SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 2O549
                                    FORM 1O-K
(Mark One)
/ x /Annual  Report  Pursuant  to  Section  13 or 15 (d) of the  Securities  and
Exchange Act of 1934 [Fee  required] for fiscal year ended December 31, 2004, or
/ / Transition report pursuant to section 13 or 15(d) of the Securities Exchange
Act of 1934 [No fee required] for the transition period from ________________ to
_______________

Commission File No. 2-68926.

DSI REALTY  INCOME  FUND VI, a  California  Limited  Partnership  (Exact name of
registrant as specified in governing instruments)

_________California___________________________95-3633566_____
(State of other jurisdiction of               (I.R.S. Employer
incorporation or organization                 identification
                                              number

         6700 E. Pacific Coast Hwy., Long Beach, California 9O8O3
         (Address of principal executive offices)     (Zip Code)

Registrants telephone number, including area code-(562)493-8881

Securities registered pursuant to Section 12(b) of the Act: none.

Securities registered pursuant to Section 12(g) of the Act:

                     Units of Limited Partnership Interests
                        (Class of Securities Registered)

     Indicate by check mark,  whether the  registrant (l) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  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 9O days. Yes_X____. No______.

     Indicate by check mark if disclosure of delinquent  filers pursuant to Item
405 of Regulation S-K (Section 229.405 of this chapter) is not contained herein,
and will not be contained,  to the best of registrant's knowledge, in definitive
proxy or information  statements  incorporated  by reference in Part III of this
Form 10-K or any amendment to this Form 10-K. /x/

     The Registrant is a limited  partnership and there is no voting stock.  All
units of limited  partnership  sold to date are owned by  non-affiliates  of the
registrant. All such units were sold at $5OO.OO per unit.


                       DOCUMENTS INCORPORATED BY REFERENCE

Item 8. Registrant's Financial Statements for its fiscal year ended December 31,
     2004, incorporated by reference to Form 10-K, Part II.

Item 11.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2004, incorporated by reference to Form 10-K, Part III.

Item 12.  Registration  Statement  on  Form  S-11,  previously  filed  with  the
     Securities and Exchange  Commission  pursuant to Securities Act of 1933, as
     amended, incorporated by reference to Form 10-K Part III.

Item 13.  Registrant's  Financial  Statements for its fiscal year ended December
     31, 2004, incorporated by reference to Form 10-K, Part III.

                                     PART I

Item l.  BUSINESS

     Registrant,   DSI  Realty   Income  Fund  VI  (the   "Partnership")   is  a
publicly-held limited partnership organized under the California Uniform Limited
Partnership Act pursuant to a Certificate  and Agreement of Limited  Partnership
(hereinafter  referred  to as  "Agreement")  dated  March 27, 1981.  The General
Partners  are  DSI  Properties,  Inc.,  a  California  corporation,  Diversified
Investors  Agency, a general  partnership,  whose current partners are Robert J.
Conway and Joseph W. Conway,  brothers.  The General  Partners are affiliates of
Diversified Securities,  Inc., a wholly-owned subsidiary of DSI Financial,  Inc.
The General Partners provide similar services to other partnerships. Through its
public  offering of Limited  Partnership  Units,  Registrant  sold  twenty-three
thousand  seven  hundred  fifty-three  (23,753)  units  of  limited  partnership
interests  aggregating  Eleven Million Eight Hundred  Seventy-Six  Thousand Five
Hundred Dollars ($11,876,500).  The General Partners have retained a one percent
(l%)  interest  in all  profits,  losses and  distributions  (subject to certain
conditions)  without making any capital  contribution  to the  Partnership.  The
General  Partners  are not  required  to make any capital  contributions  to the
Partnership in the future. Registrant is engaged in the business of investing in
and operating mini-storage facilities with the primary objectives of generating,
for its  partners,  cash  flow,  capital  appreciation  of its  properties,  and
obtaining  federal  income tax  deductions  so that  during  the early  years of
operations,  all or a  portion  of such  distributable  cash  may not  represent
taxable income to its partners.  Funds obtained by Registrant  during the public
offering period of its units were used to acquire seven mini-storage facilities.
Registrant does not intend to sell additional  limited  partnership  units.  The
term of the  Partnership  is fifty years but it is anticipated  that  Registrant
will sell  and/or  refinance  its  properties  prior to the  termination  of the
Partnership.  The Partnership is intended to be  self-liquidating  and it is not
intended that proceeds from the sale or refinancing of its operating  properties
will be reinvested. Registrant has no full time employees but shares one or more
employees with other publicly-held limited partnerships sponsored by the General
Partners.  The  General  Partners  are vested with  authority  as to the general
management and  supervision  of the business and affairs of Registrant.  Limited
Partners  have no right to  participate  in the  management  or  conduct of such
business and affairs.  An  independent  management  company has been retained to
provide day-to-day  management services with respect to all of the Partnership's
investment properties.

     The average occupancy levels for each of the Partnership's seven properties
for the years ended December 31, 2004 and December 31, 2003 were as follows:



Location of Property       Average Occupancy       Average Occupancy
                           Level for the Year      Level for the Year
                           Ended Dec. 31, 2004     Ended Dec. 31, 2003


Vallejo, California                  81%                  82%

Santa Rosa, California
(both stages)                        80%                  82%

Arvada, Colorado                     79%                  80%

Las Vegas, Nevada                    85%                  86%

Federal Heights, Colorado            79%                  82%

Colorado Springs, Colorado           78%                  83%


     Please refer to the discussion appearing elsewhere herein under the caption
Management's  Discussion  and  Analysis of  Financial  Condition  and Results of
Operations  for a  detailed  analysis  of  the  results  of  operations  of  the
Partnership's properties.

     The  business in which the  Partnership  is engaged is highly  competitive.
Each of its  mini-storage  facilities  is located in or near a major urban area,
and  accordingly,   competes  with  a  significant  number  of  individuals  and
organizations  with respect to both the purchase and sale of its  properties and
for rentals.  Generally,  Registrant's business is not affected by the change in
seasons.


