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 September 30, 2003 was 1.12%. 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 September 30, 2003 the outstanding balance on the line of credit was $105,000. Net Cash from Operations available for aggregate distributions to all Partners in UMHCIF during the quarter ended September 30, 2003 amounted to $395,427.

The amount available during the same period in 2002 was $468,372. 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 third quarter based on second quarter results was $150,875, or one-fourth of 1.0% of the most recent appraised value of the properties held by the Partnership ($60,350,000 x .01 = $603,500 / 4 = $150,875).

The cash available after payment of the Partnership Management Distribution amounted to $395,427. From this amount, the General Partner elected to make a total distribution of $112,500 for the third quarter of 2003 equal to the amount distributed for the third quarter of 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 September 30, 2003, the Partnership's cash balance amounted to $321,893. 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 89% at the end of September 2003 compared to 93% in 2002 for the same period. The average monthly rent in September 2003 was approximately $485, or 7% more than the $453 average monthly rent in September 2002 (average rent not a weighted average).

	Total Capacity	Occupied Sites	Occupancy Rate	Average Rent*
Aztec Estates	645	516	80%	$505
Kings Manor	314	307	98%	495
Old Dutch Farms	293	252	86%	447
Park of the Four Seasons	572	527	92%	493
Total on 9/30/03:	1,824	1,602	89%	$485
Total on 9/30/02:	1,824	1,689	93%	$453

*Not a weighted average

                                                For the three months ending September 30, 2003
                                              Gross Revenues                       Net Income

                                         9/30/03	   9/30/02	      9/30/03	      9/30/02						    	
Aztec Estates			        $890,323          $1,016,123	     $348,807	    $ 396,110
Kings Manor			 	 535,653	     517,827 	      286,211	      287,313
Old Dutch Farms	 		         349,630	     408,057          184,186	      189,621
Park of the Four Seasons		 783,923	     731,842	      397,049	      404,959
                                       2,559,529	   2,673,849        1,216,253	   $1,278,003

Partnership Management: 	           1,954	       4,047	      (53,788)	      (43,236)

Other Non Recurring expenses:	            ----- 	        ----	      (99,396)	      (91,284)

Debt Service						      		     (667,642)	     (675,111)

Depreciation and Amortization	           -----	       ----          (243,029)	     (227,550)

                                      $2,561,483 	 $ 2,677,896	     $152,398	     $240,822 

Gross revenues decreased $116,413 to $2,561,483 in 2003, as compared to $2,677,896 in 2002. (See table in previous section). The decrease in revenue was due to decreases in site rental and income from home sales.

As described in the Statements of Income, total operating expenses were lower, decreasing from $2,437,074 in 2002 to $2,409,085 in 2003. This was due primarily to a decrease in Home Sale Expense.

As a result of the aforementioned factors, Net Income decreased 37% for the third quarter of 2003 compared to the same quarter of the prior year, decreasing from $240,822 for 2002 to $152,398 for 2003.

For the first nine months of 2003, Gross Revenues were $7,924,235, a decrease of $374,947 compared to $8,299,182 for the same period of 2002. The decrease was due to a decrease in site rental and income from home sales. Total Operating Expenses for the first three quarters of 2003 were $7,199,553, a decrease of $272,342 compared to $7,471,895 for 2002. Net Income for the first nine months ending September 30, 2002 was $827,287 a decrease of $102,605 compared to the $724,682 reported for the first nine months ending September 30, 2002.

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 September 30, 2003 the Partnership had a note payable outstanding in the amount of $31,664,590. Interest on this note is at a fixed annual rate of 8.24% through June 2007.

    Line-of-Credit: At September 30, 2003 the Partnership owed $105,000 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 on 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 Director and Chief Financial Officer of Uniprop, Inc. 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) ) within 90 days before the filing of this quarterly report. Based on that evaluation, we have concluded that our current disclosure controls and procedures are effective and timely, providing them with material information relating to that 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 September 30, 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

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 of Uniprop Manufactured Housing Income Fund (the "Company") on 
Form 10-Q for the period ending September 30, 2003 as filed with the Securities and Exchange Commission 
on the date hereof (the "Report"), I, Paul M Zlotoff, General Partner of the Partnership, Gloria A. 
Koster, Principal Financial Officer, certify, pursuant to U.S.C. ss. 1350, as adopted pursuant to ss. 906 
of the Sarbanes-Oxley Act of 2002, that:

(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 Company as of September 30, 2003.


P.I. Associates Limited Partnership its General Partner

/s/ Paul M. Zlotoff
__________________________
By: Paul M Zlotoff, its General Partner



/s/ Gloria A. Koster
_____________________________________
By: Gloria A. Koster, its 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 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 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: November 12, 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: November 12, 2003                                     Signature: /s/ Gloria A. Koster

                                                            Gloria A. Koster, Chief Financial Officer