UNITED STATES
                SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-KSB

[X] Annual Report Under Section 13 or 15(d) of the Securities
   Exchange Act of  1934

   For the fiscal year ended   December 31, 2002

                                or

[ ] Transition Report Under Section 13 or 15(d) of the
   Securities Exchange Act of 1934

   For the transition period from               to

   Commission File Number               0-16857

             Brauvin Income Properties  L.P. 6
       (Name of small business issuer in its charter)

              Delaware                        36-1276801
   (State or other jurisdiction of       (I.R.S. Employer
    incorporation or organization)      Identification No.)

   30 North LaSalle Street, Chicago, Illinois         60602
    (Address of principal executive offices)       (Zip Code)

                        (312) 759-7660
                   (Issuer's telephone number)

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

   Title of each class                Name of each exchange on
                                          which registered
              None                              None

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

                 Limited Partnership Interests
                         (Title of class)

Check whether the issuer (1) filed all reports required to be filed
by Section 13 or 15(d) of the Exchange Act during the past 12
months (or for such shorter period that the issuer was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes    X    No      .

Check if there is no disclosure of delinquent filers in response to
Item 405 of Regulation S-B is not contained in this form, and no
disclosure will be contained, to the best of issuer's knowledge, in
definitive proxy or information statements incorporated by
reference in Part III of this Form 10-KSB or any amendment to this
Form 10-KSB. [ X ]

State issuer's revenues for its most recent year $1,006,559.

The aggregate sales price of the limited partnership interests of
the issuer (the "Units") to unaffiliated investors of the issuer
was $7,842,500.  This does not reflect market value.  This is the
price at which the Units were sold to the public.  There is no
current established trading market for these Units, nor have any of
the Units been sold within the last 60 days.

Portions of the Prospectus of the issuer dated May 30, 1986, as
supplemented September 3, 1986, October 28, 1986, December 30, 1986
and May 29, 1987 and filed pursuant to Rule 424(b) under the
Securities Act of 1933, as amended, are incorporated by reference
into Parts II and III of this Annual Report on Form 10-KSB.



                 BRAUVIN INCOME PROPERTIES L.P. 6
                  2002 FORM 10-KSB ANNUAL REPORT
                              INDEX

                              PART I
                                                                      Page
Item 1.  Description of Business . . . . . . . . . . . . . . . . . . . .3

Item 2.  Description of Properties . . . . . . . . . . . . . . . . . . .6

Item 3.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 13

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

                             PART II

Item 5.  Market for the Issuer's Limited Partnership
         Interests and Related Security Holder Matters . . . . . . . . 14

Item 6.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 14

Item 7.  Consolidated Financial Statements and
         Supplementary Data. . . . . . . . . . . . . . . . . . . . . . 22

Item 8.  Changes in and Disagreements with Accountants on
         Accounting and Financial Disclosure . . . . . . . . . . . . . 23

                             PART III

Item 9.  Directors, Executive Officers, Promoters
         and Control Persons; Compliance with Section
         16(a) of the Exchange Act . . . . . . . . . . . . . . . . . . 24

Item 10. Executive Compensation. . . . . . . . . . . . . . . . . . . . 26

Item 11. Security Ownership of Certain Beneficial Owners
         and Management. . . . . . . . . . . . . . . . . . . . . . . . 27

Item 12. Certain Relationships and Related Transactions. . . . . . . . 27

         Item 13. Controls and Procedures . . . . . . . . . . . . . . 29

Item 14. Exhibits, Consolidated Financial Statements and
         Reports on Form 8-K . . . . . . . . . . . . . . . . . . . . . 30

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31




                             PART I

Item 1. Description of Business.

  Brauvin Income Properties L.P. 6 (the "Partnership") is a
Delaware limited partnership organized for the purpose of
acquiring, operating, holding for investment and disposing of
commercial properties consisting principally of existing shopping
centers and, to a lesser extent, office and industrial buildings.
The General Partners of the Partnership are Brauvin 6, Inc. and
Jerome J. Brault.  On August 8, 1997, Mr. Cezar M. Froelich
resigned as a Individual General Partner effective 90 days from
August 14, 1997.  Brauvin 6, Inc. is owned by the A.G.E. Realty
Corporation Inc.(50%) and by Messrs. Brault (beneficially) (25%)
and Froelich (25%).  A.G. Edwards & Sons, Inc. and Brauvin
Securities, Inc., affiliates of the General Partners, were the
selling agents of the Partnership.  The Partnership is managed by
an affiliate of the General Partners.

  The Partnership was formed in April 1986.  The Partnership filed
a Registration Statement on Form S-11 with the Securities and
Exchange Commission which became effective on May 30, 1986.  The
offering was terminated on August 31, 1987 having sold $7,842,500
in limited partnership interests.

  The Partnership has acquired the land and buildings underlying
Delchamps Shopping Center ("Delchamps"), Shoppes on the Parkway
("Shoppes") and a Ponderosa Restaurant ("Ponderosa").

   On July 19, 2002, Delchamps was sold to an unaffiliated third
party for $3,050,000.  After repayment of the mortgage note and
costs related to the sale the Partnership received approximately
$288,000 in net proceeds.

   The General Partners originally intended to dispose of the
Partnership's properties approximately six to nine years after
acquisition of each property, with a view toward liquidation of the
Partnership.  Due to the past real estate market conditions and
economic trends in the areas where the Partnership's properties are
located, the General Partners believed it to be in the best
interest of the Partnership to retain the properties until such
time as the General Partners reasonably believed it was appropriate
to dispose of the Partnership's properties.  In order to make this
determination, the General Partners periodically evaluated market
conditions.  In 1998, the General Partners notified the Limited
Partners that they will explore various alternatives to sell the
Partnership's assets.  In this regard, the Partnership engaged
nationally known appraisal firms to value the Partnership's assets.
Additionally, the successor to one of these firms is assisting the
General Partners in determining the appropriate method and timing
for the disposition of the Partnership's assets.

   In 1999, the General Partners determined it was an appropriate
time to pursue the disposition of the Partnership's assets.
Additionally, in 1999, the Partnership solicited and received the
votes of the Limited Partners to approve a sale of all of the
Partnership's properties, either on an individual or group basis,
and to subsequently liquidate the Partnership.  The solicitation,
which was approved by the Limited Partners in the third quarter of
1999, stated that the Partnership's properties may be sold
individually or in any combination provided that the total sales
price for the properties included in the transaction equals or
exceeds 70% of the aggregate appraised value for such properties,
which valuation was conducted by an independent third party
appraisal firm.

   The Partnership intends to sell the properties under a closed
bid process which will include identification of target buyers with
proven financing ability and performance of certain evaluations of
the properties, such as environmental testing.  Potential buyers
will be requested to sign confidentiality agreements to safeguard
the Partnership's confidential proprietary information.  The
General Partners have determined that each bid must be all cash,
completely unconditional and accompanied by a substantial deposit.

   In 2001, over 1,000 potential investors were contacted
regarding the sale of the properties.  Of this group, approximately
180 became registered potential buyers for the properties.
Combined with the prior periods, there have been approximately 300
potential buyers.  In addition, the properties are listed on the
Internet at Loopnet.com, the largest commercial real estate website
in the nation.  Subsequent to the end of the second quarter, the
Partnership engaged a new brokerage firm to assist in the marketing
of the Partnership's properties for sale.  The brokerage firm is
national in scope and one of the largest real estate investment
brokers in the country.  The terms of the engagement are
substantially similar to the terms previously negotiated.

   The restated limited partnership agreement (the "Agreement")
provides that the Partnership shall terminate December 31, 2025,
unless sooner terminated.  The General Partners shall in no event
dispose of the properties after that date.

   On February 9, 2001, the Partnership received notice that an
unsolicited tender offer to purchase up to 1,568.5 outstanding
Units was to commence with a tender price of $500 per Unit.  This
offer was made, in part, by an entity that owned a nominal economic
interest in the Partnership and expired on March 19, 2001.  As a
result of this tender offer 896.25 economic interests in the
Partnership were transferred. Upon completion of this tender offer,
the purchasers held an aggregate of 1,347.25 economic interests, or
approximately 17% of the total outstanding Units, including 205
economic interests purchased on the secondary market.

   The General Partners remained neutral as to the particular
merits or risks associated with these tender offers.

   The General Partners further informed the Limited Partners
that, for those investors who are primarily interested in
liquidating their Units immediately, the tender offers provided
such an opportunity.

   As of December 31, 2002, the Partnership owned two rental
properties, Shoppes on the Parkway and Ponderosa.  Del Champs was
sold to an unaffiliated third party on July 19, 2002.  The
Partnership will not purchase any additional properties.
Operations currently consist of operating the real estate
properties which have been managed by Brauvin Management Company
(an affiliate of the General Partners).  The focus of property
management activities has been improvement in the economic
performance of the properties with the goal of maximizing value to
the Partnership upon disposition.

   The Partnership has no employees.

Market Conditions/Competition

   The Partnership faces active competition in all aspects of its
business and must compete with entities which own properties
similar in type to those owned by the Partnership.  Competition
exists in such areas as attracting and retaining creditworthy
tenants, financing capital improvements and selling properties.
Many of the factors affecting the ability of the Partnership to
compete are beyond the Partnership's control, such as softened
markets caused by an oversupply of similar rental facilities,
declining performance in the local economy in which a property is
located, population shifts, reduced availability and increased cost
of financing, changes in zoning laws or changes in patterns of the
needs of users.  The marketability of the properties may also be
affected by prevailing interest rates and existing tax laws.  The
Partnership has retained ownership of its properties for periods
longer than anticipated at acquisition.

   The Partnership strives to maximize occupancy and, as such,
must adjust rents to attract and retain tenants.  One measure of a
market's relative strength or weakness is the current rental rate
demanded by non-anchor tenants.  These rates are for tenants who
generally sign leases of three to five years and are an indicator
of the "spot" rental market.  Expectations are that due to a stable
local economic environment, rental rates will remain flat or
increase slightly at the Partnership's properties.  The average
spot rental rates for tenants at the Shoppes on the Parkway
shopping center in Hilton Head, South Carolina have increased from
approximately $13.00 per square foot in 1993 to approximately
$15.64 per square foot in 2002.  However, recent renewal rates for
tenants with expiring leases have been significantly lower.

