Exhibit (a)(2)






                              LETTER OF TRANSMITTAL

                          THE OFFER, WITHDRAWAL RIGHTS AND PRORATION PERIOD WILL
                          EXPIRE AT 12:00 MIDNIGHT, PACIFIC STANDARD TIME, ON
                          MAY 5, 2000 (THE "EXPIRATION DATE") UNLESS EXTENDED.

                          Deliver to:      MacKenzie Patterson, Inc.
                                           1640 School Street
                                           Moraga, California  94556
                          For Assistance:  (800) 854-8357
                          Via Facsimile:   (925) 376-7983
                          E-Mail Address:  offers@mackpatt.com

                          (PLEASE INDICATE CHANGES OR CORRECTIONS TO THE ADDRESS
                          PRINTED  TO THE LEFT)

         To  participate  in the Offer,  a duly  executed copy of this Letter of
Transmittal and any other documents  required by this Letter of Transmittal must
be received by the Depositary on or prior to the Expiration Date.
         Delivery of this Letter of Transmittal or any other required  documents
to an address other than as set forth above does not constitute  valid delivery.
The method of  delivery  of all  documents  is at the  election  and risk of the
tendering  Unitholder.  Please  use  the  pre-addressed,  postage-paid  envelope
provided.

     This  Letter of  Transmittal  is to be  completed  by  holders  of Units of
limited  partnership  interest in  CHRISKEN  PARTNERS  CASH INCOME FUND L.P.,  a
Delaware limited partnership(the "Partnership"),  pursuant to the procedures set
forth in the Offer to Purchase (as defined below). Capitalized terms used herein
and not defined herein have the meanings  ascribed to such terms in the Offer to
Purchase.

               PLEASE CAREFULLY READ THE ACCOMPANYING INSTRUCTIONS

Gentlemen:
     The  undersigned  hereby  tenders to 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") all of the Units of limited partnership interest
("Units") in the Partnership  held by the undersigned as set forth above (or, if
less than all such Units, the number set forth below in the signature box), at a
purchase price equal to $285 per Unit, less the amount of any distributions made
or declared with respect to the Units between March 31, 2000 and the  Expiration
Date,  and upon the other terms and subject to the  conditions  set forth in the
Offer to Purchase,  dated March 31, 2000 (the "Offer to  Purchase")  and in this
Letter of Transmittal,  as each may be supplemented or amended from time to time
(which  together  constitute  the "Offer").  Receipt of the Offer to Purchase is
hereby acknowledged.  The undersigned  recognizes that, if more than 5,542 Units
are  validly  tendered  prior  to or on the  Expiration  Date  and not  properly
withdrawn,  the Purchasers will, upon the terms of the Offer, accept for payment
from among those Units tendered  prior to or on the Expiration  Date 5,542 Units
on a pro rata basis,  with adjustments to avoid purchases of certain  fractional
Units,  based upon the number of Units validly  tendered prior to the Expiration
Date and not withdrawn.  Subject to and effective upon acceptance for payment of
any of the Units tendered  hereby,  the  undersigned  hereby sells,  assigns and
transfers to, or upon the order of, Purchasers all right,  title and interest in
and to such Units which are  purchased  pursuant to the Offer.  The  undersigned
hereby  irrevocably  constitutes  and  appoints the  Purchasers  as the true and
lawful agent and  attorney-in-fact  and proxy of the undersigned with respect to
such Units,  with full power of  substitution  (such power of attorney and proxy
being deemed to be an irrevocable power and proxy coupled with an interest),  to
deliver  such Units and transfer  ownership  of such Units,  on the books of the
Partnership,   together  with  all   accompanying   evidences  of  transfer  and
authenticity,  to or upon the order of the  Purchasers  and, upon payment of the
purchase  price in respect  of such Units by the  Purchasers,  to  exercise  all


