UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549

                                   Form 10-QSB

(Mark One)

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

              For the quarterly period ended September 30, 2005

[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE EXCHANGE ACT

             For the transition period from _________to _________

                         Commission file number 0-15758

                      JACQUES-MILLER INCOME FUND, L.P. - II

      (Exact Name of Small Business Issuer as Specified in Its Charter)

         Delaware                                           62-1244325
(State or other jurisdiction of                          (I.R.S. Employer
 incorporation or organization)                         Identification No.)

                          55 Beattie Place, PO Box 1089
                      Greenville, South Carolina 29602
                   (Address of principal executive offices)

                                 (864) 239-1000
                           (Issuer's telephone number)

Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 12 months (or for such shorter
period that the  registrant  was required to file such reports) and (2) has been
subject to such filing requirements for the past 90 days.
Yes  X   No ___

Indicate by check mark whether the  registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act) Yes ___ No _X_




                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS



                      JACQUES-MILLER INCOME FUND, L.P. - II

                                  BALANCE SHEET
                                   (Unaudited)
                        (in thousands, except unit data)

                               September 30, 2005



Assets
   Cash and cash equivalents                                                $ 8
   Note receivable (net of allowance of approximately
     $1,080) (Note B)                                                        --
                                                                            $ 8
Liabilities and Partners' (Deficiency) Capital
Liabilities
   Other liabilities                                                       $ 12

Partners' (Deficiency) Capital
   General partner                                            $ (114)
   Limited partners (12,400 units issued and
     outstanding)                                                110         (4)
                                                                            $ 8

                See Accompanying Notes to Financial Statements

                      JACQUES-MILLER INCOME FUND, L.P. - II

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
                      (in thousands, except per unit data)



                                      Three Months Ended          Nine Months Ended
                                        September 30,               September 30,
                                      2005          2004          2005          2004
Revenues:
                                                                    
                                      $ --          $ --          $ --          $ --

Expenses:
   General and administrative             7            10            20            41

Net loss                              $ (7)        $ (10)        $ (20)        $ (41)

Net loss allocated to
   general partner (1%)               $ --          $ --          $ --          $ --

Net loss allocated to
   limited partners (99%)                (7)          (10)          (20)          (41)

                                      $ (7)        $ (10)        $ (20)        $ (41)

Net loss per limited
   partnership unit                  $ (.56)       $ (.81)       $(1.61)       $(3.31)

                See Accompanying Notes to Financial Statements




                      JACQUES-MILLER INCOME FUND, L.P. - II

            STATEMENT OF CHANGES IN PARTNERS' (DEFICIENCY) CAPITAL
                                   (Unaudited)
                        (in thousands, except unit data)





                                     Limited
                                   Partnership   General      Limited
                                      Units      Partner     Partners       Total

Partners' (deficiency) capital
                                                         
   at December 31, 2004               12,400      $ (114)      $ 130       $   16

Net loss for the nine months
   ended September 30, 2005               --          --         (20)         (20)

Partners' (deficiency) capital
   at September 30, 2005              12,400      $ (114)      $ 110       $   (4)

                See Accompanying Notes to Financial Statements




                      JACQUES-MILLER INCOME FUND, L.P. - II
                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)


                                                                 Nine Months Ended
                                                                   September 30,
                                                                   2005       2004
Cash flows from operating activities:
                                                                       
  Net loss                                                       $ (20)      $ (41)
  Adjustments to reconcile net loss to net cash used in
   operating activities:
   Change in accounts:
      Due from/to affiliates                                          6          (1)
      Other liabilities                                              --          10

       Net cash used in operating activities                        (14)        (32)

Net decrease in cash and cash equivalents                           (14)        (32)

Cash and cash equivalents at beginning of period                     22          78

Cash and cash equivalents at end of period                        $ 8         $ 46


                See Accompanying Notes to Financial Statements


                      JACQUES-MILLER INCOME FUND, L.P. - II

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Basis of Presentation

The accompanying  unaudited financial statements of Jacques-Miller  Income Fund,
L.P. - II (the  "Partnership" or "Registrant")  have been prepared in accordance
with generally accepted accounting  principles for interim financial information
and with the  instructions  to Form  10-QSB and Item 310(b) of  Regulation  S-B.
Accordingly,  they do not include all of the information and footnotes  required
by generally accepted accounting  principles for complete financial  statements.
In the opinion of Jacques-Miller,  Inc. (the "Corporate  General Partner"),  all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair presentation  have been included.  Operating results for the three and nine
months ended September 30, 2005, are not  necessarily  indicative of the results
that may be expected for the fiscal year ending  December 31, 2005.  For further
information, refer to the financial statements and footnotes thereto included in
the  Partnership's  Annual  Report on Form  10-KSB  for the  fiscal  year  ended
December 31, 2004.  The Corporate  General  Partner is an affiliate of Apartment
Investment  and  Management  Company  ("AIMCO"),  a publicly  traded real estate
investment trust.