   The Partnership, by virtue of its ownership of real estate, is
subject to federal and state laws and regulations covering various
environmental issues.  Management of the Partnership retains the
services of third parties who hold themselves out to be experts in
the field to assess a wide range of environmental issues and
conduct tests for environmental contamination.  Management believes
that all real estate owned by the Partnership is in full compliance
with applicable environmental laws and regulations.

Item 2. Description of Properties.

   The following is a discussion of the rental properties owned
and operated by the Partnership during 2002.  For the purpose of
the information disclosed in this section, the following terms are
defined as follows:

      Occupancy Rate:  The occupancy rate is defined as the occupied
   square footage at December 31, divided by the total square
   footage excluding square footage of outparcels, if any.

      Average Annual Base Rent Per Square Foot:  The average annual
   base rent per square foot is defined as the total effective
   base rental income for the year divided by the average square
   feet occupied excluding outparcels, if any.

      Average Square Feet Occupied:  The average square feet occupied
   is calculated by averaging the occupied square feet at the
   beginning of the year with the occupied square feet at the end
   of the year excluding outparcels, if any.

   In the opinion of the General Partners, the Partnership has
provided for adequate insurance coverage of its real estate
investment properties.

   During the year ended December 31, 2002, the Partnership owned
the properties described below:

(a) Delchamps Plaza North Shopping Center ("Delchamps")

   On November 12, 1987, the Partnership acquired Delchamps
located in Tuscaloosa, Alabama, for approximately $4,058,000.  The
purchase was funded with approximately $715,000 in cash at closing
and by assuming an existing first mortgage loan from Lincoln
National Life Insurance Company.  The mortgage had an original
principal balance of $3,375,000 and a balance of $3,343,000 in
November 1987.  The loan bore interest at a rate of 9.375% per
annum and matured on December 1, 1996.  Prior to the scheduled
maturity of the first mortgage loan, the Lender granted the
Partnership an extension until February 1, 1997.  On January 14,
1997, the Partnership obtained a first mortgage loan in the amount
of $2,925,000 (the "First Mortgage Loan") secured by Delchamps from
NationsBanc Mortgage Capital Corporation.  The First Mortgage Loan
bore interest at the rate of  9.03% per annum, was amortized over
a 25-year period and required monthly payments of principal and
interest of approximately $24,600.  A portion of the proceeds of
the First Mortgage Loan, approximately $2,809,000, was used to
retire the existing mortgage secured by Delchamps from Lincoln
National Life Insurance Company.   The First Mortgage Loan matured
on February 1, 2002 and was not extended.

   Delchamps is a community shopping center constructed in 1986
with approximately 59,400 rentable square feet on a seven acre
site.  Delchamps was anchored by Harco Drug, a Tuscaloosa based
drug store chain.

   In the second quarter of 2000, the Partnership was informed
that the largest single tenant at the Delchamps Shopping Center
(the Shopping Center) located in Tuscaloosa, Alabama had rejected
its lease under its Chapter 11 bankruptcy petition.  Delchamps,
Inc., the former tenant, a wholly owned subsidiary of Jitney
Jungle, completed the process of selling its fixtures and equipment
from this store.  In October 2000 the tenant vacated the property.
In addition, the Harco Drug store had the ability to cancel its
lease with the Partnership if a suitable grocery anchor was not
obtained within four months of the grocery store closing.  Harco
Drug store did not cancel its lease.

   Additionally, in the second quarter of 2000, the Partnership
began to negotiate a debt restructuring plan with the mortgage
lender.  The Partnership stopped making the monthly payments
required under the mortgage loan in June and on August 10, 2000 the
Partnership was informed that the mortgage lender had accelerated
the mortgage loan.  Subsequent to the acceleration, the Partnership
had made all required payments.

   The property's mortgage matured on February 1, 2002 and was not
extended.  While the Partnership continued to make monthly
payments, it was in default on the mortgage.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the Delchamps
property. In the third quarter of 2001, the Partnership entered
into a contract with one of the potential purchasers to sell the
property in the amount of approximately $4,300,000.  The potential
purchaser completed its due diligence and paid $155,000 in non-
refundable fees toward the purchase price of the property, however,
this sale did not close.

   In the first quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,800,000 to an unaffiliated third
party purchaser subject to certain third party contingencies.  This
contract was terminated by the potential purchaser.

   In the second quarter of 2002, faced with increasing
uncertainty as to whether or not the lender would exercise its
rights and foreclose on the matured mortgage loan, the Partnership
executed a contract to sell Delchamps for $3,050,000 to an
unaffiliated third party purchaser subject to certain third party
contingencies.

   On July 19, 2002, Delchamps was sold to an unaffiliated third
party for $3,050,000.  After repayment of the mortgage note and
costs related to the sale, the Partnership received approximately
$288,000 in net proceeds.

(b) Shoppes on the Parkway ("Shoppes")

   On March 31, 1988, the Partnership purchased Shoppes, a
shopping center located in Hilton Head, South Carolina, for
approximately $7,360,000.  The purchase was funded with
approximately $2,394,000 cash paid at closing and an existing first
mortgage loan from the Crown Life Insurance Company (the "Lender")
with a balance of approximately $4,966,000.  The loan bore interest
at a rate of 10.25% per annum and  matured on December 1, 1994.
Prior to the scheduled maturity of the first mortgage loan, the
Lender granted the Partnership an extension until April 1, 1995.
On April 6, 1995, the Partnership obtained a first mortgage loan in
the amount of $6,100,000 (the "First Mortgage Loan") secured by
Shoppes from Morgan Stanley Mortgage Capital, Inc.  The First
Mortgage Loan bears interest at the rate of 9.55% per annum,
amortizes over a 25-year period, required monthly payments of
principal and interest of approximately $53,500 and was scheduled
to mature on  May 1, 2002. The lender and the Partnership executed
an extension of the maturity to December 31, 2002.  The outstanding
balance of the mortgage, which is secured by the property was
$5,440,867 at December 31, 2002.  Subsequent to December 31, 2002,
the Partnership stopped making payments to the lender and was in
default under the terms of the mortgage.  In the second quarter of
2003, the lender agreed to an extension of the mortgage loan until
June 30, 2003, subject to the payment of all unpaid payments and
late fees for the period from January 1, 2003 to March 31, 2003
(approximately $200,000) and the payment of an extension fee of
approximately $27,000.  On April 10, 2003, the Partnership made
these payments to the lender.

   Shoppes is a factory outlet retail center constructed in 1986
with approximately 86,600 rentable square feet situated on a 9.43
acre site.  The occupancy rate and average annual base rent per
square foot at December 31 for the last two years were as follows:

                                  2002      2001
Occupancy Rate                     45%        54%

Average Annual Base
  Rent Per Square Foot          $14.04    $16.87

   Shoppes has no tenants that individually occupy ten percent or
more of the rentable square footage.  The following is a summary of
the tenant rent roll at December 31, 2002:

                                     Annual     Lease
                          Square      Base    Expiration   Renewal
Tenant                     Feet        Rent       Date     Options
All Tenants               39,040     $610,724   Various    Various
Vacant                    47,603           --
                          86,643     $610,724

   In the second quarter of 2002, the Partnership received two
expressions of interest in the property.  These offers were at
prices below the appraised value and the offers are subject to the
completion of the new anchor leases detailed below.   The offers
for the property are less than the appraised value in part because
the changing tenancy of "outlet centers" similar to Shoppes.  In
particular, the tenant mix at the 87,000 square foot center is
evolving away from fashion retailers toward generally smaller,
local tenants.  Many of the national retailers are moving to
significantly larger "mega-centers."  This has caused Shoppes'
occupancy to decline.   The Partnership has identified certain
tenants that would be suitable to lease a large percentage of the
currently vacant space.  The Partnership executed a conditional
lease for approximately 21,000 square feet (approximately 23% of
the property's gross leasable area) to an upscale grocer.  In the
first quarter of 2003 the tenant terminated the lease prior to
taking occupancy.  However, the Partnership continues to negotiate
with the potential tenant in an attempt to reinstate the lease. The
Partnership also executed a lease for 7,000 square feet to a
national distributor of boating/marina supplies. This tenant took
occupancy in the fourth quarter of 2002.

   During the fourth quarter of 2002, the Partnership entered into
a contract to sell the property for $8,350,000 less: 1) the costs
of the renovation of the new anchor tenant space; 2) the cost of
moving two tenants that must be moved to accommodate the anchor
tenant; and 3) the implied cost of the down time of the anchor
tenant during its build out period.  This sale was premised on the
21,000  anchor tenant accepting the lease.  However, because the
tenant has rejected the lease, it is uncertain whether or not the
purchaser will proceed with the sale.  It is possible that the
purchaser will seek a price reduction if it continues with the
purchase.

   In the event the property is not sold, it is unlikely the
Partnership will be able to either refinance the existing debt or
be able to continue to meet the debt service obligations under the
loan.  In this scenario the property will revert to the mortgage
holder.  However, the Partnership is continuing to seek to sell the
asset to the contract party.

   The $7.8 million carrying value at December 31, 2002 is based
on management's best estimates of current market value.


(c) Ponderosa Restaurant ("Ponderosa")

   On September 28, 1988, the Partnership purchased the land and
building occupied by a Ponderosa restaurant located in Garfield
Heights, Ohio.  The building was constructed in 1981 and contains
5,400 square feet of space.  The cost of the restaurant was
$1,075,000 plus closing costs which were paid in cash.

   The restaurant was purchased from Ponderosa, Inc.
("Ponderosa"), a wholly-owned subsidiary of Metromedia Company.
The obligor under the lease is Metromedia Steakhouse Company LP.
The restaurant is operated by a Ponderosa franchisee under a
sublease agreement from the obligor.  Ponderosa in accordance with
the terms of a triple-net lease whereby Ponderosa must pay all
taxes, insurance premiums and operating costs.  The lease has a
base term of 15 lease years (as defined in the lease), terminates
on September 22, 2003 and contains four five-year renewal options.
The Partnership is landlord only and does not participate in the
operations of the restaurant.