                                       1



voting rights and to receive all benefits and  otherwise  exercise all rights of
beneficial  ownership  of such  Units  all in  accordance  with the terms of the
Offer.  Subject to and effective upon the purchase of any Units tendered hereby,
the  undersigned  hereby requests that each of the Purchasers be admitted to the
Partnership as a "substitute Limited Partner" under the terms of the Partnership
Agreement of the Partnership.  Upon the purchase of Units pursuant to the Offer,
all prior  proxies and consents  given by the  undersigned  with respect to such
Units will be revoked and no subsequent proxies or consents may be given (and if
given will not be deemed effective). In addition,  by  executing this  Letter of
Transmittal,   the   undersigned   assigns   to  the   Purchasers   all  of  the
undersigned's rights to receive  distributions from the Partnership with respect
to Units which are  purchased  pursuant to the Offer,  other than  distributions
declared or paid through the Expiration Date and to change the address of record
for such distributions on the books of the Partnership. Upon request, the Seller
will execute and deliver,  and irrevocably  directs any custodian to execute and
deliver,  any  additional  documents  deemed by the Purchaser to be necessary or
desirable to complete the assignment, transfer and purchase of such Units.

     The undersigned  hereby  represents and warrants that the undersigned  owns
the Units tendered  hereby within the meaning of Rule 13d-3 under the Securities
Exchange Act of 1934,  as amended,  and has full power and  authority to validly
tender,  sell, assign and transfer the Units tendered hereby,  and that when any
such Units are purchased by the  Purchasers,  the Purchasers  will acquire good,
marketable  and  unencumbered  title  thereto,  free  and  clear  of all  liens,
restrictions,  charges,  encumbrances,  conditional  sales  agreements  or other
obligations relating to the sale or transfer thereof, and such Units will not be
subject to any adverse claim.  Upon request,  the  undersigned  will execute and
deliver any  additional  documents  deemed by the  Purchasers to be necessary or
desirable to complete the  assignment,  transfer and purchase of Units  tendered
hereby.

     The undersigned  understands  that a tender of Units to the Purchasers will
constitute a binding  agreement  between the undersigned and the Purchasers upon
the terms and subject to the conditions of the Offer. The undersigned recognizes
the  right of the  Purchasers  to  effect a change of  distribution  address  to
MacKenzie Patterson, Inc. at 1640 School Street, Moraga, California,  94556. The
undersigned  recognizes that under certain  circumstances set forth in the Offer
to Purchase, the Purchasers may not be required to accept for payment any of the
Units tendered  hereby.  In such event,  the  undersigned  understands  that any
Letter of  Transmittal  for Units not  accepted for payment will be destroyed by
the Purchasers.  All authority  herein conferred or agreed to be conferred shall
survive the death or incapacity of the  undersigned  and any  obligations of the
undersigned  shall  be  binding  upon  the  heirs,   personal   representatives,
successors  and  assigns  of the  undersigned.  Except as stated in the Offer to
Purchase, this tender is irrevocable.

                                    1 (cont.)




================================================================================
                                  SIGNATURE BOX
    (Please complete Boxes A, B, C and D on the following page as necessary)
================================================================================

Please sign  exactly as your name is printed
(or  corrected)  above,  and insert your          ------------------------------
Taxpayer Identification Number or Social          (Signature of Owner)      Date
Security Number in the space provided below
your signature. For joint owners, each joint
owner must sign. (See  Instructions 1)
The signatory hereto hereby certifies under
penalties of perjury the statements in Box B,
Box C and if applicable, Box D.                   ------------------------------
                                                  (Signature of Owner)      Date

If the undersigned is tendering less than all
Units held the number of Units tendered is set
forth below. Otherwise, all Units held by the
undersigned are tendered hereby.
                                        Taxpayer I.D. or Social # --------------
- --------------- Units                   Telephone No.   (day)-------------------
                                                        (eve.)------------------



================================================================================
                                      BOX A
================================================================================
                          Medallion Signature Guarantee
                           (Required for all Sellers)

                               (See Instruction 1)

Name and Address of Eligible Institution: --------------------------------------
Authorized Signature ------------------------- Title ---------------------------
Name ------------------------------------------- Date --------------,199--------



================================================================================
                                      BOX B
                               SUBSTITUTE FORM W-9
                           (See Instruction 3 - Box B)
================================================================================

          The person  signing this Letter of  Transmittal  hereby  certifies the
following to the Purchasers under penalties of perjury:

                  (i) The TIN set  forth in the  signature  box on the  front of
this Letter of Transmittal is the correct TIN of the Unitholder,  or if this box
[ ] is checked,  the  Unitholder  has applied for a TIN. If the  Unitholder  has
applied for a TIN, a TIN has not been issued to the Unitholder,  and either: (a)
the  Unitholder  has mailed or delivered an  application to receive a TIN to the
appropriate  IRS Center or Social  Security  Administration  Office,  or (b) the
Unitholder  intends  to mail or deliver an  application  in the near  future (it
being understood that if the Unitholder does not provide a TIN to the Purchasers
within sixty (60) days,  31% of all  reportable  payments made to the Unitholder
thereafter will be withheld until a TIN is provided to the Purchasers); and

                  (ii)  Unless this box [ ] is checked,  the  Unitholder  is not
subject to backup withholding either because the Unitholder:  (a) is exempt from
backup withholding,  (b) has not been notified by the IRS that the Unitholder is
subject to backup  withholding  as result of a failure to report all interest or
dividends, or (c) has been notified by the IRS that such Unitholder is no longer
subject to backup withholding.

         Note: Place an "X" in the box in (ii) if you are unable to certify that
the Unitholder is not subject to backup withholding.


                                       2




================================================================================
                                      BOX C
                                FIRPTA AFFIDAVIT
                           (See Instruction 3 - Box C)
================================================================================

          Under Section  1445(e)(5) of the Internal Revenue Code and Treas. Reg.
1.1445-11T(d),  a  transferee  must  withhold  tax  equal  to 10% of the  amount
realized with respect to certain  transfers of an interest in a  partnership  if
50% or more of the value of its gross  assets  consists  of U.S.  real  property
interests and 90% or more of the value of its gross assets consists of U.S. real
property  interests  plus cash  equivalents,  and the holder of the  partnership
interest is a foreign  person.  To inform the Purchasers  that no withholding is
required  with  respect to the  Unitholder's  interest in the  Partnership,  the
person signing this Letter of Transmittal  hereby  certifies the following under
penalties of perjury;
                  (i) Unless  this box [ ] is  checked,  the  Unitholder,  if an
individual,  is a U.S.  citizen or a resident alien for purposes of U.S.  income
taxation, and if other than an individual, is not a foreign corporation, foreign
partnership,  foreign estate or foreign trust (as those terms are defined in the
Internal Revenue Code and Income Tax  Regulations);  (ii) the Unitholder's  U.S.
social security number (for individuals) or employer  identification number (for
non-individuals)  is correctly printed in the signature box on the front of this
Letter  of   Transmittal;   and  (iii)  the   Unitholder's   home  address  (for
individuals), or office address (for non-individuals),  is correctly printed (or
corrected) on the front of this Letter of  Transmittal.  If a  corporation,  the
jurisdiction of incorporation is __________.

                                   2 (cont.)



          The person  signing this Letter of Transmittal  understands  that this
certification  may be disclosed to the IRS by the  Purchasers and that any false
statements contained herein could be punished by fine, imprisonment, or both.

================================================================================
                                      BOX D
                               SUBSTITUTE FORM W-8
                           (See Instruction 4 - Box D)
================================================================================

          By  checking  this  box  [  ],  the  person  signing  this  Letter  of
Transmittal  hereby  certifies under penalties of perjury that the Unitholder is
an "exempt  foreign person" for purposes of the backup  withholding  rules under
the U.S. federal income tax laws, because the Unitholder:
       (i)    Is a nonresident alien individual or a foreign corporation,
              partnership, estate or trust;
       (ii)   If an individual, has not been and plans not to be present in the
              U.S. for a total of 183 days or more during the calendar year; and
       (iii)  Neither engages, nor plans to engage, in a U.S. trade or business
              that has effectively connected gains from transactions with a
              broker or barter exchange.