Item 2.  PROPERTIES

     Registrant owns a fee interest in seven  mini-storage  facilities,  none of
which are subject to  long-term  indebtedness.  Please  refer to the  discussion
under Business for a discussion of the average  occupancy rate for each property
owned by the  Partnership.  The  following  table sets forth  information  as of
December 31, 2004 regarding properties owned by the Partnership.

Location          Size of  Net Rentable     No. of            Completion
                  Parcel   Area             Rental Units      Date

Vallejo, CA       3.10 acres 57,845         512                 6/9/81

Arvada, CO        3.75 acres 65,535         662                 1/4/83

Federal
Heights, CO       2.39 acres 39,892         467               10/15/83

Las Vegas, NV     2.20 acres 39,682         431                12/l/82

Santa Rosa, CA    3.38 acres 72,163         626                9/10/83
Colorado
Springs, CO       3.50 acres 60,566         692               11/15/83

Item 3.  LEGAL PROCEEDINGS

     Registrant is not a party to any material pending legal proceedings.

Item 4.  SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS

         None.

                                     PART II

Item 5.  MARKET FOR THE REGISTRANT'S COMMON EQUITY AND
                  RELATED STOCKHOLDER MATTERS



     Registrant,  a  publicly-held  limited  partnership,  sold  23,753  limited
partnership  units  during its  offering  and as of  December 31, 2004 had 796
limited  partners of record.  There is no intention to sell  additional  limited
partnership units nor is there a market for these units.

     Average  cash  distributions  of $13.39 per Limited Partnership Unit were
declared and paid each quarter for the year ended December 31, 2004 and $12.80
per Limited Partnership Unit were declared and paid each quarter for the year
ended December 31, 2003 and $15.97 per Limited Partnership Unit were  declared
and paid each quarter for the year ended December 31, 2002. It is Registrant's
expectations  that distributions will continue to  be paid in the  future.



Item 6.  SELECTED FINANCIAL DATA
         FOR THE YEARS ENDED DECEMBER 31, 2004, 2003,  2002, 2001, and 2000
--------------------------------------------------------------------------------
                     2004         2003         2002         2001         2000
                     ----         ----         ----         ----         ----
TOTAL REVENUES AND
OTHER
INCOME            $2,619,017   $2,787,298   $2,843,760   $3,115,301   $3,121,611

TOTAL
EXPENSES           1,357,021    1,547,484    1,777,129    1,825,103    1,742,859
                  ----------   ----------   ----------   ----------   ----------

NET
INCOME            $1,261,996   $1,239,814   $1,066,631   $1,290,198   $1,378,752
                  ==========   ==========   ==========   ==========   ==========

TOTAL
ASSETS            $2,638,552   $2,501,244   $2,527,467   $2,971,125   $3,372,953
                  ==========   ==========   ==========   ==========   ==========


CASH FLOWS FROM (USED IN):
OPERATING         $1,243,303   $1,358,369   $1,522,050   $1,755,331   $1,860,986
INVESTING            (13,203)         -            -        (41,401)    (48,969)
FINANCING         (1,284,500)  (1,228,042)  (1,533,059)  (1,713,926) (1,834,963)



NET INCOME
PER LIMITED
PARTNERSHIP
UNIT              $     52.60  $    51.67   $    44.46   $    53.77   $    57.46
                  ----------   ----------   ----------   ----------   ----------

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT              $     53.54  $    51.18   $    63.90   $    71.43   $    76.48
                  ===========  ==========   ==========   ==========   ==========




Item 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL
                  CONDITION AND RESULTS OF OPERATIONS.


Critical Accounting Policies

Revenue recognition - Rental revenue is recognized using the accrual method
based on contractual amounts provided for in the lease agreements, which
approximates recognition on a straight-line basis.  The term of the lease
agreements is usually less than one year.


                              RESULTS OF OPERATIONS

2004 COMPARED TO 2003

     Total revenues decreased from $2,786,419 in 2003 to $2,618,177 in 2004,
while total expenses decreased from $1,547,484 to $1,357,021 and other income
decreased from $879 to $840, resulting in an increase in net income from
$1,239,814 to $1,261,996.  Rental revenues decreased primarily as a result of
lower occupancy rates.  Occupancy levels for the Partnership's seven mini-
storage facilities averaged 80.1% for the year 2004 as compared to 85.1% for
2003.  The approximate $16,600 (2.0%) increase in operating expenses was due
primarily to increases in advertising and repairs and maintenance expenses,
partially offset by a decrease in salaries and wage expense.  General and
administrative expenses decreased approximately $34,800 (14.8%) primarily as
a result of lower legal and professional and equipment and computer lease
expenses, partially offset by an increase in office supplies and printing
expense.  The decrease in legal and professional expense is related to un-
successful legal challenges by two dissident Limited Partners to a proposed
amendment to the Partnership Agreement in the prior year (see paragraph below).
The General Partners' incentive management fee which is based on cash available
for distribution, decreased as a result of the decrease in net cash provided
by operating activities reduced by additions to property.  Property management
fees, which are based on revenues, decreased as a result of the decrease in
rental revenue.


2003 COMPARED TO 2002

     Total revenues decreased from $2,842,325 in 2002 to $2,786,419 in 2003,
while total expenses decreased from $1,777,129 to $1,547,484 and other income
decreased from $1,435 to $879, resulting in an increase in net income from
$1,066,631 to t$1,239,814.  Rental revenues decreased as a result of lower
unit rental rates, partially offset by higher occupancy rates.  Occupancy
levels for the Partnership's seven mini-storage facilities averaged 85.1% for
the year 2003 as compared to 84.2% for 2002.  Depreciation decreased as the
Partnership's properties became essentially fully depreciated during the
current year.  Operating expenses remained relatively constant as increases
in real estate tax and salaries and wages expenses was offset by decreases in
maintenance and repair and workers compensation insurance expenses.  General
and administrative expenses increased approximatley $31,900 (15.7%) primarily
as a result of higher legal and professional expense, partially offset by
decreases in equipment and computer lease and office supplies and printing
expense.  Legal expense increased as a result of legal challenges by dissident
Limited Partners to a proposed amendment to the Partnership Agreement (see
paragraph below).  The General Partners' incentive management fee which is
based on cash available for distribution, decreased as a result of the de-
crease in net cash provided by operating activities.  Property management fees,
which are based on revenues, decreased as a result of the decrease in rental
revenue.