   Ponderosa had the right to repurchase this property at the end
of the tenth lease year (1998) and every five years thereafter at
the fair market value of the real estate at the time of repurchase.
In 1998, Ponderosa declined to exercise its repurchase right but
maintains its ability to repurchase this property in 2003.

   In the third quarter of 2002, the Partnership executed a new
lease with the Ponderosa franchisee currently operating the
property.  The effective date of this lease is subject to the
timely termination of the existing lease with the franchisor.  The
new lease commenced in September 2002 and has a fifteen year term.
The lease will have minimum rental payments of $75,000 per year,
with annual increases of 2% per year.  The Partnership will also
receive percentage rent payments equal to 5% above the natural
breakpoint.  The lease will be "triple net" to the Partnership
which will require the tenant to pay all operating expenses, taxes
and maintenance of the property.  The Partnership is also required
to make a $50,000 contribution towards a material renovation of the
property, plus three months of free rent.  The new rental payments
are significantly lower than those of the previous lease.  However,
management believes that the new terms are consistent with the
prevailing rental market.  In addition, the new fifteen year term
and the material renovation of the property will make the asset
more salable.

   In the fourth quarter the Partnership entered into an agreement
for the sale of the property to an unaffiliated buyer for $885,000,
less the $50,000 required for future renovations of the property.
Subsequently, the prospective purchaser terminated the sale
agreement.

   In February 2003, the Partnership sold a two-thirds undivided
interest in this property for a sales price of $600,000.  However,
the Partnership maintains control of the management of the property
and  the sale process.  Upon a subsequent sale of the asset, the
holder of the two-thirds interest is entitled to the first $580,000
of proceeds with the balance going to the Partnership.

   In addition, in the first quarter of 2003, the Partnership
received an expression of interest from a potential purchaser of
this property for a sale price of $935,000 less the $50,000
required for the future property renovations.  However, a contract
was never fully executed and the potential purchaser has decided
not to pursue this transaction.

   The Ponderosa property has been occupied since its purchase and
the average annual base rent per square foot at December 31 for the
last two years are as follows:

                                 2002            2001
Average Annual Base Rent
 Per Square Foot                $19.42          $24.57

The net carrying value of the property at December 31, 2002 is
$810,250.

Risks of Ownership

   The possibility exists that the tenants of the Partnership's
properties may be unable to fulfill their obligations pursuant to
the terms of the leases, including making base rent payments or
percentage rent payments to the Partnership.  Such defaults by one
or more of the tenants could have an adverse effect on the
financial situation of the Partnership.  Furthermore, the
Partnership may be unable to replace these tenants due to
competition in the market at the time any vacancy occurs.
Additionally, there are costs to the Partnership when replacing
tenants such as leasing commissions and tenant improvements.  Such
improvements may require expenditure of Partnership funds otherwise
available for distribution.

   The occupancy level of Delchamps Plaza North (prior to its
sale) caused a significant use of cash during 2002.  In addition,
the potential new anchor tenant at Shoppes on the Parkway  required
a significant investment of new capital in the property.  The
mortgage at Shoppes on the Parkway matured in May 2002. The lender
and the Partnership executed an extension of the maturity to
December 31, 2002.  Subsequent to December 31, 2002, the
Partnership stopped making payments to the lender and was in
default under the terms of the mortgage.  In the second quarter of
2003, the lender agreed to an extension of the mortgage loan until
June 30, 2003, subject to the payment of all unpaid payments and
late fees for the period from January 1, 2003 to March 31, 2003
(approximately $200,000) and the payment of an extension fee of
approximately $27,000.  On April 10, 2003, the Partnership made
these payments to the lender.

Item 3. Legal Proceedings.

        None.


Item 4. Submission of Matters to a Vote of Security Holders.

        None.



                            PART II

Item 5.  Market for the Issuer's Limited Partnership Interests  and
         Related Security Holder Matters.

   At December 31, 2002, there were 469 Limited Partners in the
Partnership.  There is currently no established public trading
market for Units and it is not anticipated that a public market for
Units will develop.  Bid prices quoted by "partnership exchanges"
vary widely and are not considered a reliable indication of market
value.  Neither the Partnership nor Brauvin 6, Inc. (the "Corporate
General Partner") will redeem or repurchase outstanding Units.

   Pursuant to the terms of the Agreement, there are restrictions
on the ability of the Limited Partners to transfer their Units.  In
all cases, the General Partners must consent to any substitution of
a Limited Partner.

   There were no cash distributions to Limited Partners for 2002
or 2001.

Item 6. Management's Discussion and Analysis or Plan of Operation.

General

   Certain statements in this Annual Report that are not
historical fact constitute "forward-looking statements" within the
meaning of the Private Securities Litigation Reform Act of 1995.
Discussions containing forward looking statements may be found in
this section and in the section entitled "Description of Business".
Without limiting the foregoing, words such as "anticipates",
"expects", "intends", "plans" and similar expressions are intended
to identify forward-looking statements.  These statements are
subject to a number of risks and uncertainties.  Actual results
could differ materially from those projected in the forward-looking
statements.  The Partnership undertakes no obligation to update
these forward-looking statements to reflect future events or
circumstances.

Liquidity and Capital Resources

   The Partnership intends to satisfy its short-term liquidity
needs through cash reserves and cash flow from the properties.
Mortgage notes payable are expected to be satisfied through
property sales.
   The Partnership's liquidity position was very low at December
31, 2002, even including the proceeds from the sale of Delchamps.
The Partnership may have difficulty meeting its liquidity needs in
the last half of 2003.  However, the Partnership is actively
pursuing the sale of its remaining assets to address this liquidity
concern.

   The General Partners expect to distribute proceeds from
operating cash flow, if any, and from the sale of real estate to
Limited Partners in a manner that is consistent with the investment
objectives of the Partnership.  Management of the Partnership
believes that cash needs may arise from time to time which will
have the effect of reducing distributions to Limited Partners to
amounts less than would be available from refinancing or sale
proceeds.  These cash needs include, among other things,
maintenance of working capital reserves in compliance with the
Agreement as well as payments for major repairs, tenant
improvements and leasing commissions in support of real estate
operations.

    No distributions for 2002 or 2001 were made primarily as a
result of the vacancy situation at Delchamps.  The Preferential
Distribution Deficiency for the year ended December 31, 2002
equaled $6,300,788, a $697,572 increase over 2001.

   In 1999, the General Partners determined it was an appropriate
time to pursue the disposition of the Partnership's assets.
Additionally, in 1999, the Partnership solicited and received the
votes of the Limited Partners to approve a sale of all of the
Partnership's properties, either on an individual or group basis,
and to subsequently liquidate the Partnership.  The solicitation,
which was approved by the Limited Partners in the third quarter of
1999, stated that the Partnership's properties may be sold
individually or in any combination provided that the total sales
price for the properties included in the transaction equals or
exceeds 70% of the aggregate appraised value for such properties,
which valuation was conducted by an independent third party
appraisal firm.

   The Partnership intends to sell the properties under a closed
bid process which will include identification of target buyers with
proven financing ability and performance of certain evaluations of
the properties, such as environmental testing.  Potential buyers
will be requested to sign confidentiality agreements to safeguard
the Partnership's confidential proprietary information.  The
General Partners have determined that each bid must be all cash,
completely unconditional and accompanied by a substantial deposit.

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 have
been prepared on a liquidation basis.  Accordingly, the carrying
value of the assets is presented at estimated net realizable
amounts and all liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation. Preparation of the financial statements on a
liquidation basis requires significant assumptions by management,
including the ability to extend or refinance current debt
maturities, the estimate of liquidation costs and the resolution of
any contingent liabilities.  There may be differences between the
assumptions and the actual results because events and circumstances
frequently do not occur as expected.  Those differences, if any,
could result in a change in the net assets recorded in the
consolidated statement of net assets in liquidation as of December
31, 2002.

   In the marketing of the asets for sale, over 1,000 potential
investors were contacted regarding the sale of the properties.  Of
this group, approximately 180 became registered potential buyers
for the properties.  Combined with the prior periods, there have
been approximately 300 potential buyers.  In addition, the
properties are listed on the Internet at Loopnet.com, the largest
commercial real estate website in the nation.

   On February 9, 2001, the Partnership received notice that an
unsolicited tender offer to purchase up to 1,568.5 outstanding
Units was to commence with a tender price of $500 per Unit.  This
offer was made, in part, by an entity that owned a nominal economic
interest in the Partnership and expired on March 19, 2001.  As a
result of this tender offer 896.25 economic interests in the
Partnership were transferred. Upon completion of the this tender
offer, the purchasers held an aggregate of 1,347.25 economic
interests, or approximately 17% of the total outstanding Units,
including 205 economic interests purchased on the secondary market.

   The General Partners remained neutral as to the particular
merits or risks associated with the tender offer to the Limited
Partners.

   The General Partners further informed the Limited Partners
that, for those investors who are primarily interested in
liquidating their Units immediately, the tender offer provided such
an opportunity.


Shoppes on the Parkway

   On April 6, 1995, the Partnership obtained a first mortgage
loan in the amount of $6,100,000 (the "First Mortgage Loan")
secured by Shoppes from Morgan Stanley Mortgage Capital, Inc.  The
First Mortgage Loan bears interest at the rate of 9.55% per annum,
amortizes over a 25-year period, required monthly payments of
principal and interest of approximately $53,000 and matured on
December 31, 2002. The outstanding mortgage balance encumbered by
this property was $5,440,867 at December 31, 2002.  Subsequent to
December 31, 2002, the Partnership stopped making payments to the
lender and was in default under the terms of the mortgage.  In the
second quarter of 2003, the lender agreed to an extension of the
mortgage loan until June 30, 2003, subject to the payment of all
unpaid payments and late fees for the period from January 1, 2003
to March 31, 2003 (approximately $200,000) and the payment of an
extension fee of approximately $27,000.  On April 10, 2003, the
Partnership made these payment to the lender.

