SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549
                             -----------------------

                                   SCHEDULE TO
         Tender Offer Statement Pursuant to Section 14(d)(1) or 13(e)(1)
                     of the Securities Exchange Act of 1934
                             -----------------------

                     CHRISKEN PARTNERS CASH INCOME FUND L.P.
                            (Name of Subject Company)

       MP VALUE FUND 4, LLC; MORAGA FUND 1, L.P.; MP INCOME FUND 16, LLC;
              ACCELERATED HIGH YIELD INSTITUTIONAL INVESTORS, LTD.;
                ACCELERATED HIGH YIELD INSTITUTIONAL FUND, LTD.;
    ACCELERATED HIGH YIELD PENSION INVESTORS, LTD.; MORAGA-DEWAAY FUND, LLC;
                   MP FALCON FUND, LLC; MORAGA GOLD, LLC; and
                PREVIOUSLY OWNED MORTGAGE PARTNERSHIPS INCOME 3,
                                      L.P.

                                    (Bidders)

                          LIMITED PARTNERSHIP INTERESTS
                         (Title of Class of Securities)

                                      NONE
                      (CUSIP Number of Class of Securities)
                             -----------------------

                                            Copy to:
C.E. Patterson                              Paul J. Derenthal, Esq.
MacKenzie Patterson, Inc.                   Derenthal & Dannhauser
1640 School Street                          One Post Street, Suite 575
Moraga, California  94556                   San Francisco, California  94104
(925) 631-9100                              (415) 981-4844

                     (Name, Address and Telephone Number of
                    Person Authorized to Receive Notices and
                       Communications on Behalf of Bidder)

                            Calculation of Filing Fee

                   Transaction               Amount of
                   Valuation*                Filing Fee

                   $1,579,470                $315.89

*            For  purposes of  calculating  the  filing fee  only.  Assumes  the
             purchase of 5,542 Units at a  purchase price equal to $285 per Unit
             in cash.

[ ]          Check box if any  part of the fee  is offset  as  provided  by Rule
             0-11(a)(2)  and identify the filing with which the  offsetting  fee
             was previously  paid.  Identify the previous filing by registration
             statement  number,  or the  Form or  Schedule  and the  date of its
             filing.

             Amount Previously Paid:
             Form or Registration Number:
             Filing Party:
             Date Filed:








[ ]          Check box if  any part of  the fee is offset  as  provided  by Rule
             0-11(a)(2)  and identify the filing with which the  offsetting  fee
             was previously  paid.  Identify the previous filing by registration
             statement  number,  or the  Form or  Schedule  and the  date of its
             filing.
             Amount Previously Paid:
             Form or Registration Number:
             Filing Party:
             Date Filed:

[ ]          Check  the  box  if  the  filing  relates  solely   to  preliminary
             communications made before the commencement of a tender offer.

 Check the  appropriate  boxes below to designate any  transactions to which the
statement relates:

[X]          third party tender offer subject to Rule 14d-1.
[ ]          issuer tender offer subject to Rule 13e-4.
[ ]          going private transaction subject to Rule 13e-3
[ ]          amendment to Schedule 13D under Rule 13d-2

Check the following box if the filing is a final amendment reporting the results
of the tender offer: [ ]






                                  TENDER OFFER

             This Tender Offer  Statement on Schedule TO relates to the offer by
MP VALUE FUND 4, LLC;  MORAGA FUND 1, L.P.; MP INCOME FUND 16, LLC;  ACCELERATED
HIGH YIELD INSTITUTIONAL  INVESTORS,  LTD.; ACCELERATED HIGH YIELD INSTITUTIONAL
FUND, LTD.; ACCELERATED HIGH YIELD PENSION INVESTORS,  LTD.; MORAGA-DEWAAY FUND,
LLC; MP FALCON FUND,  LLC;  MORAGA  GOLD,  LLC; and  PREVIOUSLY  OWNED  MORTGAGE
PARTNERSHIPS  INCOME 3, L.P.  (collectively  the "Purchasers") to purchase up to
5,542 units of limited  partnership  interest (the "Units") in CHRISKEN PARTNERS
CASH  INCOME FUND L.P.,  a Delaware  limited  partnership  (the  "Issuer"),  the
subject company. The Purchasers are offering to purchase the Units at a purchase
price equal to $285 per Unit, less the amount of any  distributions  declared or
made with respect to the Units  between  March 31, 2000 and May 5, 2000, or such
other date to which this Offer may be extended (the "Expiration Date"), upon the
terms and subject to the  conditions  set forth in the Offer to  Purchase  dated
March 31, 2000 (the "Offer to Purchase") and the related Letter of  Transmittal,
copies of which are attached hereto as Exhibits (a)(1) and (a)(2), respectively.
The Issuer had 36,948 Units  issued and  outstanding  as of  September  30, 1999
according to its quarterly report on Form 10-Q for the quarter then ended,  held
by  approximately  1,701  Unitholders as of December 31, 1998,  according to its
annual  report on Form 10-K for the year then  ended,  which is the most  recent
information  available to the Purchasers  concerning the outstanding  Units. The
address of the Issuer's  principal  executive offices is 345 North Canal Street,
Chicago, Illinois 60606.

         The  information in the Offer to Purchase,  including all schedules and
annexes  thereto,  is  hereby  expressly  incorporated  herein by  reference  in
response  to all the  items of this  Statement,  except as  otherwise  set forth
below.

Item 12.          Exhibits.
                  --------

         (a)(1)   Offer to Purchase dated March 31, 2000

         (a)(2)   Letter of Transmittal

         (a)(3)   Form of Letter to Unitholders dated March 31, 2000

         (a)(4)   Advertisement

         (b)-(h)  Not applicable.






                                   SIGNATURES


         After due inquiry and to the best of my knowledge and belief, I certify
that the information set forth in this statement is true, complete and correct.

Dated:   March 31, 2000

MP VALUE FUND 4, LLC
By MacKenzie Patterson, Inc., Manager

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President

MORAGA FUND 1, L.P.
By Moraga Partners, Inc., General Partner

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President


MP INCOME FUND 16, LLC
By MacKenzie Patterson, Inc., Manager

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President


ACCELERATED HIGH YIELD INSTITUTIONAL INVESTORS, LTD.
By MacKenzie Patterson, Inc., General Partner

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President


ACCELERATED HIGH YIELD INSTITUTIONAL FUND, LTD.
By MacKenzie Patterson, Inc., General Partner

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President


ACCELERATED HIGH YIELD PENSION INVESTORS, LTD.
By MacKenzie Patterson, Inc., General Partner

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President

MORAGA-DEWAAY FUND, LLC
By MacKenzie Patterson, Inc., Manager

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President


MP FALCON FUND, LLC
By MacKenzie Patterson, Inc., Manager

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President

                                       2




MORAGA GOLD, LLC
By Moraga Partners, Inc., Member

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President

MACKENZIE PATTERSON SPECIAL FUND 3, LLC.
By MacKenzie Patterson, Inc., Manager

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President

PREVIOUSLY OWNED MORTGAGE PARTNERSHIPS INCOME FUND 3, LP
By MacKenzie Patterson, Inc., General Partner

         By:      /s/ C. E. Patterson
                  -------------------
                  C.E. Patterson,  President












                                       3




                                  EXHIBIT INDEX


Exhibit           Description                                               Page

(a)(1)   Offer to Purchase dated March 31, 2000

(a)(2)   Letter of Transmittal

(a)(3)   Form of Letter to Unitholders dated March 31, 2000

(a)(4)   Advertisement