     Operating expenses consists mainly of expenses such as yellow pages and
other advertising, utilities, repairs and maintenance, real estate taxes,
salaries and wages and their related expenses.  General and administrative
expenses consist mainly of expenses such as legal and professional, office
supplies, accounting services and computer expenses.


                         LIQUIDITY AND CAPITAL RESOURCES

     Net cash  provided  by  operating  activities  increased approximately
$60,100 (4.4%) in 2004 compared to 2003 primarily due to the increase in net
income and customer deposits and other liabilities, partially offset by the
decrease in depreciation.  Net cash provided by operating activities decreased
approximately $163,700 (10.8%) in 2003 compared to 2002 primarily due to the
decreases in depreciation, incentive management fees payable and customer
deposits and other liabilities, partially offset by an increase in net income.

     Cash used in financing activities, as set forth in the statements of cash
flows, has consisted solely of cash distributions to partners.  Special
distributions of 1.5%, 1%, and 3.5% of capital contributed by limited partners
were declared and paid on December 15, 2004, 2003, and 2002, respectively.

     Cash used in investing  activities,  as set forth in the statements of cash
flows, has consisted  solely of acquisitions of equipment for the  Partnership's
mini storage properties in 2004. The Partnership has no material commitments
for capital expenditures.

     In 2003, the Limited Partners approved an amendment to the Partnership
Agreement granting the General Partners ten days to review certain types of
transfers during which the General Partners may match, exeed or approve the
proposed transfers.  The Court has rejected all preliminary attempts to halt
implementation of the amendment.  Subsequently, the dissident Limited Partners
who initiated the legal proceedings decided not to pursue the matter any
further.

     The  General  Partners  plan  to  continue  their  policy  of  funding  the
continuing  improvement  and  maintenance  of Partnership  properties  with cash
generated from operations. The Partnership anticipates that cash flows generated
from operations of the Partnership's rental real estate operations will be
sufficient to cover operating expenses and distribtuions for the next twelve
months and beyond.

     The General  Partners  are not aware of any  environmental  problems  which
could  have a  material  adverse  effect  upon  the  financial  position  of the
Partnership.


          QUARTERLY FINANCIAL INFORMATION (UNAUDITED)

Summarized quarterly financial data for the years ended December 31, 2004 and
2003 was a follows:


                                        2004 Quarter Ended
                                        ------------------

                              March 31    June 30    September 30  December 31

Total revenues                $670,669    $632,876    $643,758     $670,874

Net income                     333,289     271,849     288,059      368,799

Net income per limited
  partnership unit            $  13.89    $  11.33    $  12.01     $  15.37

Weighted average number
of limited partnership
  units outstanding             23,753      23,753      23,753       23,753



                                         2003 Quarter Ended
                                        ------------------

                              March 31    June 30    September 30  December 31

Total revenues                $721,110    $716,697    $697,280     $669,332

Net income                     292,741     290,428     317,525      339,120

Net income per limited
  partnership unit            $  12.20    $  12.10    $  13.23     $  14.14

Weighted average number
of limited partnership
  units outstanding             23,753      23,753      23,753       23,753



Item 7a. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
     None.

Item 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

     Attached hereto as Exhibit l is the information required to be set forth as

Item 8, Part II hereof.
     See the financial statements

Item 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
         FINANCIAL DISCLOSURE.
     None.

Item 9a. CONTROLS AND PROCEDURES

     The Partnership evaluated the effectiveness of its disclosure controls
     and procedures.  This evaluation was performed by the Partnership's
     Controller with the assistance of the Partnership's President and the
     Chief Executive Officer. These disclosure controls and procedures are
     designed to ensure that the information required to be disclosed by the
     Parnership in its periodic reports filed with the Securities and Exchange
     Commission (the "Commission") is recorded, processed summarized and
     reported, within the time periods specified by the Commission's rules
     and forms, and that the information is communicated to the certifying
     officers on a timely basis.  Based on this evaluation, the Partnership
     concluded that its disclosure controls and procedures were effective.
     There have been no significant changes in the Partnership's internal
     controls or in other factors that could significantly affect the internal
     controls subsequent to the date of their evaluation.




                                    PART III

Item 10.  DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT'S
                  GENERAL PARTNER

     The General Partners of Registrant are the same as when the Partnership was
formed, i.e., DSI Properties,  Inc., a California  corporation,  and Diversified
Investors Agency. As of December 31, 2004,  Messrs.  Robert J. Conway and Joseph
W. Conway,  each of whom own approximately  48.4% of the issued and outstanding
capital stock of DSI  Financial,  Inc., a California  corporation,  are the sole
partners of Diversified Investor Agency. Messrs. Robert J. and Joseph W. Conway,
together  with Mr.  Joseph W.  Stok,  currently  comprise  the  entire  Board of
Directors of DSI Properties, Inc.

     Mr. Robert J. Conway is 71 years of age and is a licensed  California  real
estate  broker,  and since 1965 has been  President and a member of the Board of
Directors of  Diversified  Securities,  Inc.,  and since 1973  President,  Chief
Financial Officer and a member of the Board of Directors of DSI Properties, Inc.
Mr. Conway received a Bachelor of Science Degree from Marquette  University with
majors in Corporate Finance and Real Estate.

     Mr.  Joseph W.  Conway  is age 76 and has been  Executive  Vice  President,
Treasurer and a member of the Board of Directors of Diversified Securities, Inc.
since 1965 and since 1973 the Vice President,  Treasurer and member of the Board
of Directors of DSI  Properties,  Inc.  Mr.  Conway  received a Bachelor of Arts
Degree from Loras College with a major in Accounting.