   In the second quarter of 2002, the Partnership received two
expressions of interest in the property.  These offers were at
prices below the appraised value and the offers are subject to the
completion of the new anchor leases detailed below.   The offers
for the property are less than the appraised value in part because
the changing tenancy of "outlet centers" similar to Shoppes.  In
particular, the tenant mix at the 87,000 square foot center is
evolving away from fashion retailers toward generally smaller,
local tenants.  Many of the national retailers are moving to
significantly larger "mega-centers."  This has caused Shoppes'
occupancy to decline.   The Partnership has identified certain
tenants that would be suitable to lease a large percentage of the
currently vacant space.  The Partnership executed a conditional
lease for approximately 21,000 square feet (approximately 23% of
the property's gross leasable area) to an upscale grocer.  In the
first quarter of 2003 the tenant terminated the lease prior to
taking occupancy.  However, the Partnership continues to negotiate
with the potential tenant in an attempt to reinstate the lease. The
Partnership also executed a lease for 7,000 square feet to a
national distributor of boating/marina supplies. This tenant took
occupancy in the fourth quarter of 2002.

   During the fourth quarter of 2002, the Partnership entered into
a contract to sell the property for $8,350,000 less: 1) the costs
of the renovation of the new anchor tenant space; 2) the cost of
moving two tenants that must be moved to accommodate the anchor
tenant; and 3) the implied cost of the down time of the anchor
tenant during its build out period.  This sale was premised on the
21,000  anchor tenant accepting the lease.  However, because the
tenant has rejected the lease, it is uncertain whether or not the
purchaser will proceed with the sale.  It is possible that the
purchaser will seek a price reduction if it continues with the
purchase.

   In the event the property is not sold, it is unlikely the
Partnership will be able to either refinance the existing debt or
be able to continue to meet the debt service obligations under the
loan.  In this scenario the property will revert to the mortgage
holder.  However, the Partnership is continuing to seek to sell the
asset to the contract party.

Ponderosa

   The Ponderosa Restaurant property is the smallest asset owned
by the Partnership and it does not have any debt associated with
it.  In the third quarter of 2001, Metromedia Steakhouses Company
L.P., the parent of Ponderosa and the tenant under the lease,
sublet the premises to an area franchisee through the term of the
existing lease (September, 2003).

   In the third quarter of 2002, the Partnership executed a new
lease with the Ponderosa franchisee currently operating the
property.  The effective date of this lease is subject to the
timely termination of the existing lease with the franchisor.  The
new lease commenced in September 2002 and has a fifteen year term.
The lease will have minimum rental payments of $75,000 per year,
with annual increases of 2% per year.  The Partnership will also
receive percentage rent payments equal to 5% above the natural
breakpoint.  The lease will be "triple net" to the Partnership
which will require the tenant to pay all operating expenses, taxes
and maintenance of the property.  The Partnership is also required
to make a $50,000 contribution towards a material renovation of the
property, plus three months of free rent.  The new rental payments
are significantly lower than those of the previous lease.  However,
management believes that the new terms are consistent with the
prevailing rental market.  In addition, the new fifteen year term
and the material renovation of the property will make the asset
more salable.

   In the fourth quarter the Partnership entered into an agreement
for the sale of the property to an unaffiliated buyer for $885,000,
less the $50,000 required for future renovations of the property.
Subsequently, the prospective purchaser terminated the sale
agreement.  The Partnership is currently receiving several other
purchase offers for this property.

   In February 2003, the Partnership sold a two-thirds undivided
interest in this property for a sales price of $600,000.  However,
the Partnership maintains control of the management of the property
and  the sale process.  Upon a subsequent sale of the asset, the
holder of the two-thirds interest is entitled to the first $580,000
of proceeds with the balance going to the Partnership.

   In addition, in the first quarter of 2003, the Partnership
received an expression of interest from a potential purchaser of
this property for a sale price of $935,000 less the $50,000
required for the future property renovations.  However, a contract
was never fully executed and the potential purchaser has decided
not to pursue this transaction.

Delchamps

   The Partnership was required to make a balloon mortgage payment
for Delchamps in December 1996 in the amount of $2,823,000.  Prior
to the scheduled maturity of the original mortgage loan, the lender
granted the Partnership an extension until February 1, 1997.  On
January 14, 1997, the Partnership obtained a first mortgage loan in
the amount of $2,925,000 (the "First Mortgage Loan") secured by
Delchamps from NationsBanc Mortgage Capital Corporation.  The First
Mortgage Loan bears interest at the rate of 9.03% per annum, is
amortized over a 25-year period and requires monthly payments of
principal and interest of approximately $24,600.  A portion of the
proceeds of the First Mortgage Loan, approximately $2,809,000, was
used to retire the original mortgage secured by Delchamps from
Lincoln National Life Insurance Company.   The First Mortgage Loan
matured on February 1, 2002.

   On July 19, 2002, Delchamps was sold to an unaffiliated third
party for $3,050,000.  After repayment of the mortgage note and
costs related to the sale the Partnership received approximately
$288,000 in net proceeds.

   One of the special purpose entities owned by the Partnership
(Brauvin/ Delchamps) has been sued by a real estate broker in
relation to the sale of the asset.  The Partnership believes the
suit is without merit.  The special purpose entity has been
indemnified by the purchaser of the property against such
litigation.

Results of Operations

   The Partnership's revenue and expenses are affected primarily
by the operations of the properties.  Property operations, and in
particular the components of income, demand for space and rental
rates are, to a large extent, determined by local and national
market conditions.

   The General Partners conduct an in-depth assessment of each
property's physical condition as well as a demographic analysis to
assess opportunities for increasing occupancy and rental rates and
decreasing operating costs.  In all instances, decisions concerning
restructuring of loan terms, reversions and subsequent operation of
the property are made with the intent of maximizing the potential
proceeds to the Partnership and, therefore, return of investment
and income to Limited Partners.

   In certain instances and under limited circumstances,
management of the Partnership entered into negotiations with
lenders for the purpose of restructuring the terms of loans to
provide for debt service levels that could be supported by
operations of the properties.  When negotiations are unsuccessful,
management of the Partnership considers the possibility of
reverting the properties to the first mortgage lender.  Foreclosure
proceedings may require 6 to 24 months to conclude.

   An affiliate of the Partnership and the General Partners is
assigned responsibility for day-to-day management of the
properties.  The affiliate receives a combined management and
leasing fee, which cannot exceed 6% of gross revenues generated by
the properties.  Management fee rates are determined by the extent
of services provided by the affiliate versus services that may be
provided by third parties, i.e., independent leasing agents.  In
all instances, fees paid by the Partnership to the property
management affiliate are, in the General Partners' opinion,
comparable to fees that would be paid to independent third parties.


Results of Operations 2002 compared to 2001

   The Partnership generated a net loss of $713,000 for the year
ended December 31, 2002 as compared to a net loss of $197,000 for
the same period in 2001.  The $516,000 increase in net loss is
primarily a result of a $587,000 decrease in total income, and a
$39,000 increase in total expense and a $93,000 decrease in
adjustment to liquidation basis.

   Total income for the year ended December 31, 2002 was
$1,007,000 as compared to $1,594,000 for the same period in 2001.
The $587,000 decrease in total income was primarily a result of a
$372,000 decrease in rental income, a $23,000 decrease in interest
income and a $192,000 decrease in other income.  Rental income
decreased primarily as a result of a decrease in rental income at
Delchamps as a result of the  sale of Delchamps, and a decrease in
rental income at Shoppes  due to a decrease in occupancy and a
decrease in percentage rent due to an overall decrease in sales of
the tenants at Shoppes. Other income decreased primarily as a
result of a decrease in other income attributed to income in 2001
at Delchamps resulting from a forfeiture of earnest money on a sale
contract.  Interest income decreased as a result of the decline in
interest rates.

   Total expenses for the year ended December 31, 2002 were
$1,737,000 as compared to $1,698,000 for the same period in 2001.
The $39,000 increase in total expense was primarily the result of
a decrease in general and administrative expense of $30,000, a
decrease in interest expense of $38,000,a decrease of operating
expense of $33,000, and  a decrease of management fees of $16,000
offset by an increase in repairs and maintenance expense of
$156,000. General and administrative expense decreased primarily as
a result of a decrease in bad debt expense and advertising and
promotion offset by increases in salary expense and legal fees
expense.  Bad debt expense decreased primarily as a result of
write-offs at Shoppes in 2001. Legal fees increased primarily as a
result of sale of Delchamps in 2002.   Management fees decreased as
a result of lower rental income.  Repairs and maintenance expense
increased primarily as a result of improvements made at Shoppes to
accommodate the new tenants. Adjustment to liquidation basis
decreased $93,000.

Results of Operations 2001 compared to 2000

   The Partnership generated a net loss of $158,000 for the year
ended December 31, 2001 as compared to net income of $276,000 for
the same period in 2000.  The $434,000 decrease in net income is
primarily a result of a $416,000 decrease in total income, a
$36,000 decrease in total expense and an adjustment to liquidation
basis of $54,000 to the Ponderosa property.

   Total income for the year ended December 31, 2001 was
$1,594,000 as compared to $2,010,000 for the same period in 2000.
The $416,000 decrease in total income was primarily a result of a
$486,000 decrease in rental income, a $27,000 decrease in interest
income offset by a $98,000 increase in other income.  Rental income
decreased primarily as a result of a decrease in rental income at
Delchamps of $261,000 due to the overall decrease in occupancy
(Delchamps, the largest single tenant vacated in October 2000), and
a decrease in rental income at Shoppes of $230,000 due to a
decrease in base rent because of overall lower occupancy and a
decrease in percentage rent due to an overall decrease in sales of
the tenants at Shoppes.  Interest income decreased as a result of
the decline in interest rates. Other income increased primarily as
a result of the earnest money from the rescinded contract on
Delchamps.

   Total expenses for the year ended December 31, 2001 were
$1,698,000 as compared to $1,734,000 for the same period in 2000.
The $36,000 decrease in total expense was primarily the result of
a decrease interest expense of $39,000, a decrease of management
fees of $36,000 offset by an increase in operating expense of
$37,000. Interest expense decreased primarily as a result of the
default interest paid in 2000 on the Delchamps mortgage.
Management fees decreased as a result of lower rental income.
Operating expense increased due to an increase in overall operating
expenses at Shoppes.


Item 7.   Consolidated Financial Statements and Supplementary Data.