                                  INSTRUCTIONS

              Forming Part of the Terms and Conditions of the Offer

1.  Tender,  Signature  Requirements;  Delivery.  After  carefully  reading  and
completing  this Letter of  Transmittal,  in order to tender  Units a Unitholder
must  sign  at the "X" on the  bottom  of the  first  page  of  this  Letter  of
Transmittal and insert the Unitholder's correct Taxpayer  Identification  Number
or Social Security Number ("TIN") in the space provided below the signature. The
signature  must  correspond  exactly with the name printed (or corrected) on the
front of this  Letter of  Transmittal  without  any change  whatsoever.  If this
Letter of  Transmittal  is signed by the  registered  Unitholder  of the Units a
Medallion  signature  guarantee  on this  Letter  of  Transmittal  is  required.
Similarly,  if  Units  are  tendered  for  the  account  of a  member  firm of a
registered national security exchange, a member firm of the National Association
of Securities  Dealers,  Inc. or a commercial bank,  savings bank, credit union,
savings and loan association or trust company having an office, branch or agency
in the United  States (each an "Eligible  Institution"),  a Medallion  signature
guarantee  is  required.  In all  other  cases,  signatures  on this  Letter  of
Transmittal  must  be  Medallion  guaranteed  by  an  Eligible  Institution,  by
completing  the  Signature  guarantee  set  forth  in BOX A of  this  Letter  of
Transmittal.  If any tendered  Units are  registered in the names of two or more
joint holders,  all such holders must sign this Letter of  Transmittal.  If this
Letter  of  Transmittal  is  signed  by  trustees,  administrators,   guardians,
attorneys-in-fact,  officers of corporations, or others acting in a fiduciary or
representative  capacity,  such persons should so indicate when signing and must
submit proper  evidence  satisfactory to the Purchasers of their authority to so
act. For Units to be validly  tendered,  a properly  completed and duly executed
Letter of Transmittal, together with any required signature guarantees in BOX A,
and any other documents required by this Letter of Transmittal, must be received
by the depositary prior to or on the Expiration Date at its address or facsimile
number set forth on the front of this  Letter of  Transmittal.  No  alternative,
conditional or contingent tenders will be accepted. All tendering Unitholders by
execution of this Letter of Transmittal waive any right to receive any notice of
the acceptance of their tender.

2.  Transfer Taxes.  The Purchasers will pay  or cause  to be paid  all transfer
taxes, if any,  payable in respect of Units accepted for payment pursuant to the
Offer.

                                       3



3.  U.S.  Persons.  A  Unitholder  who or which  is a  United States citizen  or
resident alien individual,  a domestic corporation,  a domestic  partnership,  a
domestic trust or a domestic estate  (collectively  "United States  persons") as
those terms are defined in the Internal Revenue Code and Income Tax Regulations,
should complete the following:

         Box B - Substitute  Form W-9. In order to avoid 31% federal  income tax
backup   withholding,   the  Unitholder  must  provide  to  the  Purchasers  the
Unitholder's  correct Taxpayer  Identification  Number or Social Security Number
("TIN")  in the space  provided  below the  signature  line and  certify,  under
penalties  of  perjury,  that such  Unitholder  is not  subject  to such  backup
withholding.  The TIN that must be provided is that of the registered Unitholder
indicated  on the front of this Letter of  Transmittal.  If a correct TIN is not
provided,  penalties may be imposed by the Internal Revenue Service ("IRS"),  in
addition  to  the  Unitholder  being  subject  to  backup  withholding.  Certain
Unitholders  (including,  among  others,  all  corporations)  are not subject to
backup withholding.  Backup withholding is not an additional tax. If withholding
results in an overpayment of taxes, a refund may be obtained from the IRS.

         Box C -  FIRPTA  Affidavit.  To  avoid  potential  withholding  of  tax
pursuant to Section 1445 of the Internal  Revenue Code,  each  Unitholder who or
which is a United States  Person (as defined  Instruction 3 above) must certify,
under  penalties of perjury,  the  Unitholder's  TIN and  address,  and that the
Unitholder  is not a foreign  person.  Tax  withheld  under  Section 1445 of the
Internal  Revenue Code is not an additional  tax. If  withholding  results in an
overpayment of tax, a refund may be obtained from the IRS.

4.  Foreign  Persons.  In  order for  a  Unitholder  who  is  a  foreign  person
(i.e.,  not a United  States  Person as defined in 3 above) to qualify as exempt
from 31%  backup  withholding,  such  foreign  Unitholder  must  certify,  under
penalties  of perjury,  the  statement  in BOX D of this  Letter of  Transmittal
attesting  to  that  foreign  person's  status  by  checking the  box  preceding
such statement. However, such person will be subject to withholding of tax under
Section 1445 of the Code.

5.   Additional  Copies  of  Offer  to  Purchase  and   Letter  of  Transmittal.
Requests for  assistance or additional  copies of the Offer to Purchase and this
Letter  of   Transmittal   may  be  obtained  from  the  Purchasers  by  calling
800-854-8357.

                                   3 (cont.)