     Mr.  Joseph  W.  Stok is age 82 and  has  been a  member  of the  Board  of
Directors of DSI  Properties,  Inc.  since 1994, a Vice President of Diversified
Securities,   Inc.  since  1973,  and  an  Account  Executive  with  Diversified
Securities, Inc. since 1967.

Item 11.  EXECUTIVE COMPENSATION (MANAGEMENT REMUNERATION AND
                  TRANSACTIONS)

     The  information  required  to be  furnished  in  Item  11 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2004,  which together with the report of its independent  auditors,
Deloitte & Touche LLP,  attached hereto as Exhibit 1 and incorporated  herein by
this reference. In addition to such information:

     (a)  No annuity,  pension or retirement benefits are proposed to be paid by
          Registrant  to any of  the  General  Partners  or to  any  officer  or
          director of the corporate General Partner;

     (b)  No  standard or other  arrangement  exists by which  directors  of the
          Registrant are compensated;

     (c)  The  Registrant  has not  granted  any option to  purchase  any of its
          securities; and

     (d)  The Registrant has no plan, nor does the Registrant  presently propose
          a plan,  which  will  result  in any  remuneration  being  paid to any
          officer or director upon termination of employment.

Item 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
                  MANAGEMENT

     As of  December  31,  2004,  no person of record  owned more than 5% of the
limited partnership units of Registrant,  nor was any person known by Registrant
to own of record and beneficially,  or beneficially  only, more than 5% thereof.
The balance of the  information  required to be furnished in Item 12 of Part III
is contained in  Registrant's  Registration  Statement on Form S-11,  previously
filed  pursuant  to the  Securities  Act of  1933,  as  amended,  and  which  is
incorporated  herein  by this  reference.  The only  change  to the  information
contained in said  Registration  Statement on Form S-11 is the fact that Messrs.
Benes and Blakley have retired and Messrs. Robert J. Conway and Joseph W. Conway
equity  interest in DSI Financial,  Inc.,  parent of DSI  Properties,  Inc., has
increased. Please see information contained in Item 10 hereinabove.



Item 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

     The  information  required  to be  furnished  in  Item  13 of  Part  III is
contained  in  Registrant's  Financial  Statements  for its  fiscal  year  ended
December 31, 2004 attached hereto as Exhibit l and  incorporated  herein by this
reference.


Item 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES

     Audit Fees

     The aggregate fees for professional services rendered by Deloitte & Touche
LLP for the audit of the Partnership's annual financial statements and for re-
view of the financial statements included in the Partnership's Quarterly Reports
on Form 10-Q for 2004 were $26,920 and for 2003 were $25,600.

     Tax Fees

     The aggregate fees for professional services rendered by Deloitee & Touche
LLP for tax compliance, tax advice and tax planning for 2004 were $20,900 and
for 2003 were $19,500.  Most of the fees related to preparation of the Partner-
ship's tax returns.
                                     PART IV

Item 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES AND REPORTS ON FORM 8-K

     (a)(l) Attached hereto and incorporated herein by this reference as Exhibit
          l are Registrant's  Financial Statements and Supplemental Schedule for
          its fiscal year ended December 31, 2004,  together with the reports of
          its independent  auditors,  Deloitte & Touche.  See Index to Financial
          Statements and Supplemental Schedule.

     (a)(2) Attached hereto and incorporated herein by this reference as Exhibit
          2 is Registrant's  letter to its Limited Partners regarding its Annual
          Report for its fiscal year ended December 31, 2004.

     (b)  There have been no form  8-K's  filed  during the last  quarter of the
          period covered by this Report.

                                   SIGNATURES

     Pursuant  to the  requirements  of Section  13 or 15 (d) of the  Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized.

DSI REALTY INCOME FUND VI,
a California Limited Partnership
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By_____________________________     Dated:  March 31, 2005
  ROBERT J. CONWAY, President
  (Chief Executive Officer, Chief
  Financial Officer, and Director)



By____________________________      Dated:  March 31, 2005
  JOSEPH W. CONWAY (Executive
  Vice President and Director)


     Pursuant to the  requirements of the Securities  Exchange Act of 1934, this
report has been signed by the following  persons on behalf of the registrant and
in the capacities and on the date indicated.

DSI REALTY INCOME FUND VI,
a California Limited Partnership
by:  DSI Properties, Inc., a
California corporation, as
General Partner



By:__________________________               Dated:  March 31, 2005
  ROBERT J. CONWAY, President,
  Chief Executive Officer, Chief
  Financial Officer, and Director


By___________________________               Dated:  March 31, 2005
  JOSEPH W. CONWAY
  (Executive Vice President
  and Director)



                            DSI REALTY INCOME FUND VI

                              CROSS REFERENCE SHEET

                        FORM 1O-K ITEMS TO ANNUAL REPORT


PART I, Item 3. There are no legal proceedings pending or threatened.

PART I, Item 4.  Not applicable.

PART II, Item 5.  Not applicable.

PART II, Item 6. The information required is contained in Registrant's Financial
Statements for its fiscal year ended December 31, 2004, attached as Exhibit l to
Form 10-K.

PART II, Item 8. See Exhibit l to Form 10-K filed herewith.

PART II, Item 9.  Not applicable.




                                    EXHIBIT l

DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)
SELECTED FINANCIAL DATA
FIVE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------
                     2004         2003         2002         2001         2000
                     ----         ----         ----         ----         ----
TOTAL REVENUES AND
OTHER
INCOME            $2,619,017   $2,787,298   $2,843,760   $3,115,301   $3,121,611

TOTAL
EXPENSES           1,357,021    1,547,484    1,777,129    1,825,103    1,742,859
                  ----------   ----------   ----------   ----------   ----------

NET
INCOME            $1,261,996   $1,239,814   $1,066,631   $1,290,198   $1,378,752
                  ==========   ==========   ==========   ==========   ==========

TOTAL
ASSETS            $2,638,552   $2,501,244   $2,527,467   $2,971,125   $3,372,953
                  ==========   ==========   ==========   ==========   ==========