   See Index to Consolidated Financial Statements on Page F-1 of
this Form 10-KSB for consolidated financial statements where
applicable.

   The financial information required in Item 310(b) of Regulation
S-B is not applicable.

Item 8.   Changes in and Disagreements with Accountants on
          Accounting and Financial Disclosure

   On November 6, 2001 the Partnership dismissed Deloitte & Touche
LLP as its independent accountant.  Deloitte & Touche LLP's report
on the financial statements for either of the past two years did
not contain an adverse opinion or disclaimer of opinion and was not
modified as to uncertainty, audit scope or accounting principles.
In the Partnership's fiscal years ended 1999 and 2000 and the
subsequent interim period preceding the dismissal there were no
disagreements with Deloitte & Touche LLP on any matter of
accounting principles or practices, financial statement disclosure
or auditing scope or procedure which would have caused Deloitte &
Touche LLP to make reference to the matter in their report.  There
were no reportable events as that term is described in Item
304(a)(1)(iv)(B) of Regulation S-B.

   On November 7, 2001, the Partnership engaged Altschuler,
Melvoin and Glasser LLP as its independent accountant.  Neither the
Partnership (nor someone on its behalf) consulted Altschuler,
Melvoin and Glasser LLP regarding: (i) the application of
accounting principles to a specific transaction, either completed
or proposed, or the type of audit opinion that might be rendered on
the Partnership's financial statements; or (ii) any matter that was
either the subject of a disagreement or a reportable event.



                            PART III

Item 9.  Directors, Executive Officers, Promoters and Control
         Persons; Compliance with Section 16 (a) of the Exchange
         Act.

  The General Partners of the Partnership are:
         Brauvin 6, Inc., an Illinois corporation
         Mr. Jerome J. Brault, individually

   Brauvin 6, Inc. was formed under the laws of the State of
Illinois in 1986, with its issued and outstanding shares being
owned by A.G.E. Realty Corporation, Inc. (50%), and Messrs. Jerome
J. Brault (beneficially) (25%) and Cezar M. Froelich (25%).

   The principal officers and directors of the Corporate General
Partner are:

  Mr. Jerome J. Brault . . . . . . . . . . . . .Chairman of the Board of
                                       Directors, Director and President

  Mr. James L. Brault. . . . . . . . . . . .Vice President and Secretary

  Mr. Thomas E. Murphy . . . . . . . . . . . . . . . Treasurer and Chief
                                                       Financial Officer

   The business experience during the past five years of the
General Partners, officers and directors is as follows:

   MR. JEROME J. BRAULT (age 69) chairman of the board of
directors, president and chief executive officer of the Corporate
General Partner, as well as a principal shareholder of the
Corporate General Partner.  He is a member and manager of Brauvin
Real Estate Funds, L.L.C.  He is a member of Brauvin Capital Trust
L.L.C.  Since 1979, he has been a shareholder, president and a
director of Brauvin/Chicago, Ltd.  He is an officer, director and
one of the principal shareholders of various Brauvin entities which
act as the general partners of four other publicly registered real
estate programs.  He is an officer, director and one of the
principal shareholders of Brauvin Associates, Inc., Brauvin
Management Company, Brauvin Advisory Services, Inc. and Brauvin
Securities, Inc., Illinois companies engaged in the real estate and
securities businesses.  He is a director, president and chief
executive officer of Brauvin Net Lease V, Inc.  He is the chief
executive officer of Brauvin Capital Trust, Inc.  Mr. Brault
received a B.S. in Business from DePaul University, Chicago,
Illinois in 1959.

   MR. JAMES L. BRAULT (age 42) is a vice president and secretary
and is responsible for the overall operations of the Corporate
General Partner and other affiliates of the Corporate General
Partner.  He is an officer of various Brauvin entities which act as
the general partners of four other publicly registered real estate
programs.  Mr. Brault is executive vice president and assistant
secretary and is responsible for the overall operations of Brauvin
Management Company.  He is also an executive vice president and
secretary of Brauvin Net Lease V, Inc.  He is a manager of Brauvin
Real Estate Funds, L.L.C., Brauvin Capital Trust, L.L.C. and
BA/Brauvin L.L.C.  He is the president of Brauvin Capital Trust,
Inc.  Prior to joining the Brauvin organization in May 1989, he was
a Vice President of the Commercial Real Estate Division of the
First National Bank of Chicago ("First Chicago"), based in their
Washington, D.C. office.  Mr. Brault joined First Chicago in 1983
and his responsibilities included the origination and management of
commercial real estate loans, as well as the direct management of
a loan portfolio in excess of $150 million.  Mr. Brault received a
B.A. in Economics from Williams College, Williamstown,
Massachusetts in 1983 and an M.B.A. in Finance and Investments from
George Washington University, Washington, D.C. in 1987.  Mr. Brault
is the son of Mr. Jerome J. Brault.

   MR. THOMAS E. MURPHY (age 36) is the treasurer and chief
financial officer of the Corporate General Partner and other
affiliates of the Corporate General Partner.  He is the chief
financial  officer of various Brauvin entities which act as the
general partners of four other publicly registered real estate
programs.  Mr. Murphy is also the chief financial officer of
Brauvin Management Company, Brauvin Financial, Inc., Brauvin
Securities, Inc. and Brauvin Net Lease V, Inc.  He is the
treasurer, chief financial officer and secretary of Brauvin Capital
Trust, Inc. He is responsible for the Partnership's accounting and
financial reporting to regulatory agencies.  He joined the Brauvin
organization in July 1994.  Mr. Murphy received a B.S. in
Accounting from Northern Illinois University in 1988.  Mr. Murphy
is a Certified Public Accountant and is a member of the Illinois
Certified Public Accountants Society.


Item 10.   Executive Compensation.

   (a & b) The Partnership is required to pay certain fees, make
distributions and allocate a share of the profits and losses of the
Partnership to the Corporate General Partner or other affiliates as
described under the caption "Compensation Table" on pages 10 to 12
of the Partnership's Prospectus, as supplemented, and the sections
of the Partnership Agreement entitled "Distribution of Operating
Cash Flow," "Allocation of Profits, Losses and Deductions,"
"Distribution of Net Sale or Refinancing Proceeds" and
"Compensation of General Partners and Their Affiliates" on pages
A-10 to A-15 of the Agreement, attached as Exhibit A to the
Prospectus.  The relationship of the Corporate General Partner (and
its directors and officers) to its affiliates is set forth in Item
9.  Reference is also made to Notes 3 and 5 of the Notes to
Consolidated Financial Statements filed with this annual report for
a description of such distributions and allocations.

   The General Partners received a share of Partnership loss or
income for 2002 and 2001.

   An affiliate of the General Partners is reimbursed for its
direct expenses relating to the administration of the Partnership.

   The Partnership does not have any employees and therefore there
is no compensation paid.

  (c) - (h)              Not applicable.

Item 11.  Security Ownership of Certain Beneficial Owners and
          Management.

  (a)     No person or group is known by the Partnership to own
          beneficially more than 5% of the outstanding voting Units
          of the Partnership.

  (b)     The officers and directors of the Corporate General
          Partner do not, individually or as a group, own any
          Units.

  (c)     The Partnership is not aware of any arrangements, the
          operations of which may result in a change of control of
          the Partnership.

   No officer or director of the Corporate General Partner
possesses a right to acquire beneficial ownership of Units.  The
General Partners will share in the profits, losses and
distributions of the Partnership as outlined in Item 10, "Executive
Compensation."

Item 12.  Certain Relationships and Related Transactions.

   (a & b) The Partnership is entitled to engage in various
transactions involving affiliates of the Corporate General Partner,
as described in the sections of the Partnership's Prospectus, as
supplemented, entitled "Compensation Table" and "Conflicts of
Interest" at pages 10 to 15 and the section of the Agreement
entitled "Rights, Duties and Obligations of General Partners" at
pages A-17 to A-20 of the Agreement.  The relationship of the
Corporate General Partner to its affiliates is set forth in Item 9.
Cezar M. Froelich resigned as an individual general partner of the
Partnership effective 90 days after August 14, 1997 but remains a
shareholder of the Corporate General Partner.  He is a principal of
the law firm of Shefsky & Froelich Ltd., which acted as securities
and real estate counsel to the Partnership.  Reference is made to
Note 5 of the Notes to Consolidated Financial Statements filed with
this annual report for a summary of transactions with affiliates.

   As a precondition to the financing on Shoppes, the lender
required that ownership of the property reside in a special purpose
entity ("SPE").  To accommodate the lender's requirements,
ownership of the property was transferred in 1995 to an SPE,
Brauvin/Shoppes on the Parkway L.P., which is owned 99% by the
Partnership and 1% by an affiliate of the General Partners.
Distributions of Brauvin/Shoppes on the Parkway L.P. are made to
the General Partner in an amount equal to: (a) any tax liability
caused by its allocation of Profits or income; and (b) any filing
fees or accounting fees incurred in connection herewith; and then
to the Limited Partner until it receives an amount equal to the
value of its Capital Contribution plus an annual compounded return
on its original investment of 25% per annum and; thereafter, in
accordance with their respective partnership interests.  The
creation of Brauvin/Shoppes on the Parkway L.P. did not affect the
Partnership's economic ownership of the Shoppes property.
Furthermore, this change in ownership structure had no material
effect on the consolidated financial statements of the Partnership.

   As a precondition to the financing on Delchamps, the lender
required that ownership of the property reside in an SPE.  To
accommodate the lender's requirements, ownership of the property
was transferred in 1997 to the SPE, Brauvin/Delchamps L.P., which
is owned 99% by the Partnership and 1% by an affiliate of the
General Partners.  Distributions of Brauvin/Delchamps L.P. were
made first to an affiliate of the General Partners in an amount
equal to any tax liabilities caused by any allocation of profits or
income plus any filing or accounting fees incurred in connection
therewith the remainder was distributed to the Partnership.   The
creation of Brauvin/Delchamps L.P. did not affect the Partnership's
economic ownership of the Delchamps property.  Furthermore, this
change in ownership structure had no material effect on the
consolidated financial statements of the Partnership.

   (c)    No management persons are indebted to the Partnership.

   (d)    There have been no transactions with promoters.