Note B - Note Receivable

Note receivable consists of the following (in thousands):

                                          September 30,
                                              2005

Note receivable                               $ 413
Accrued interest receivable                      667
                                               1,080
Provision for uncollectible note
  receivable (including
  approximately $667 of
  deferred interest revenue)                  (1,080)
                                              $ --

The Partnership  holds a note receivable (the "Catawba Club Note" or the "Note")
at September  30,  2005,  totaling  approximately  $413,000  with  approximately
$667,000 of related  accrued  interest,  which matured  November 1, 1997, and is
fully  reserved.  The Note was in default at September 30, 2005. The Partnership
has  obtained a default  judgment  with respect to the Catawba Club Note and the
Corporate  General  Partner is currently  evaluating its options to collect upon
this  judgment.  The Note  bears  interest  at  12.5%,  and is  unsecured  by an
unrelated  partnership  and is  subordinated  to the underlying  mortgage of the
respective  partnership.  Payments on the Catawba  Club Note are  restricted  to
excess cash flow after  payment on the first  mortgage.  No payments on the Note
were received during the nine months ended September 30, 2005 and 2004.

Note C - Transactions with Affiliated Parties

An  affiliate  of  the  Corporate  General  Partner  received  reimbursement  of
accountable  administrative  expenses amounting to approximately $21,000 for the
nine  months  ended  September  30,  2004,  which is  included  in  general  and
administrative  expenses.  There  were no such  expenses  incurred  for the nine
months ended September 30, 2005.

Note D - Contingencies

The Partnership is unaware of any pending or outstanding litigation matters that
are not of a routine nature arising in the ordinary course of business.

SEC Investigation

The  Central  Regional  Office of the  United  States  Securities  and  Exchange
Commission (the "SEC")  continues its formal  investigation  relating to certain
matters.  Although  the staff of the SEC is not limited in the areas that it may
investigate,  AIMCO believes the areas of  investigation  have included  AIMCO's
miscalculated   monthly  net  rental  income  figures  in  third  quarter  2003,
forecasted  guidance,  accounts  payable,  rent  concessions,   vendor  rebates,
capitalization  of payroll and certain other costs, tax credit  transactions and
tender offers for limited  partnership  interests.  AIMCO is cooperating  fully.
AIMCO is not able to predict when the investigation will be resolved. AIMCO does
not believe that the ultimate outcome will have a material adverse effect on its
consolidated  financial  condition  or results  of  operations.  Similarly,  the
Corporate General Partner does not believe that the ultimate outcome will have a
material adverse effect on the Partnership's  financial  condition or results of
operations.



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

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant  operates;  litigation,  including costs associated with
prosecuting  and  defending  claims and any  adverse  outcomes.  Readers  should
carefully review the Partnership's  financial  statements and the notes thereto,
as well as the risk factors  described in the  documents the  Partnership  files
from time to time with the Securities and Exchange Commission.

Results of Operations

The  Partnership's  net loss for the three and nine months ended  September  30,
2005 was approximately  $7,000 and $20,000 compared to net loss of approximately
$10,000  and $41,000 for the three and nine months  ended  September  30,  2004,
respectively.  The  decrease  in net  loss for the  three  and  nine  months  is
attributable to a decrease in general and  administrative  expenses which is due
to  decreases in  reimbursement  of  accountable  administrative  expenses.  The
Partnership currently holds a note from an unrelated partnership, which requires
payments  from excess cash flow after  payments of the mortgage of the unrelated
partnership (see discussion below).

Liquidity and Capital Resources

At  September  30,  2005,  the  Partnership  held cash and cash  equivalents  of
approximately  $8,000 compared to  approximately  $46,000 at September 30, 2004.
Cash and cash  equivalents  decreased  approximately  $14,000 from  December 31,
2004. The decrease is due to cash used in operating activities.  The Partnership
invests its working capital reserves in interest bearing accounts.

The Corporate  General  Partner  monitors  developments in the area of legal and
regulatory  compliance.  For example, the Sarbanes-Oxley Act of 2002 mandates or
suggests additional  compliance measures with regard to governance,  disclosure,
audit and other areas. In light of these changes,  the Partnership  expects that
it will incur higher expenses related to compliance.