CASH FLOWS FROM (USED IN):
OPERATING         $1,243,303   $1,358,369   $1,522,050   $1,755,331   $1,860,986
INVESTING            (13,203)         -            -        (41,401)    (48,969)
FINANCING         (1,284,500)  (1,228,042)  (1,533,059)  (1,713,926) (1,834,963)



NET INCOME
PER LIMITED
PARTNERSHIP
UNIT              $     52.60  $    51.67   $    44.46   $    53.77   $    57.46
                  ----------   ----------   ----------   ----------   ----------

CASH
DISTRIBUTIONS
PER LIMITED
PARTNERSHIP
UNIT              $     53.54  $    51.18   $    63.90   $    71.43   $    76.48
                  ===========  ==========   ==========   ==========   ==========


The following are  reconciliations  between the operating  results and partners'
equity per the financial  statements and the Partnership's income tax return for
the year ended December 31, 2004:


                                                         Net        Partners'
                                                         Income       Equity

Per financial statements                             $ 1,261,996    $ 2,071,927
Excess tax depreciation                                   (7,519)        89,403
Accrued revenue                                                          10,164
Accrued incentive management fee                                        (16,219)
Acquisition costs capitalized
 for tax purposes                                                       134,382
Deferred rental revenues                                 (17,105)        62,381
Accrued expenses                                           9,800          9,800
Accrued property taxes                                                  (88,000)
Fixed asset adjustment                                   (12,500)       (12,500)
Excess book distributions                                               269,920
Prior year's mis. tax adjustments                                        (2,000)
Tax expense adjustment                                   (24,873)
                                                     -----------    -----------
Per Partnership tax return                           $ 1,209,799    $ 2,529,258
                                                     ===========    ===========
Taxable income per limited
partnership unit                                     $     50.42
                                                     ===========


DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)


INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTAL SCHEDULE

                                                                            Page

FINANCIAL STATEMENTS:

    Report of Independent Registered Public Accounting Firm                  F-1

    Balance Sheets as of December 31, 2004 and 2003                          F-2

    Statements of Income for each of the Three
        Years Ended December 31, 2004                                        F-3

    Statements of Changes in Partners' Equity (Deficit) for
        each of the Three Years Ended December 31, 2004                      F-4

    Statements of Cash Flows for each of the Three Years
        Ended December 31, 2004                                              F-5

    Notes to Financial Statements                                            F-6


SUPPLEMENTAL SCHEDULE:

    Schedule III - Real Estate and Accumulated Depreciation                  F-9


SCHEDULES OMITTED:

Financial  statements and schedules not listed above are omitted  because of the
     absence  of  conditions  under  which  they are  required  or  because  the
     information is included in the financial  statements named above, or in the
     notes thereto.


REPORT OF INDEPENDENT REGISTERED
PUBLIC ACCOUNTING FIRM
Partners of
DSI Realty Income Fund VI:

We have audited the accompanying  balance sheets of DSI Realty Income Fund VI,
a California Limited Partnership (the "Partnership") as of December 31, 2004
and 2003,  and  the related  statements  of  income,  changes in  partners'
equity (deficit), and cash flows for each of the three years ended December 31,
2004.  Our audits also included the financial statement schedule listed in the
Index at Item 15.  These financial statements and the financial statement
schedule are the responsibility of the Partnership's management. Our responsi-
bility is to express an opinion on these  financial statements and financial
statement schedule based on our audits.

We  conducted  our  audits  in  accordance  with  the standards of the Public
Company Accounting Oversight Board (United States).  Those standards require
that we plan and perform the audit to obtain reasonable assurance about whether
the financial statements are free of material misstatement.  The Partnership
is not required to have, nor were we engaged to perform, an audit of its in-
ternal control over financial reporting.  Our audit included consideration of
internal control over financial reporting as a basis for designing audit
procedures that are appropriate in the circumstances, but not for the purpose
of expressing an opinion on the effectiveness of the Company's internal control
over financial reporting.  Accordingly, we express no such opinion.  An audit
also includes  examining, on a test basis, evidence supporting the amounts
and disclosures in the financial statements, assessing the accounting principles
used and significant estimates  made by management,  as well as e valuating
the overall financial  statement presentation.  We  believe that  our audits
provide a reasonable basis for our opinion.

In our  opinion,  such  financial  statements  present  fairly,  in all material
respects,  the  financial  position of DSI Realty Income Fund VI at December 31,
2004 and 2003,  and the results of its operations and its cash flows for each of
the three  years ended  December  31, 2004, in  conformity  with accounting
principles generally accepted in the United States of America. Also, in our
opinion, such financial statement schedule, when considered in relation to the
basic financial statements taken as a whole, presents fairly, in all material
respects, the information set forth therein.



Deloitte & Touche LLP
March 14, 2005



DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

BALANCE SHEETS
DECEMBER 31, 2004 AND 2003
--------------------------------------------------------------------------------


ASSETS                                                  2004             2003

CASH AND CASH EQUIVALENTS                          $   602,345       $   656,745

PROPERTY, Net (Note 3)                               1,949,719         1,769,589

OTHER ASSETS                                            86,488            74,910
                                                   -----------       -----------
TOTAL                                              $ 2,638,552       $ 2,501,244
                                                   ===========       ===========

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES:
Distribution due partners                           $   269,920      $   269,920
Incentive management fee payable to
general partners (Note 4)                                37,333           32,543
Property management fees payable                         12,707           13,052
Customer deposits and other liabilities                  84,049           91,298
Capital lease obligations (Note 3)                      162,616
                                                    -----------      -----------
Total liabilities                                       566,625          406,813
                                                    -----------      -----------
PARTNERS' EQUITY (DEFICIT)(Note 4):
General partners                                        (72,566)        (72,341)
Limited partners (23,753 limited
partnership units outstanding
at December 31, 2004 and 2003)                        2,144,493       2,166,772
                                                   ------------      -----------
Total partners' equity                                2,071,927       2,094,431
                                                   ------------      -----------
TOTAL                                               $ 2,638,552      $2,501,244
                                                   ============      ===========

See accompanying notes to financial statements.



DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

STATEMENTS OF INCOME
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                               2004         2003         2002

REVENUES:
Rental                                       $2,618,177  $2,786,419   $2,842,325
                                             ----------   ----------   ---------
EXPENSES:
 Depreciation                                     8,189      156,550     393,610
 Operating                                      867,719      851,107     848,878
 General and administrative                     199,953      234,790     202,876
 General partners' incentive
  management fee (Note 4)                       125,589      138,120     160,168
 Property management
  fee                                           155,571      166,917     171,597
                                             ----------   ----------   ---------
Total expenses                                1,357,021    1,547,484   1,777,129
                                             ----------   ----------   ---------
OPERATING INCOME                             $1,261,156   $1,238,935  $1,065,196

OTHER INCOME -
 Interest income                                    840          879       1,435
                                             ----------   ----------  ----------
NET INCOME                                   $1,261,996   $1,239,814  $1,066,631
                                             ==========   ==========  ==========
AGGREGATE NET INCOME ALLOCATED
TO (Note 4):
Limited partners                             $1,249,376   $1,227,416  $1,055,965
General partners                                 12,620       12,398      10,666
                                             ----------   ----------  ----------
TOTAL                                        $1,261,996   $1,239,814  $1,066,631
                                             ==========   ==========  ==========
NET INCOME PER LIMITED PARTNERSHIP
UNIT (Notes 2 and 4)                         $    52.60   $    51.67   $   44.46
                                             ==========   ==========   =========

See accompanying notes to financial statements.



DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

STATEMENTS OF CHANGES IN PARTNERS' EQUITY (DEFICIT)
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                         General       Limited
                                        Partners       Partners         Total


BALANCE JANUARY 1, 2002                $(67,794)    $ 2,616,881     $ 2,549,087

 Net income                              10,666       1,055,965       1,066,631

 Distributions                          (15,331)     (1,517,728)     (1,533,059)
                                        -------     -----------     -----------
BALANCE DECEMBER 31, 2002              $(72,459)    $ 2,155,118     $ 2,082,659

 Net income                              12,398       1,227,416       1,239,814

 Distributions                          (12,280)     (1,215,762)     (1,228,042)
                                        -------     -----------     -----------
BALANCE DECEMBER 31, 2003              $(72,341)    $ 2,166,772     $ 2,094,431

 Net income                              12,620       1,249,376       1,261,996

 Distributions                          (12,845)     (1,271,655)     (1,284,500)
                                        -------     -----------     -----------
BALANCE DECEMBER 31, 2004              $(72,566)    $ 2,144,493     $ 2,071,927
                                        =======     ===========     ===========


See accompanying notes to financial statements.



DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

STATEMENTS OF CASH FLOWS
THREE YEARS ENDED DECEMBER 31, 2004
--------------------------------------------------------------------------------


                                            2004          2003          2002

CASH FLOWS FROM OPERATING ACTIVITIES:
Net income                              $ 1,261,996   $ 1,239,814  $ 1,066,631
Adjustments to reconcile net
 income to net cash provided
 by operating activities:
Depreciation                                  8,189       156,550      393,610
Changes in assets and liabilities:
 Other assets                               (11,578)                    39,039
 Incentive management fee payable
  to general partners                         4,790       (17,979)      37,851
 Property management fees payable              (345)          188         (596)
 Customer deposits and other liabilities     (7,249)       (20,204)     (14,485)
 Capital lease obligation                   (12,500)
                                         ----------    ----------     ---------
 Net cash provided by
  operating activities                    1,243,303    1,358,369    1,522,050

CASH FLOWS USED IN INVESTING ACTIVITIES -
Additions to property                       (13,203)

CASH FLOWS USED IN FINANCING ACTIVITIES -
Distributions to partners                (1,284,500)   (1,228,042)  (1,533,059)
                                         -----------   -----------   ---------

NET (DECREASE)INCREASE IN CASH AND
CASH EQUIVALENTS                            (54,400)      130,327      (11,009)

CASH AND CASH EQUIVALENTS,
AT BEGINNING OF YEAR                        656,745       526,418      537,427
                                        -----------   -----------   ------------
CASH AND CASH EQUIVALENTS,
AT END OF YEAR                          $   602,345   $   656,745   $  526,418
                                        ===========   ===========   ============

NON CASH INVESTING ACTIVITIES

  Acquisition of trucks utilizing capital leases      $175,116


See accompanying notes to financial statements.


DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

NOTES TO FINANCIAL STATEMENTS
THREE YEARS ENDED DECEMBER 31, 2004


1.   GENERAL

     DSI  Realty  Income  Fund  VI, a  California  Limited  Partnership (the
     "Partnership"), has  two  general partners (DSI  Properties,  Inc.  and
     Diversified  Investors  Agency) and limited  partners owning 23,753 limited
     partnership  units,  which  were purchased for $500 per unit.  The  general
     partners have made no capital contributions  to the Partnership and are not
     required to make any capital contributions  in the future.  The Partnership
     has a maximum  life of 50 years and was formed on March 27,  1981 under the
     California  Uniform  Limited  Partnership  Act for the  primary  purpose of
     acquiring and operating real estate.

     The  Partnership  owns seven  mini-storage  facilities  located in Vallejo,
     California;  Arvada,  Federal Heights and Colorado Springs,  Colorado;  Las
     Vegas,  Nevada  and two in Santa  Rosa,  California.  All  facilities  were
     purchased from Dahn Corporation  ("Dahn").  Dahn is not affiliated with the
     Partnership.  Dahn is  affiliated  with  other  partnerships  in which  DSI
     Properties,  Inc. is a general  partner.  The  mini-storage  facilities are
     operated for the  Partnership  by Dahn under various  agreements  that are
     subject  to  renewal  annually.  Under  the  terms of the  agreements,  the
     Partnership  is required to pay Dahn a property management fee equal to 6%
     of  gross  revenue  from  operations,  defined as the  entire  amount  of
     all receipts from  the  renting or  leasing of storage  compartments  and
     sale of locks.