Item 13. Controls and Procedures


Evaluation of Disclosure Controls and Procedures


   Our Chief Executive Officer and Chief Financial Officer, of the
corporate general partner, have reviewed and evaluated the
effectiveness of the Partnership's 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
annual report.  Based on that evaluation, the Chief Executive
Officer and Chief Financial Officer have concluded that the
Partnership's current disclosure controls and procedures are
effective and timely, providing all material information relating
to the Partnership required to be disclosed in reports filed or
submitted under the Exchange Act.


Changes in Internal Controls

   There have not been any significant changes in the
Partnership's 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.

Item 14.  Exhibits, Consolidated Financial Statements and Reports
          on Form 8-K.

(a) The following documents are filed as part of this report:

    (1) (2)    Consolidated Financial Statements (See Index to
               Consolidated Financial Statements filed with this
               annual report).

    (3)        Exhibits required by the Securities and Exchange
               Commission Regulation S-B Item 601:

               Exhibit No.      Description
                  *3.(a)        Limited Partnership Agreement
                  *3.(b)        Articles of Incorporation of
                                Brauvin 6, Inc.
                  *3.(c)        By-Laws of Brauvin 6, Inc.
                  *3.(d)        Certificate of Limited
                                Partnership of the Partnership
                  *10.(a)       Escrow Agreement
                  *10.(b)(1)    Management Agreement
                   21.          Subsidiaries of the registrant
                  *28           Pages 9-14 and A-15 to A-18 of
                                the Partnership's Prospectus and
                                the Agreement dated May 30,
                                1986, as supplemented.

* Incorporated by reference from the exhibits filed with the
Partnership's registration statement (File No. 0-16857) on Form
S-11 filed under the Securities Act of 1933:

(b)    No portions of the annual report have been incorporated
       by reference in this Form 10-KSB.

(c)    Form 8-K.
       None.

(d)    An annual report for the fiscal year 2002 will be sent to
       the Limited Partners subsequent to this filing.








                           SIGNATURES

In accordance with Section 13 or 15(d) of the Exchange Act, the
registrant caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.



                      BRAUVIN INCOME PROPERTIES L.P. 6

                      BY: Brauvin 6, Inc.
                          Corporate General Partner

                          By:  /s/ Jerome J. Brault
                               Jerome J. Brault
                               Chairman of the Board of
                               Directors and President

                          By:  /s/ James L. Brault
                               James L. Brault
                               Vice President and Secretary

                          By:  /s/ Thomas E. Murphy
                               Thomas E. Murphy
                               Chief Financial Officer and
                               Treasurer

                      INDIVIDUAL GENERAL PARTNER

                               /s/ Jerome J. Brault
                               Jerome J. Brault


Dated: April 11, 2003



           CERTIFICATE OF THE CHIEF EXECUTIVE OFFICER
                               OF
                        BRAUVIN 6, INC.
                   CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6


I, Jerome J. Brault, Chief Executive Officer of the Company,
certify that:

1.   I have reviewed this annual report on Form 10-KSB of Brauvin
     Income Properties L.P. 6;

2.   Based on my knowledge, this annual report does not contain any
     untrue statement of 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 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 consolidated financial
     condition, results of operations and statement of changes in
     net assets in liquidation of the registrant as of, and for,
     the periods presented in this annual report;

4.   The registrant's other certifying officer 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 annual report our conclusions
              about the effectiveness of the disclosure controls
              and procedures based on our evaluation as of the
              Evaluation Date;

5.   The registrant's other certifying officer 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 aversely
              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 officer and I have indicated
     in this annual 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.


                    BY:/s/ Jerome J. Brault
                       Jerome J. Brault
                       Chairman of the Board of Directors,
                       President and Chief Executive Officer

                    DATE: April 11, 2003



           CERTIFICATE OF THE CHIEF FINANCIAL OFFICER
                               OF
                        BRAUVIN 6, INC.
                   CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6


I, Thomas E. Murphy, Chief Financial Officer of the Company,
certify that:

1.   I have reviewed this annual report on Form 10-KSB of Brauvin
     Income Properties L.P. 6;

2.   Based on my knowledge, this annual report does not contain any
     untrue statement of 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 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 consolidated financial
     condition, results of operations and statement of changes in
     net assets in liquidation of the registrant as of, and for,
     the periods presented in this annual report;

4.   The registrant's other certifying officer 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 annual report our conclusions
              about the effectiveness of the disclosure controls
              and procedures based on our evaluation as of the
              Evaluation Date;

5.   The registrant's other certifying officer 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 aversely
              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 officer and I have indicated
     in this annual 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.


                    BY:/s/ Thomas E. Murphy
                    Thomas E. Murphy
                    Chief Financial Officer and Treasurer

                    DATE: April 11, 2003




                         EXHIBIT 99

                   SECTION 906 CERTIFICATION


   The following statement is provided by the undersigned to
accompany the Annual Report on Form 10-KSB for the year ended
December 31, 2002, pursuant to Section 906 of the Sarbanes-Oxley
Act of 2002 and shall not be deemed filed pursuant to any
provisions of the Securities Exchange Act of 1934 or any other
securities law:

     Each of the undersigned certifies that the foregoing Report on
Form 10-KSB fully complies with the requirements of Section 13(a)
of the Securities Exchange Act of 1934 (15 U.S.C. 78m) and that the
information contained in the Form 10-KSB fairly presents, in all
material respects, the financial condition and results of
operations of Brauvin Income Properties L.P. 6.



                    BY:    Brauvin 6, Inc.
                           Corporate General Partner of
                           Brauvin Income Properties L.P. 6


                    BY:    /s/ Jerome J. Brault
                           Jerome J. Brault
                           Chairman of the Board of
                           Directors and President


                    DATE:  April 11, 2003


                    BY:    /s/ Thomas E. Murphy
                           Thomas E. Murphy
                           Chief Financial Officer and
                           Treasurer


            INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

                                                           Page

Independent Auditors' Report . . . . . . . . . . . . . . .  F-2

Consolidated Statement of Net Assets in Liquidation
as of December 31, 2002 (Liquidation Basis) . . . . . . . . F-3

Consolidated Statement of Changes in Net Assets
in Liquidation for the year ended
December 31, 2002  (Liquidation Basis)  . . . . . . . . . . F-4

Consolidated Statement of Changes in Net Assets
in Liquidation for the year ended
December 31, 2001  (Liquidation Basis)  . . . . . . . . . . F-5

Consolidated Statements of Operations for the years ended
December 31, 2002 and 2001 (Liquidation Basis). . . . . . . F-6

Notes to Consolidated Financial Statements  . . . . . . . . F-7

All other schedules provided for in Item 13 (a) of Form 10-KSB
are either not required, not applicable, or immaterial.


                  INDEPENDENT AUDITORS' REPORT

Partners of
Brauvin Income Properties L.P. 6

We have audited the accompanying consolidated financial statements
of Brauvin Income Properties L.P. 6, as of December 31, 2002, and
for the years ended December 31, 2002 and 2001 as listed in the
index to consolidated financial statements.  These consolidated
financial statements are the responsibility of the Partnership's
management.  Our responsibility is to express an opinion on these
consolidated financial statements based on our audits.

We conducted our audits in accordance with U.S. generally accepted
auditing standards.  Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the
financial statements are free of material misstatement.  An audit
includes examining, on a test basis, evidence supporting the
amounts and disclosures in the financial statements.  An audit also
includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall
financial statement presentation.  We believe that our audits
provide a reasonable basis for our opinion.

In our opinion, such consolidated financial statements present
fairly, in all material respects, the financial position of Brauvin
Income Properties L.P. 6 at December 31, 2002, and the results of
their operations for the years ended December 31, 2002 and 2001  in
conformity with U.S. generally accepted accounting principles.

As discussed in Note 4, the mortgage loan related to the Shoppes on
the Parkway matured in 2002.  The loan was in default because the
remaining balance owing at maturity was not paid at that time.  In
April 2003, the lender agreed to postpone commencing action to
realize upon its security until June 30, 2003.  During 2002, the
Partnership entered into a sale contract for this property,
however, due to certain requirements of the contract the sale has
not been completed.

Altschuler, Melvoin and Glasser LLP



Chicago, Illinois
January 30, 2003, except for Note 4, which is
 as of April 11, 2003 and Note 7, which is as
 of February 18, 2003



   CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
                       DECEMBER 31, 2002
                      (LIQUIDATION BASIS)


ASSETS

Real estate held for sale                            $8,591,750
Cash and cash equivalents                               129,566
Rent receivable (net of
  allowances of $112,292)                                26,009
Escrow and other deposits                               513,367
Other assets                                             40,137

    Total Assets                                      9,300,829

LIABILITIES

Mortgage notes payable (Note 4)                       5,440,867
Accounts payable and accrued
  expenses                                              321,097
Deferred gain on sale of property (Note 2)            2,153,138
Reserve for liquidation costs (Note 2)                  216,295
Due to affiliate                                          3,995
Tenant security deposits                                  7,620
    Total Liabilities                                 8,143,012

Net Assets in Liquidation                            $1,157,817














   See accompanying notes to consolidated financial statements


 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
    (LIQUIDATION BASIS) FOR THE YEAR ENDED DECEMBER 31, 2002




Net assets in liquidation at January 1, 2002                  $1,871,228

Gain on sale of property                                           16,685

Loss from operations                                             (730,096)

Net assets in liquidation at December 31, 2002                 $1,157,817











  See accompanying notes to consolidated financial statements.


 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
    (LIQUIDATION BASIS) FOR THE YEAR ENDED DECEMBER 31, 2001




Net assets in liquidation at January 1, 2001                   $2,068,683

Loss from operations                                             (197,455)

Net assets in liquidation at December 31, 2001                 $1,871,228













  See accompanying notes to consolidated financial statements.