The Partnership  holds a note receivable (the "Catawba Club Note" or the "Note")
at September  30,  2005,  totaling  approximately  $413,000  with  approximately
$667,000 of related  accrued  interest,  which matured  November 1, 1997, and is
fully  reserved.  The Note was in default at September 30, 2005. The Partnership
has  obtained a default  judgment  with respect to the Catawba Club Note and the
Corporate  General  Partner is currently  evaluating its options to collect upon
this  judgment.  The Note  bears  interest  at  12.5%,  and is  unsecured  by an
unrelated  partnership  and is  subordinated  to the underlying  mortgage of the
respective  partnership.  Payments on the Catawba  Club Note are  restricted  to
excess cash flow after  payment on the first  mortgage.  No payments on the Note
were received during the nine months ended September 30, 2005 and 2004.

The Partnership made no distributions during the nine months ended September 30,
2005 and 2004. Future cash  distributions  will depend on the levels of net cash
generated from the collection of the note  receivable  and the  availability  of
cash reserves.  The Partnership's cash available for distribution is reviewed on
a monthly basis. There can be no assurance,  however,  that the Partnership will
generate  sufficient  funds from  collection  of the note  receivable  to permit
distributions  to its  partners  during  the  remainder  of 2005  or  subsequent
periods.

Other

In addition to its indirect  ownership of the general  partner  interests in the
Partnership,  AIMCO and its affiliates owned 4,059.10 limited  partnership units
(the "Units") in the Partnership representing 32.73% of the outstanding Units at
September  30,  2005. A number of these Units were  acquired  pursuant to tender
offers  made by  AIMCO  or its  affiliates.  It is  possible  that  AIMCO or its
affiliates will acquire additional Units in the Partnership in exchange for cash
or a  combination  of cash and units in AIMCO  Properties,  L.P.,  the operating
partnership of AIMCO,  either through private purchases or tender offers.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled to take action with respect to a variety of matters which would include
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Corporate  General  Partner.  Although the Corporate  General  Partner owes
fiduciary  duties to the limited  partners  of the  Partnership,  the  Corporate
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the Corporate  General  Partner,  as corporate  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Corporate General Partner to AIMCO as its sole stockholder.

ITEM 3.     CONTROLS AND PROCEDURES

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of the principal executive officer and principal financial officer
of the Corporate  General Partner,  who are the equivalent of the  Partnership's
principal executive officer and principal financial officer,  respectively,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  the principal
executive  officer and  principal  financial  officer of the  Corporate  General
Partner, who are the equivalent of the Partnership's principal executive officer
and principal  financial officer,  respectively,  have concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.





                           PART II - OTHER INFORMATION


ITEM 5.     OTHER INFORMATION

            None.

ITEM 6.     EXHIBITS

            See Exhibit Index.


                                   SIGNATURES

In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.



                                    JACQUES-MILLER INCOME FUND, L.P. - II


                                    By:   Jacques-Miller, Inc
                                          Corporate General Partner


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Stephen B. Waters
                                           Stephen B. Waters
                                           Vice President


                                    Date: November 14, 2005





                      JACQUES - MILLER INCOME FUND, L.P. II

                                  EXHIBIT INDEX


Exhibit

3     Partnership  Agreement  is  incorporated  by reference to Exhibit A of the
      Prospectus contained in the Registrant's  Registration Statement (2-99745)
      as filed with the Commission pursuant to Rule 424(b) under the Act.

 4    Form of Certificate  representing interests in the Registrant.  (Exhibit 4
      to   Registration   Statement  on  Form  S-II  dated   October  16,  1985,
      Registration Number 2-99745 is incorporated herein by reference).

10A   Promissory  Note dated July 20, 1990 in the amount of $476,000.00  payable
      to the Registrant  executed by Balanced Holding  Partners,  L.P. (Filed as
      Exhibit  10A to  Form  10K for the  year  ended  December  30,  1990,  and
      incorporated herein by reference.)

10B   Settlement  Agreement  dated July 25, 1991 between  Jacques-Miller  Income
      Fund L.P. II and Balanced Holdings Partners, L.P.,  Jacques-Miller,  Inc.,
      and Jacques-Miller  Mortgage, Inc. of Tennessee.  (Filed as Exhibit 10B to
      Form 10K for the year ended December 31, 1991, and incorporated  herein by
      reference.)

