended June
30, 2001 was approximately $652,000 compared to approximately $463,000
for the same period in 2000. The principal reason for this increase can
be attributed to an increase in net income for the period.



| |                                                                                                                                                                                                                                                       
| | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Net cash used in investing activities for the six months ended June 30,
2001 was approximately $224,000 compared to approximately $85,000 for the
same period in 2000. The principal reason for this increase was an
increase in capital expenditures.



| |                                                                                                                                                                                                                                                                                                         
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Net cash used in financing activities for the six months ended June 30,
2001 was approximately $624,000 compared to approximately $430,000 for
the same period in 2000. The principal reason for this increase was an
increase in distributions to investors and principal payments under
mortgage debt.

6



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##### Table of Contents



INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
(A California Limited Partnership)

b.     Results of Operations:



| |                                                                                        
| | ---------------------------------------------------------------------------------------
| | COMPARISON OF THREE MONTHS ENDED JUNE 30, 2001 TO THE THREE MONTHS ENDED JUNE 30, 2000.



| |                                                                                                                                                                                                                                                                                                              
| | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Rental revenue for the three months ended June 30, 2001 was approximately
$1,247,000, an increase of 9.96% over rents of approximately $1,134,000
for the comparable period in 2000. The increase is primarily attributable
to an increase in monthly tenant rental rates and steady average
occupancy rates.



| |                                                                                                                                                                                                                                                                                                   
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Operating expenses for the three months ended June 30, 2001 were
approximately $533,000, an increase of 22.53% over operating expenses of
approximately $435,000 for the comparable period in 2000. The increase is
primarily attributable to an increase in property and administrative
expenses.



| |                                                                                    
| | -----------------------------------------------------------------------------------
| | COMPARISON OF SIX MONTHS ENDED JUNE 30, 2001 TO THE SIX MONTHS ENDED JUNE 30, 2000.



| |                                                                                                                                                                                                                                                                                                            
| | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Rental revenue for the six months ended June 30, 2001 was approximately
$2,469,000, an increase of 8.67% over rents of approximately $2,272,000
for the comparable period in 2000. The increase is primarily attributable
to an increase in monthly tenant rental rates and steady average
occupancy rates.



| |                                                                                                                                                                                                                                                                                                   
| | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| | Operating expenses for the six months ended June 30, 2001 were
approximately $1,210,000, an increase of 29.55% over operating expenses
of approximately $934,000 for the comparable period in 2000. The increase
is primarily attributable to an increase in property and administrative
expenses.

7



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##### Table of Contents



INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP




PART II  OTHER INFORMATION




ITEM 1. LEGAL PROCEEDINGS:

There are no pending legal proceedings, which may have a material adverse
effect on the Partnership. However, the Partnership is involved in small
claims court proceedings against certain present or former tenants of its
apartment complexes with regard to landlord-tenant matters, all of which
are considered to be in the ordinary course of its business.

ITEM 2. CHANGES IN SECURITIES:

None

ITEM 3. DEFAULTS UPON SENIOR SECURITIES:

None

ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS:

None

ITEM 5. OTHER INFORMATION:

None

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K:

None

8



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##### Table of Contents



INCOME GROWTH PARTNERS, LTD. X AND SUBSIDIARY
A CALIFORNIA LIMITED PARTNERSHIP




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, thereunto duly authorized.

Date: August 14, 2001

| |                                                                  |                                                                                                     
| | ---------------------------------------------------------------- | ----------------------------------------------------------------------------------------------------
| | INCOME GROWTH PARTNERS, LTD. X,
a California Limited Partnership
|
| | By:                                                              | Income Growth Management, Inc. General Partner
                        By:   /s/   Timothy C. Maurer
| |                                                                 
| |                                                                  | Timothy C. Maurer
Principal Financial Officer AND
Duly Authorized Officer of the Registrant         
| |                                                                 

9