              CONSOLIDATED STATEMENTS OF OPERATIONS
         For the years ended December 31, 2002 and 2001
                      (Liquidation Basis)


                                          2002           2001
INCOME
Rental                                   $ 795,738     $1,167,272
Interest                                     8,988         31,987
Other, primarily expense
  reimbursements                           201,833        394,288

       Total income                      1,006,559      1,593,547

EXPENSES
Interest                                   751,539        789,680
Real estate taxes                          128,667        128,004
Repairs and maintenance                    174,289         18,213
Management fees (Note 5)                    65,783         82,302
Other property operating                   195,120        228,293
General and administrative                 421,257        451,524

  Total expenses                         1,736,655      1,698,016

Net loss before gain on sale of
  property and adjustment to
  liquidation basis                       (730,096)      (104,469)

Gain on sale of property                    16,685             --
Adjustment of property carrying
   value to liquidation basis                   --        (92,986)

Net loss                                 $(713,411)    $ (197,455)

Net loss allocated to:
  General Partners                       $  (7,134)    $   (1,975)

  Limited Partners                       $(706,277)    $ (195,480)

Net loss per Limited
  Partnership Interest
(7,842.5 Units)                          $  (90.06)    $   (24.93)


  See accompanying notes to consolidated financial statements.


           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
         For the years ended December 31, 2002 and 2001

(1) ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

  ORGANIZATION

  Brauvin Income Properties L.P. 6 (the "Partnership") is a
Delaware limited partnership organized for the purpose of
acquiring, operating, holding for investment and disposing of
commercial properties consisting principally of existing shopping
centers and, to a lesser extent, office and industrial buildings.
The General Partners of the Partnership are Brauvin 6, Inc. and
Jerome J. Brault.  On August 8, 1997, Mr. Cezar M. Froelich
resigned as a Individual General Partner effective 90 days from
August 14, 1997.  Brauvin 6, Inc. is owned by the A.G.E. Realty
Corporation Inc.(50%) and by Messrs. Brault (beneficially) (25%)
and Froelich (25%).  A.G. Edwards & Sons, Inc. and Brauvin
Securities, Inc., affiliates of the General Partners, were the
selling agents of the Partnership.  The Partnership is managed by
an affiliate of the General Partners.

  The Partnership was formed in April 1986.  The Partnership filed
a Registration Statement on Form S-11 with the Securities and
Exchange Commission which became effective on May 30, 1986.  The
offering was terminated on August 31, 1987 having sold $7,842,500
in limited partnership interests.

  The Partnership has acquired the land and buildings underlying
Delchamps Plaza North Shopping Center ("Delchamps"), Shoppes on the
Parkway ("Shoppes") and a Ponderosa Restaurant ("Ponderosa").


SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

   Management's Use of Estimates

   The preparation of financial statements in conformity with
generally accepted accounting principles requires management to
make estimates and assumptions that affect the reported amounts of
assets and liabilities and disclosure of contingent assets and
liabilities at the date of the consolidated financial statements
and the reported amounts of revenues and expenses during the
reporting period.  Actual results could differ from those
estimates.

   Basis of Presentation

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership had begun the liquidation process and, in accordance
with generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 are
prepared on the liquidation basis of accounting.  Accordingly, the
carrying values of assets are presented at estimated net realizable
amounts and liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation.  Preparation of the financial statements on the
liquidation basis of accounting requires significant assumptions by
management, including the estimate of liquidation costs and the
resolution of any contingent liabilities.  There may be differences
between the assumptions and the actual results because events and
circumstances frequently do not occur as expected.  Those
differences, if any, could result in a change in the net assets
recorded in the statement of net assets as of December 31, 2002.

   Accounting Method

   The accompanying consolidated financial statements have been
prepared using the accrual method of accounting.

   Federal Income Taxes

   Under the provisions of the Internal Revenue Code, the
Partnership's income and losses are reportable by the partners on
their respective income tax returns.  Accordingly, no provision is
made for Federal income taxes in the consolidated financial
statements.

   Consolidation of Special Purpose Entities

   The Partnership has two special purpose entities ("SPE"),
Brauvin/Shoppes on the Parkway L.P. and Brauvin/Delchamps L.P.,
which are each owned 99% by the Partnership and 1% by an affiliate
of the General Partners.  The accounts of the Partnership have been
consolidated with its majority owned SPE's in the accompanying
financial statements.  All significant intercompany balances and
transactions have been eliminated upon consolidation.

   Distributions from each SPE were made to the General Partner in
an amount equal to: (a) any tax liability caused by its allocation
of Profits or income; and (b) any filing fees or accounting fees
incurred in connection herewith; and then to the Limited Partner
until it receives an amount equal to the value of its Capital
Contribution plus an annual compounded return on its original
investment of 25% per annum and; thereafter, in accordance with
their respective partnership interests.

   The creation of each SPE did not affect the Partnership's
economic ownership of the properties.  Furthermore, this change in
ownership structure had no material effect on the consolidated
financial statements of the Partnership.

   On July 19, 2002, Delchamps was sold and all remaining cash was
transferred to the Partnership.


   Real Estate Held for Sale

   Prior to the conversion from the going concern basis to the
liquidation basis of accounting, the Partnership's rental
properties were stated at cost including acquisition costs.
Depreciation was recorded on a straight-line basis over the
estimated economic lives of the properties which approximate 31.5
years.

   Subsequent to the adoption of the liquidation basis of
accounting (see Note 2), the Partnership adjusted its investments
in real estate to estimated net realizable value, which is recorded
as real estate held for sale.  Additionally, the Partnership
suspended recording any further depreciation expense.

   Cash and Cash Equivalents

   Cash and cash equivalents include all highly liquid debt
instruments with an original maturity within three months of
purchase.

   Rent Receivable

   Rents receivable are comprised of billed but uncollected
amounts due for monthly rents and other charges and estimated
unbilled amounts due for tenant reimbursement of common area
maintenance charges and property taxes.  Receivables are recorded
at management's estimate of the amounts that will ultimately be
collected.  An allowance for doubtful accounts is based on specific
identification of uncollectible accounts and the Partnership's
historical collection experience.


   Estimated Fair Value of Financial Instruments

   Disclosure of the estimated fair value of financial instruments
is made in accordance with the requirements of Statement of
Financial Accounting Standards No. 107, "Disclosures About Fair
Value of Financial Instruments".  The estimated fair value amounts
have been determined by using available market information and
appropriate valuation methodologies.  However, considerable
judgement is necessarily required in interpreting market data to
develop estimates of fair value.

   The fair value estimates presented herein are based on
information available to management as of December 31, 2002, but
may not necessarily be indicative of the amounts that the
Partnership could realize in a current market exchange.  The use of
different assumptions and/or estimation methodologies may have a
material effect on the estimated fair value amounts.

   In connection with the adoption of the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
which approximates their fair value at December 31, 2002.

   Derivatives and Hedging Instruments

   In June 1998, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Accounting Standards No. 133,
"Accounting for Derivative Instruments and Hedging Activities"
("SFAS 133"), which requires that all derivatives be recognized as
assets and liabilities in the balance sheet and be measured at fair
value.  SFAS 133 also requires changes in fair value of derivatives
to be recorded each period in current earnings or comprehensive
income depending on the intended use of the derivatives.  In June,
2000, the FASB issued SFAS 138, which amends the accounting and
reporting standards of SFAS 133 for certain derivatives and certain
hedging activities.  SFAS 133 and SFAS 138 were adopted by the
Partnership effective January 1, 2001.  The Partnership had no
derivatives in 2002 and 2001.

   Recent Accounting Pronouncements

   In July 2001, the FASB issued Statement of Financial Accounting
Standards No. 141, "Business Combinations" ("SFAS 141").  SFAS 141
requires the purchase method of accounting for business
combinations initiated after June 30, 2001 and eliminates the
pooling-of-interests method.  In July 2001, the FASB issued
Statement of Financial Accounting Standards No. 142, "Goodwill and
Other Intangible Assets" ("SFAS 142"), which is effective January
1, 2002.  SFAS 142 requires, among other things, the discontinuance
of goodwill amortization.  In addition, the standard includes
provisions for the reclassification of certain existing intangibles
reassessment of the useful lives of existing intangibles,
reclassification of certain intangibles out of previously reported
goodwill and the identification of reporting units for purposes of
assessing potential future impairments of goodwill.

   Application of the statements to future acquisitions, if any,
could result in the recognition, upon acquisition of additional
intangible assets(acquired in-place lease origination costs and
acquired above market leases) and liabilities (acquired below
market leases), which would be amortized over the remaining terms
of the acquired leases.

   In June 2001, the FASB issued Statement of Financial Accounting
Standards No. 143, "Accounting for Asset Retirement Obligations"
("SFAS 143"), which is effective for years beginning after June 15,
2002.  SFAS 143 requires recognition of a liability and associated
asset for the fair value of costs arising from legal obligations
associated with the retirement of tangible long-lived assets.  The
asset is to be allocated to expense over its estimated useful life.

   In August 2001, the FASB issued Statement of Financial
Accounting Standards No. 144, "Accounting for the Impairment or
Disposal of Long-Lived Assets" ("SFAS 144"), which was effective
for fiscal years beginning after December 15, 2001.  SFAS 144
supersedes FASB Statement No. 121, "Accounting for the Impairment
of Long-Lived Assets and Long-Lived Assets to Be Disposed Of"
("SFAS 121").  SFAS 144 retains the recognition and measurement
requirements of SFAS 121, but resolves significant SFAS 121
implementation issues.  In addition, it applies to a segment of a
business accounted for as a discontinued operation.

     In April 2002, FASB issued Statement of Financial Accounting
Standards No. 145, "Rescission of FASB Statements No. 4, 44,
Amendment of FASB No. 13, and Technical Corrections" ("SFAS 145").
Generally, the rescission of FASB No. 4, "Reporting Gains and
Losses from Extinguishment of Debt" would require that debt
extinguishment costs are to no longer be treated as extraordinary
items.  The amendment to FASB No. 13, "Accounting for Leases"
requires sale-leaseback accounting for certain lease modifications
that have the economic effects that are similar to sale-leaseback
transactions.  This statement is generally effective for the year
ending December 31, 2003.

     In November 2002, FASB issued FASB Interpretation No. 45,
"Guarantor's Accounting and Disclosure Requirements for Guarantees,
Including Indirect Guarantees of Indebtedness of Others" (FIN 45).
FIN 45 elaborates on the disclosures to be made by a guarantor in
its interim and annual financial statements about its obligations
under certain guarantees that it has issued and clarifies that a
guarantor is required to recognize, at inception of the guarantee,
a liability for the fair value of the obligation undertaken in
issuing the guarantee.  The initial recognition and measurement
provisions of FIN 45 are applicable to guarantees issued or
modified after December 31, 2002.  The disclosure requirements of
FIN 45 are effective for periods ending after December 15, 2002.