2.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

     Cash and Cash  Equivalents  - The  Partnership  classifies  its  short-term
     investments  purchased with an original maturity of three months or less as
     cash equivalents.

     Property and  Depreciation  - Property is recorded at cost and is composed
     primarily of  mini-storage  facilities.  Depreciation is provided for using
     the straight-line  method over an estimated useful life of 20 years for the
     facilities.  Building improvements are depreciated over a five year period.
     Property under capital leases is amortized over the lives of the respective
     leases or the estimated useful lives of the assets.

     Income  Taxes  - No  provision  has  been  made  for  income  taxes  in the
     accompanying  financial  statements.  The  taxable  income  or  loss of the
     Partnership  is allocated to each partner in  accordance  with the terms of
     the Agreement of Limited  Partnership.  Each partner's tax status, in turn,
     determines  the  appropriate  income  tax for its  allocated  share  of the
     Partnership's taxable income or loss.  The net difference between the basis
     of the Partnership's assets and liabilities for federal income tax purposes
     and as reported for financial statement purposes is $52,197.

     Revenues - Rental  revenue  is  recognized  using the  accrual method based
     on  contractual  amounts  provided for  in the  lease   agreements, which
     approximates recognition on a straight-line basis.  The term of the lease
     agreements is usually less than one year.

     Net  Income  per  Limited   Partnership  Unit  -  Net  income  per  limited
     partnership  unit is  computed  by  dividing  net income  allocated  to the
     limited  partners by the  weighted  average  number of limited  partnership
     units outstanding during each year.

     Estimates - The  preparation  of financial  statements in  conformity  with
     accounting principles generally accepted in the United States of America
     requires the Partnership to make estimates and  assumptions  that affect
     the reported  amounts of assets and liabilities and disclosure of contin-
     gent assets and liabilities at the date of the  financial  statements  and
     the  reported  amounts of revenues  and expenses  during the reporting
     period.  Actual results could differ from those estimates.

     Impairment of Long-Lived Assets - The Partnership regularly reviews long-
     lived  assets for impairment  whenever events or changes in  circumstances
     indicate that the  carrying amount  of the asset  may not be  recoverable.
     If the sum of the expected undiscounted future cash flow is less than the
     carrying amount of the asset,the Partnership would recognize an impairment
     loss to the extent the carrying  value exceeded  the fair  value of  the
     property. No impairment losses were required in 2004, 2003, or 2002.

     Fair  Value of  Financial Instruments - The  Partnership's  financial
     instruments consist primarily of cash, receivables, accounts payable and
     accrued liabilities.  The carrying values of all financial instruments are
     representative of their fair values due to their short-term maturities.

     Concentrations of Credit Risk - Financial  instruments  that  potentially
     subject the Partnership to concentrations of credit risk consist primarily
     of cash and cash equivalents and rent receivables.  The Partnership places
     its cash and cash equivalents with high credit quality institutions.


3.   PROPERTY

     The total cost of property and  accumulated depreciation is as follows
     as of December 31:

                                                  2004                2003

       Land                                   $ 1,759,000        $ 1,759,000
       Buildings and improvements               8,631,339          8,618,136
                                              -----------        -----------

       Total                                   10,390,339         10,377,136
       Less accumulated depreciation           (8,615,736)        (8,607,547)
                                              -----------         ----------

       Total                                  $ 1,774,603        $ 1,769,589

       Rental trucks under
        capital leases                            175,116
                                              -----------        -----------
       Property - net                         $ 1,949,719        $ 1,769,589
                                              ===========         ===========

      The rental trucks under capital leases were not placed into service
      until January 2005 and therefore no depreciation expense was recorded
      during 2004.

      The Partnership leases certain vehicles under agreements that meet the
      criteria for classification as capital leases which expire in 2008.
      Future minimum lease payments under these capital leases at December 31,
      2004 are summarized  as follows:

      2005                                              $45,000
      2006                                               45,000
      2007                                               45,000
      2008                                               45,000
                                                        -------
      Total future minimum payment obligations          180,000
      Less interest portion                              17,384
                                                        -------
      Present value of net minimum lease payments      $162,616
                                                        =======

4.   ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE
     MANAGEMENT FEE

     Under the Agreement of Limited Partnership,  the general partners are to be
     allocated 1% of the net profits or losses from operations, and the
     limited partners are to be allocated the balance of the net profits or loss
     es from operations in proportion  to their  limited  partnership interests.
     The general  partners  are also  entitled to receive a  percentage,  based
     on a predetermined  formula,  of any  cash  distribution  from the  sale,
     other disposition, or refinancing of the project.

     In addition, the general  partners  are  entitled  to  receive an incentive
     management  fee for supervising the operations of the Partnership.  The
     fee is to be paid in an amount equal to 9% per annum of the cash available
     for distribution on a cumulative basis, calculated as cash generated from
     operations less capital expenditures.


5.   BUSINESS SEGMENT INFORMATION

     The following disclosure about segment reporting of the Partnership is
     made in accordance with the requirements of SFAS No. 131, Disclosures
     about Segments of an Enterprise and Related Information.  The Partnership
     operates in a single segment; storage facility operations, under which
     the Partnership rents its storage facilities to its customers on a need
     basis and charges rent on a predetermined rate.




DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

REAL ESTATE AND ACCUMULATED DEPRECIATION
--------------------------------------------------------------------------------


<TABLE>
<CAPTION>

                                                    Costs Capitalized
                                 Initial Cost to      Subsequent to    Gross Amount at Which Carried
                                   Partnership         Acquisition           at Close of Period
                               -------------------  -----------------  -----------------------------
                                        Buildings                               Buildings                         Date
                                           and       Improve- Carrying             and                    Accum.   of   Date
Description       Encumbrances   Land  Improvements    ments   Costs     Land   Improvements   Total     Deprec.  Const. Acq. Life

MINI-U-STORAGE
<S>                   <C>     <C>       <C>         <C>            <C>         <C>        <C>         <C>         <C>   <C>   <C>

Vallejo, CA           None    $258,000  $1,320,789   $39,210     $258,000  $1,359,999  $1,617,999 $1,357,740  11/81 06/81 20 Yrs
Santa Rosa, CA II     None     190,000     865,608    28,231      190,000     893,839   1,083,839    892,884  08/81 08/81 20 Yrs
Arvada, CO            None     305,000   1,759,608    61,098      305,000   1,820,706   2,125,706  1,818,067  12/83 06/82 20 Yrs
Las Vegas, NV         None     247,000   1,111,359    33,250      247,000   1,144,609   1,391,609  1,143,633  11/83 07/82 20 Yrs
Santa Rosa, CA III    None     157,000     715,122    23,323      157,000     738,445     895,445    737,656  10/83 12/82 20 Yrs
Federal Heights, CO   None     260,000   1,013,972    29,358      260,000   1,043,330   1,303,330  1,039,086  10/83 03/83 20 Yrs
Colorado Springs, CO  None     342,000   1,518,487   111,924      342,000   1,630,411   1,972,411  1,626,670  03/84 04/83 20 Yrs
                              --------  ----------   -------     --------  ----------  ---------- ----------
                            $1,759,000  $8,304,945  $326,394   $1,759,000  $8,631,339 $10,390,339 $8,615,736
                            ==========  ==========  ========   ==========  ========== =========== ==========
</TABLE>

                                                     Real Estate     Accumulated
                                                        at Cost     Depreciation

               Balance at January 1, 2002             $10,377,136     $8,057,387
                 Additions                                               393,610
                                                      -----------     ----------
               Balance at December 31, 2002           $10,377,136     $8,450,997
                 Additions                                               156,550
                                                      -----------     ----------
               Balance at December 31, 2003           $10,377,136     $8,607,547
                 Additions                                 13,203          8,189
                                                      -----------     ----------
               Balance at December 31, 2004           $10,390,339     $8,615,736
                                                      ===========     ==========



<PAGE>

                                     EXHIBIT 2


                                 March 14, 2005

                      ANNUAL REPORT TO LIMITED PARTNERS OF

                            DSI REALTY INCOME FUND VI

Dear Limited Partner:

     This report  contains the  Partnership's  balance sheets as of December 31,
2004 and 2003, and the related statements of income, changes in partners' equity
and cash flows for each of the three years ended December 31, 2004 accompanied
by an  independent  auditors'  report.  The  Partnership  owns seven mini-
storage   facilities,   including  two  in  Santa  Rosa,  California.   The
Partnership's properties were each purchased for all cash and funded solely from
subscriptions  for  limited  partnership  interests  without the use of mortgage
financing.

     Your attention is directed to the section entitled Management's  Discussion
and Analysis of Financial  Condition and Results of  Operations  for the General
Partners'  discussion and analysis of the financial statements and operations of
the Partnership.

     Average  occupancy levels for each of the  Partnership's six properties for
the years ended December 31, 2004 and December 31, 2003 were as follows:

Location of Property               Average Occupancy      Average Occupancy
                                   Levels for the         Levels for the
                                   Year Ended             Year Ended
                                   Dec. 31, 2004          Dec. 31, 2003



Vallejo, California                  81%                  82%

Santa Rosa, California
(both stages)                        80%                  82%

Arvada, Colorado                     79%                  80%

Las Vegas, Nevada                    85%                  86%

Federal Heights, Colorado            79%                  82%

Colorado Springs, Colorado           78%                  83%




     We will keep you informed of the activities of DSI Realty Income Fund VI as
they develop.  If you have any questions,  please contact us at your convenience
at (562) 493-3022.  If you would like a copy of the Partnership's  Annual Report
on Form 10-K for the year  ended  December  31,  2004,  which was filed with the
Securities and Exchange Commission (which report includes the enclosed Financial
Statements), we will forward a copy of the report to you upon written request.

                                               Very truly yours,

                                               DSI REALTY INCOME FUND VI
                                               By:  DSI Properties, Inc.



                                               By_______________________________
                                                     ROBERT J. CONWAY, President






                          CERTIFICATIONS

    I, Robert J. Conway, certify that:

    1.  I have reviewed this annual report on Form 10-K of DSI Realty Income
    Fund VI;

    2.  Based on my knowledge, this annual 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 cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual 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 annual 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-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, 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 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 registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's fourth fiscal quarter in
         the case of our annual report) that has materially affected, or is
         reasonably likely to materially affect, the registrant's internal
         control over financial reporting; and

    5.  The registrant's other certifying officers and I have disclosed, based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, 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 registrant's in-
         ternal controls over financial reporting.


    Date:  March 14, 2005



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS



    I, Richard P. Conway, certify that:

    1.  I have reviewed this annual report on Form 10-K of DSI Realty Income
    Fund VI;

    2.  Based on my knowledge, this annual 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 cover-
    ed by this annual report.

    3.  Based on my knowledge, the financial statements, and other financial
    information included in this annual 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 annual 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-15e and 15d-15e) for the registrant and have:

         a)  designed such disclosure controls and procedures, or caused such
         disclosure controls and procedures to be designed under our super-
         vision, 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 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 registrant's internal
         control over financial reporting that occurred during the registrant's
         most recent fiscal quarter (the registrant's fourth fiscal quarter in
         the case of our annual report) that has materially affected, or is
         reasonably likely to materially affect, the registrant's internal
         control over financial reporting; and

    5.  The registrant's other certifying officers and I have disclosed based
    on our most recent evaluation of internal control over financial reporting,
    to the registrant's auditors:

         a)  all significant deficiencies and material weaknesses in the design
         or operation of internal control over financial reporting which are
         reasonably likely to affect the registrant's ability to record, pro-
         cess, 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 registrant's in-
         ternal controls over financial reporting.


    Date:  March 14, 2005



    Richard P. Conway
    Vice President



                       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 Annual Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 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 result of operations of the
Partnership.



                                    Robert J. Conway
                                    Chief Executive Officer
                                    March 14, 2005






                       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 Annual Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-K for the period ending December 31, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 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 result of operations of the
Partnership.



                                    Richard P. Conway
                                    Vice President
                                    March 14, 2005