10C   Advisory Agreement, dated December 30, 1991, between Jacques-Miller Income
      Fund L.P. II and  Insignia GP  Corporation.  (Filed as Exhibit 10C to Form
      10K for the year ended  December  31,  1991,  and  incorporated  herein by
      reference.)

31.1  Certification  of  equivalent  of  Chief  Executive  Officer  pursuant  to
      Securities Exchange Act Rules 13a-14(a)/15d-14(a),  as Adopted Pursuant to
      Section 302 of the Sarbanes-Oxley Act of 2002.

31.2  Certification  of  equivalent  of  Chief  Financial  Officer  pursuant  to
      Securities Exchange Act Rules 13a-14(a)/15d-14(a),  as Adopted Pursuant to
      Section 302 of the Sarbanes-Oxley Act of 2002.

32.1  Certification  of the equivalent of the Chief Executive  Officer and Chief
      Financial Officer Pursuant to 18 U.S.C.  Section 1350, as Adopted Pursuant
      to Section 906 of the Sarbanes-Oxley Act of 2002.






Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, certify that:


1.    I have reviewed  this  quarterly  report on Form 10-QSB of  Jacques-Miller
      Income Fund, L.P.-II;

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

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

4.    The  small  business  issuer's  other  certifying  officer(s)  and  I  are
      responsible  for  establishing  and  maintaining  disclosure  controls and
      procedures (as defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for
      the small business issuer and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            small business issuer, including its consolidated  subsidiaries,  is
            made  known to us by  others  within  those  entities,  particularly
            during the period in which this report is being prepared;

      (b)   Evaluated  the   effectiveness   of  the  small  business   issuer's
            disclosure  controls and procedures and presented in this report our
            conclusions about the  effectiveness of the disclosure  controls and
            procedures, as of the end of the period covered by this report based
            on such evaluation; and

      (c)   Disclosed in this report any change in the small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer's  board of directors (or persons
      performing the equivalent functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely  affect the small business  issuer's
            ability  to  record,   process,   summarize  and  report   financial
            information; and


      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees who have a significant  role in the small  business
            issuer's internal control over financial reporting.


Date: November 14, 2005

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior Vice President of
                                    Jacques-Miller, Inc., equivalent of
                                    the chief executive officer of the
                                    Partnership






Exhibit 31.2


                                  CERTIFICATION


I, Stephen B. Waters, certify that:


1.    I have reviewed  this  quarterly  report on Form 10-QSB of  Jacques-Miller
      Income Fund, L.P.-II;

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

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

4.    The  small  business  issuer's  other  certifying  officer(s)  and  I  are
      responsible  for  establishing  and  maintaining  disclosure  controls and
      procedures (as defined in Exchange Act Rules  13a-15(e) and 15d-15(e)) for
      the small business issuer and have:

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  to ensure that  material  information  relating to the
            small business issuer, including its consolidated  subsidiaries,  is
            made  known to us by  others  within  those  entities,  particularly
            during the period in which this report is being prepared;

      (b)   Evaluated  the   effectiveness   of  the  small  business   issuer's
            disclosure  controls and procedures and presented in this report our
            conclusions about the  effectiveness of the disclosure  controls and
            procedures, as of the end of the period covered by this report based
            on such evaluation; and

      (c)   Disclosed in this report any change in the small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer's  board of directors (or persons
      performing the equivalent functions):

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely  affect the small business  issuer's
            ability  to  record,   process,   summarize  and  report   financial
            information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees who have a significant  role in the small  business
            issuer's internal control over financial reporting.

Date: November 14, 2005

                                      /s/Stephen B. Waters
                                      Stephen B. Waters
                                      Vice President of Jacques-Miller, Inc.,
                                      equivalent of the chief financial
                                      officer of the Partnership




Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                Section 906 of the Sarbanes-Oxley Act of 2002



In connection with the Quarterly  Report on Form 10-QSB of Jacques Miller Income
Fund, L.P. II (the "Partnership"),  for the quarterly period ended September 30,
2005 as filed with the  Securities  and Exchange  Commission  on the date hereof
(the "Report"), Martha L. Long, as the equivalent of the chief executive officer
of the  Partnership,  and  Stephen B.  Waters,  as the  equivalent  of the chief
financial  officer of the  Partnership,  each hereby  certifies,  pursuant to 18
U.S.C.  Section 1350, as adopted  pursuant to Section 906 of the  Sarbanes-Oxley
Act of 2002, that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                           /s/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  November 14, 2005


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  November 14, 2005


 This certification is furnished with this Report pursuant to Section 906 of the
 Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for
 purposes of Section 18 of the Securities Exchange Act of 1934, as amended.