     In January 2003, FASB  issued interpretation No. 46,
"Consolidation of Variable Interest Entities" (FIN 46). FIN 46
addresses consolidation by business enterprises of certain variable
interest entities in which the equity investors do not have the
characteristics of a controlling financial interest or do not have
sufficient equity at risk for the entity to finance its activities
without additional subordinated financial support from other
parties.  FIN 46 applies to variable interest entities created
after January 31, 2003 and to such entities in which the interest
was acquired prior to February 1, 2003 for fiscal years and interim
periods beginning after June 15, 2003.

   The Partnership does not believe that the adoption of SFAS 143,
144,and 145 and FIN 45 and 46 will have a significant impact on its
financial statements.

(2)  ADJUSTMENT TO LIQUIDATION BASIS

     On July 12, 1999, in accordance with the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
including estimated costs associated with carrying out the
liquidation.  The net adjustment required to convert from the going
concern (historical cost) basis to the liquidation basis of
accounting was a decrease in assets of $278,713,  which was
included in the December 31, 1999 consolidated statement of changes
in net assets in liquidation.

   As a result of the contract for sale of Delchamps (see Note 4)
the Partnership's investment in real estate held for sale and the
deferred gain on the sale of real estate were each reduced $713,025
in the second quarter of 2002.  In July 2002 the Partnership's
investment in real estate held for sale and the deferred gain on
the sale of real estate were reduced  by $2,973,475 and $25,852,
respectively, as a result of the Delchamps sale.


(3)  PARTNERSHIP AGREEMENT

   The restated Limited Partnership Agreement (the "Agreement")
provides that 99% of the net profits and losses from operations of
the Partnership for each fiscal year of the Partnership shall be
allocated to the Limited Partners and 1% of the net profits and
losses from operations during each of said fiscal years shall be
allocated to the General Partners.

   All Operating Cash Flow, as such term is defined in the
Agreement, during any calendar year shall be distributed 99% to the
Limited Partners and 1% to the General Partners.  The receipt by
the General Partners of such 1% of Operating Cash Flow shall be
subordinated to the receipt by the Limited Partners of Operating
Cash Flow equal to a 10% per annum, cumulative, non-compounded
return on Adjusted Investment, as such term is defined in the
Agreement (the "Preferential Distribution").  In the event the full
Preferential Distribution is not made in any year (herein referred
to as a "Preferential Distribution Deficiency") and Operating Cash
Flow is available in following years in excess of the Preferential
Distribution for said years, then the Limited Partners shall be
paid such excess Operating Cash Flow until they have been paid any
unpaid Preferential Distribution Deficiency from prior years.  For
subscribers who were admitted as Limited Partners during 1986, the
term "Preferential Distribution" shall mean a 12% per annum,
cumulative, non-compounded return on Adjusted Investment.

   No distribution was paid in 2002. The Preferential Distribution
Deficiency equaled $6,300,708 at December 31, 2002.


(4)  MORTGAGE NOTES PAYABLE

   Mortgage notes payable at December 31, 2002, consisted of the
following:
                                            Interest   Date
                                Balance       Rate      Due
Shoppes on the Parkway(a)     $5,440,867      9.55%   12/31/02
DelChamps Plaza North
Center Shopping Center(b)             --
                              $5,440,867

   The net carrying value of  Shoppes approximated $7,781,500 at
December 31, 2002.  Shoppes serves as collateral under the
nonrecourse debt obligation.

   (a) On April 6, 1995, the Partnership obtained a first mortgage
loan in the amount of $6,100,000 (the "First Mortgage Loan")
secured by Shoppes from Morgan Stanley Mortgage Capital, Inc. (the
"Successor Lender").  The First Mortgage Loan bears interest at the
rate of 9.55% per annum, amortizes over a 25-year period, requires
monthly payments of principal and interest of approximately $53,500
and was scheduled to mature on May 1, 2002.  The lender and the
Partnership have executed an extension of the maturity to December
31, 2002.

  The Partnership is seeking to refinance the loan.  However,
because of the low occupancy rate of the property, there can be no
assurances that the Partnership will be successful in refinancing
the existing loan. Subsequent to December 31, 2002, the Partnership
stopped making payments to the lender and was in default under the
terms of the mortgage.  In the second quarter of 2003, the lender
agreed to an extension of the mortgage loan until June 30, 2003,
subject to the payment of all unpaid payments and late fees for the
period from January 1, 2003 to March 31, 2003 (approximately
$200,000) and the payment of an extension fee of approximately
$27,000.  On April 10, 2003, the Partnership made these payment to
the lender.

   As a precondition to the 1995 financing, the Successor Lender
required that ownership of the property reside in a special purpose
entity ("SPE").  To accommodate the lender's requirements,
ownership of the property was transferred to the SPE,
Brauvin/Shoppes on the Parkway L.P., which is owned 99% by the
Partnership and 1% by an affiliate of the General Partners.
Distributions of Brauvin/Shoppes on the Parkway L.P. are made to
the General Partner in an amount equal to: (a) any tax liability
caused by its allocation of Profits or income; and (b) any filing
fees or accounting fees incurred in connection herewith; and then
to the Limited Partner until it receives an amount equal to the
value of its Capital Contribution plus an annual compounded return
on its original investment of 25% per annum and; thereafter, in
accordance with their respective partnership interests.  The
creation of Brauvin/Shoppes on the Parkway L.P. did not affect the
Partnership's economic ownership of the Shoppes property.
Furthermore, this change in ownership structure had no material
effect on the consolidated financial statements of the Partnership.

   During the fourth quarter of 2002, the Partnership entered into
a contract to sell the property for $8,350,000 less: 1) the costs
of the renovation of the new anchor tenant space; 2) the cost of
moving two tenants that must be moved to accommodate the anchor
tenant; and 3) the implied cost of the down time of the anchor
tenant during its build out period.  This sale was premised on the
21,000  anchor tenant accepting the lease.  However, because the
tenant has rejected the lease, it is uncertain whether or not the
purchaser will proceed with the sale.  It is possible that the
purchaser will seek a price reduction if it continues with the
purchase.

   In the event the property is not sold, it is unlikely the
Partnership will be able to either refinance the existing debt or
be able to continue to meet the debt service obligations under the
loan.  In this scenario the property will revert to the mortgage
holder.  However, the Partnership is continuing to seek to sell the
asset to the contract party.

   (b) The Partnership was required to make a balloon mortgage
payment for Delchamps in the amount of $2,823,249 in December 1996.
Prior to the scheduled maturity of the first mortgage loan, the
Lender granted the Partnership an extension until February 1, 1997.
On January 14, 1997, the Partnership obtained a first mortgage loan
in the amount of $2,925,000 (the "First Mortgage Loan") secured by
Delchamps from NationsBanc Mortgage Capital Corporation.  The First
Mortgage Loan bore interest at the rate of 9.03% per annum, was
amortized over a 25-year period, required monthly payments of
principal and interest of approximately $24,600 and matured on
February 1, 2002.

   As a precondition to the 1997 financing on Delchamps, the
lender required that ownership of the property reside in a SPE.  To
accommodate the lender's requirements, ownership of the property
was transferred to the SPE, Brauvin/Delchamps L.P., which is owned
99% by the Partnership and 1% by an affiliate of the General
Partners.  Distributions of Brauvin/Delchamps L.P. were made to the
General Partner in an amount equal to: (a) any tax liability caused
by its allocation of Profits or income; and (b) any filing fees or
accounting fees incurred in connection herewith; and then to the
Limited Partner until it receives an amount equal to the value of
its Capital Contribution plus an annual compounded return on its
original investment of 25% per annum and; thereafter, in accordance
with their respective partnership interests. The creation of
Brauvin/Delchamps L.P. did not affect the Partnership's economic
ownership of the Delchamps property.  Furthermore, this change in
ownership structure had no material effect on the consolidated
financial statements of the Partnership.

   The property's mortgage matured on February 1, 2002 and was not
extended.  While the Partnership continued to make monthly
payments, it was in default on the mortgage.

   On July 19, 2002, Delchamps was sold to an unaffiliated third
party for $3,050,000.  After repayment of the mortgage note and
costs related to the sale the Partnership received approximately
$288,000 in net proceeds.


(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses incurred or paid to the General
Partners or their affiliates for the years ended December 31, 2002
and 2001 were as follows:

                                           2002           2001
Management fees (based upon
  6% of "gross receipts" (as
              defined))                 $ 65,783        $ 82,302
Reimbursable office expenses             142,312         137,704

   The Partnership had made all payments to affiliates, except for
$3,995 for management fees, as of December 31, 2002.

(6)  OPERATING LEASES

   The Partnership is the lessor in operating lease agreements
with tenants at its various properties.  The minimum future rental
income to be received on these operating leases (excluding
escalation amounts) is as follows:

For the years ended December 31,:
                       2003                    $ 551,787
                       2004                      487,036
                       2005                      366,954
                       2006                      261,987
                       2007                      161,482
                    Thereafter                 1,394,928
                       Total                  $3,224,174

   Contingent rental income (based upon a percentage of tenant
sales in excess of certain amounts) approximated $1,081 and $3,549
in 2002 and 2001, respectively.

   Collection of future rental income under these lease agreements
is subject to the financial stability of the underlying tenants.

(7)   SUBSEQUENT EVENT

   In February 2003, the Partnership sold a two-thirds undivided
interest in the Ponderosa Restaurant property for a sales price of
$600,000.  However, the Partnership maintains control of the
management of the property and  the sale process.  Upon a
subsequent sale of the asset, the holder of the two-thirds interest
is entitled to the first $580,000 of proceeds with the balance
going to the Partnership.




                          EXHIBIT INDEX


Exhibit (21)           Subsidiaries of the Registrant


                           Exhibit 21

Name of Subsidiary                            State of Formation

Brauvin/Shoppes on the Parkway L.P.               Delaware

Brauvin/Delchamps L.P.                            Delaware