Capital Resources

The Partnership's capital resources consist primarily of its four manufactured housing communities. On March 25, 1997 the Partnership borrowed $33,500,000 from Nomura Asset Capital Corporation (the "Financing"). It secured the Financing by placing liens on its four communities. As a result of the Financing, the Partnership distributed $30,000,000 to the Limited Partners, which represented a full return of the original capital contributions of $1,000 per unit.

Liquidity

As a result of the Financing, the Partnership's four properties are mortgaged. At the time of the Financing, the aggregate principal amount due under the four mortgage notes was $33,500,000 and the aggregate fair market value of the Partnership's mortgaged properties was $53,200,000. The Partnership expects to meet its short-term liquidity needs generally through its working capital provided by operating activities.

The Partnership's long-term liquidity is based, in part, upon its investment strategy. The properties owned by the Partnership were anticipated to be held for seven to ten years after their acquisition. All of the properties have been owned by the Partnership more than ten years. The General Partner may elect to have the Partnership own the properties for as long as, in the opinion of the General Partner, it is in the best interest of the Partnership to do so.

The Partnership has a renewable $1,000,000 line of credit with National City Bank of Michigan/Illinois (formerly First of America Bank). The interest rate, on such line of credit, floats 180 basis points above 1 month LIBOR, which on March 31, 2003 was 1.310%. The sole purpose of the line of credit is to purchase new and used homes to be used as model homes offered for sale within the Partnership's communities. Over the past three years, sales of the new and used model homes has been growing and the General Partner believes that continuing the model home program is in the best interest of the Partnership. As of March 31, 2003 the outstanding balance on the line of credit was $195,755.

Net Cash from Operations available for aggregate distributions to all Partners in UMHCIF during the quarter ended March 31, 2003 amounted to $533,229.

The amount available during the same period in 2002 was $489,176. Net Cash from Operations is meant to be a supplemental measure of the Partnership's operating performance. Net Cash from Operations is defined as net income computed in accordance with generally accepted accounting principles ("GAAP"), plus real estate related depreciation and amortization.

Net Cash from Operations does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. Net Cash from Operations should not be considered as an alternative to net income as the primary indicator of the Partnership's operating performance nor as an alternative to cash flow as a measure of liquidity.

The quarterly Partnership Management Distribution paid to the General Partner during the first quarter based on prior quarter results was $146,750.00, or one-fourth of 1.0% of the most recent appraised value of the properties held by the Partnership ($58,700,000 x .01/4 = $146,750.00).

The cash available after payment of the Partnership Management Distribution amounted to $386,479. From this amount, the General Partner elected to make a total distribution of $112,500 for the first quarter of 2003 (unchanged from 2002), 80.0% or $90,000, was paid to the Limited Partners and 20.0% or $22,500 was paid to the General Partner.

While the Partnership is not required to maintain a working capital reserve, the Partnership has not distributed all the cash generated from operations in order to build cash reserves. As of March 31, 2003, the Partnership's cash balance amounted to $753,459. The amount placed in reserves is at the discretion of the General Partner.

Results of Operations

Overall, as illustrated in the tables below, the four properties had a combined average occupancy of 90% at the end of March 2003, versus 93% a year ago. The average monthly rent in March 2003 was approximately $462, or 3% more than the $449 average monthly rent in March 2002 (average rent not a weighted average).

	Total Capacity	Occupied Sites	Occupancy Rate	Average Rent*
Aztec Estates	645	546	85%	$505
Kings Manor	314	305	97%	495
Old Dutch Farms	293	252	86%	441
Park of the Four Seasons	572	542	95%	406
Total on 3/31/03:	1,824	1,645	90%	$462
Total on 3/31/02:	1,824	1,693	93%	$449

*Not a weighted average

                                       
                                    Gross Revenues                        Net Income

                                3/31/03	         3/31/02	         3/31/03	   3/31/02						    	
Aztec Estates		        $879,073	$1,000,905	        $399,320	 $ 411,834
Kings Manor			 598,064	   558,829   	         298,794	   274,388
Old Dutch Farms	 		 392,455	   359,810	         237,706	   206,913
Park of the Four Seasons         643,363	   653,376	         365,723	   412,289
                               2,512,955	 2,572,920	       1,301,543       $ 1,305,424

Partnership Management: 	   1,725	     4,877	        (75,818)           (74,334)

Other Non Recurring expenses:	   ----- 	     ----               (40,612)           (77,963)

Debt Service						      	       (651,884)	  (663,951)

Depreciation and Amortization	   -----	     ----     	       (229,412)	  (220,193)

                              $2,514,680 	$2,577,797	        $303,817	  $268,983 

Gross revenues decreased $63,117 to $2,514,680 in 2003, as compared to $2,577,797 in 2002. The decrease was the result of lower occupancy due to weak economic conditions. (See table in previous section.)

As described in the Statements of Income, total operating expenses were $97,951 lower, moving from $2,308,814 to $2,210,863. The decrease was due to a decrease in home sale expense and interest expense.

As a result of the aforementioned factors, Net Income increased, $34,834 for the first quarter of 2003 compared to the same quarter of the prior year, moving from $268,983 for 2002 to $303,817 for 2003.

ITEM 3.

The Partnership is exposed to interest rate rise primarily through its borrowing activities. There is inherent roll over risk for borrowings as they mature and are renewed at current market rates. The extent of this risk is not quantifiable or predictable because of the variability of future interest rates and the Partnership's future financing requirements.

    Note Payable: At March 31, 2003 the Partnership had a note payable outstanding in the amount of $31,842,556. Interest on this note is at a fixed annual rate of 8.24% through June 2007.

    Line-of-Credit: At March 31, 2003 the Partnership owed $195,755 under its line-of-credit agreement, whereby interest is charged at a variable rate of 1.80% in excess of LIBOR.

A 10% adverse change in interest rates of the portion of the Partnership's debt bearing interest at variable rates would result in an increase in interest expense of less than $10,000 annually.

The Partnership does not enter into financial instruments transactions for trading or other speculative purposes or to manage its interest rate exposure.

ITEM 4.

Evaluation of Disclosure Controls and Procedures

    The General Partner and Principal Financial Officer have reviewed and evaluated the effectiveness of our disclosure controls and procedures (as defined in Exchange Act Rules 240.13a-14(c) and 15d-14(c)) as of a date within 90 days before the filing date of this quarterly report. Based on that evaluation, The General Partner and Principal Financial Officer the have concluded that our current disclosure controls and procedures are effective and timely, providing them with material information relating to us required to be disclosed in the reports we file or submit under the Exchange Act.

Changes in Internal Controls

    There have not been any significant changes in our internal controls or in other factors that could significantly affect these controls subsequent to the date of their evaluation. We are not aware of any significant deficiencies or material weaknesses, therefore no corrective actions were taken.

                                                       
(A) Reports of Form 8-K
There were no reports filed on Form 8-K during
the three months ended March 31, 2003.

                                           Uniprop Manufactured Housing
                                       Communities Income Fund,
                                             A Michigan Limited Partnership

                                               BY:   P.I. Associates Limited Partnership,
                                                 A Michigan Limited Partnership, 
                                    its General Partner
                               
                                 BY:	/s/ Paul M. Zlotoff

                                        Paul M. Zlotoff, General Partner

                                  BY:	/s/ Gloria A. Koster

                                        Gloria A. Koster, Principal Financial Officer

CERTIFICATION PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

       I, Paul M Zlotoff, certify that:


1.	I have reviewed this quarterly report on Form 10-Q of Uniprop 
Manufactured Housing Income Fund;

2.	Based on my knowledge, this quarterly 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 the quarterly 
report;

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

4.	The registrant's other certifying officers and I are responsible for 
establishing and maintaining disclosure controls and procedures (as defined in 
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

a)	designed such disclosure controls and procedures to ensure that material 
information relating to the registrant, including its consolidated subsidiaries, 
is made known to us by others within those entities, particularly during the 
period in which this annual report  is being prepared;
b)	evaluated the effectiveness of the registrant's disclosure controls and 
procedures as of a date within 90 days prior to the filing date of this annual 
report (the "Evaluation Date"); and
c)	presented in this quarterly report our conclusions about the 
effectiveness of the of the disclosure controls and procedures based on our 
evaluation as of the Evaluation Date;

5.	The registrant's other certifying officers and I have disclosed, based 
on our most recent    evaluation, to the registrant's auditors and the audit 
committee of registrant's board of directors (or persons performing the 
equivalent function):
                 
a)	all significant deficiencies in the design or operation of internal 
controls which could adversely affect the registrant's ability to record, 
process, summarize and report financial data and have identified for the 
registrant's auditors any material weaknesses in internal controls; and
b)	any fraud, whether or not material, that involves management or other 
employees who have a significant  role in the registrant's internal controls; 
and

6.	The Registrant's other certifying officers and I have indicated in this 
quarterly report whether or not there were significant changes in internal 
controls or in other factors that could significantly affect internal controls 
subsequent to the date of our most recent evaluation, including any corrective 
actions with regard to significant deficiencies and material weaknesses.

Date: May 13, 2003                  Signature: /s/ Paul M. Zlotoff

                               Paul M. Zlotoff, Principal Executive Officer
                                                   
                               President & Director of GP P.I. Associates Corp.



  CERTIFICATION PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

     I, Gloria A. Koster, certify that:

1. I have reviewed this quarterly report on Form 10-Q of Uniprop Manufactured 
Housing Income Fund;

2.	Based on my knowledge, this quarterly 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 the quarterly 
report;

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

4.	The registrant's other certifying officers and I are responsible for 
establishing and maintaining disclosure controls and procedures (as defined in 
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:

a.	designed such disclosure controls and procedures to ensure that material 
information relating to the registrant, including its consolidated subsidiaries, 
is made known to us by others within those entities, particularly during the 
period in which this quarterly report  is being prepared;
b.	evaluated the effectiveness of the registrant's disclosure controls and 
procedures as of a date within 90 days prior to the filing date of this 
quarterly report (the "Evaluation Date"); and
c.	presented in this quarterly report our conclusions about the 
effectiveness of the of the disclosure controls and procedures based on our 
evaluation as the Evaluation Date.

5.	The registrant's other certifying officers and I have disclosed, based 
on our most recent evaluation, to the registrant's auditors and the audit 
committee of registrant's board of directors (or persons performing the 
equivalent function):
                 
a.	all significant deficiencies in the design or operation of internal 
controls which could adversely affect the registrant's ability to record, 
process, summarize and report financial data and have identified for the 
registrant's auditors any material weaknesses in internal controls; and
b.	any fraud, whether or not material, that involves management or other 
employees who have a significant  role in the registrant's internal controls; 
and

6.	The Registrant's other certifying officers and I have indicated in this 
quarterly report whether or not there were significant changes in internal 
controls or in other factors that could significantly affect internal controls 
subsequent to the date of our most recent evaluation, including any corrective 
actions with regard to significant deficiencies and material weaknesses.

Date: May 13, 2003                     Signature: /s/ Gloria A. Koster

                                       Gloria A. Koster, Chief Financial Officer