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, 2001

                                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 $1,593,547.

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
                  2001 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. . . . . . . . . . . . . . . . . . . . . . 23

Item 8.  Changes in and Disagreements with Accountants on
         Accounting and Financial Disclosure . . . . . . . . . . . . . 24

                             PART III

Item 9.  Directors, Executive Officers, Promoters
         and Control Persons; Compliance with Section
         16(a) of the Exchange Act . . . . . . . . . . . . . . . . . . 25

Item 10. Executive Compensation. . . . . . . . . . . . . . . . . . . . 27

Item 11. Security Ownership of Certain Beneficial Owners
         and Management. . . . . . . . . . . . . . . . . . . . . . . . 28

Item 12. Certain Relationships and Related Transactions. . . . . . . . 28

Item 13. 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 formed in April 1986 whose business
has been devoted exclusively to acquiring, operating, holding for
investment and disposing of existing office buildings, shopping
centers and industrial and retail commercial buildings of a general
purpose nature, all in greater metropolitan areas.

   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.

   The General Partners have determined to pursue the disposition
of the Partnership's assets.  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 withe 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.

   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 October 15, 1998, the Partnership received notice that an
unsolicited tender offer to purchase up to 10% of the outstanding
limited partnership interests of the Partnership (the "Units") was
to commence with a tender price of $475 per Unit.  The offer was
made, in part, by an entity that owned a nominal economic interest
in the Partnership and terminated on November 13, 1998.  As a
result of this tender offer 115 economic interests in the
Partnership were transferred.

   On October 22, 1998, Limited Partners were mailed, without the
consent or knowledge of the General Partners, an additional tender
offer to purchase up to 4.9% of the outstanding Units of the
Partnership for $500 per Unit, less any transfer fees.  This offer
was made by an entity that did not own any interests in the
Partnership and expired on December 2, 1998.  As a result of this
tender offer 382 economic interests in the Partnership were
transferred.

   On May 12, 1999, the Partnership received notice that an
unsolicited tender offer to purchase up to approximately 10% of the
outstanding Units was to commence with a tender price of $650 per
Unit.  The offer was made, in part, by an entity that owned a
nominal economic interest in the Partnership and expired on June
25, 1999.  As a result of this tender offer 158 economic interests
in the Partnership were transferred.

   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, 2001, the Partnership owned three rental
properties.  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
$16.39 per square foot in 2001.  However, recent renewal rates for
tenants with expiring leases have been significantly lower.  The
average spot rental rates for tenants at the Delchamps Plaza North
shopping center in Tuscaloosa, Alabama have increased from
approximately $8.36 per square foot in 1993 to approximately $11.83
per square foot in 2001.  However, the anchor space at Delchamps is
vacant and represents 71% of the property.  This space will command
a significantly lower rental rate due to its size and condition.

   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 2001.  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, 2001, 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
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 existing mortgage secured by Delchamps from Lincoln
National Life Insurance Company.  The outstanding mortgage balance
encumbered by this property was $2,758,091 at December 31, 2001.
The First Mortgage Loan matured on February 1, 2002 and was not
extended.  While the Partnership continues to make monthly payments
after maturity, the Partnership is in default on this mortgage.

   Delchamps is a community shopping center constructed in 1986
with approximately 59,400 rentable square feet on a seven acre
site.  Delchamps is currently anchored by Harco Drug, a Tuscaloosa
based drug store chain.  Delchamps has seven stores and was 27%
occupied at December 31, 2001.

   In the second quarter of 2000, the Partnership was informed
that the largest single tenant at Delchamps has 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 space.  In
addition, the Harco Drug store has the ability to cancel its lease
with the Partnership if a suitable grocery anchor is not obtained
within four months of the grocery store closing.  Harco Drug store
has not canceled its lease.

  As a result of the anchor tenant vacancy, this property
generated significant negative cash flow in 2001.  To address these
occupancy issues, the Partnership engaged Coldwell Banker
Commercial to market the center for lease to a broad variety of
potential tenants.  Further, the costs of re-leasing the space
could be significant.  The Partnership is continuing to actively
market the property through Coldwell Banker.

   The occupancy rate and average annual base rent per square foot
at December 31 for the last two years were as follows:

                                2001          2000

Occupancy Rate                   27%           29%

Average Annual Base
 Rent Per Square Foot          $9.82        $11.04

   Delchamps has one tenant who individually occupies ten percent
or more of the rentable square footage.  The following is a summary
of the tenant rent roll at December 31, 2001:

                           Annual    Lease
                 Square      Base   Expiration  Renewal    Nature of
Tenant            Feet       Rent      Date     Options    Business
Harco Drugs      9,800      73,500   1/2007  4/5 years ea.    Drug
                                                             Store
Others           5,980      89,077  Various     Various

Vacant          43,609          --
                59,389    $162,577

  In the fourth quarter of 2000, the Partnership executed a
contract to sell Delchamps to an unaffiliated third party in the
approximate amount of $4,250,000 subject to certain due diligence
contingencies.  Subsequently, the potential purchaser rescinded its
offer.

  In the third quarter of 2001, the Partnership entered into a
contract with a potential purchaser to sell the property in the
amount of approximately $4,300,000.  The potential buyer  completed
its due diligence and paid $155,000 in non-refundable fees toward
the purchase price of the property, however, this sale was not
completed.

  The property's mortgage matures in February, 2002.  The
Partnership believes this will be a difficult loan to refinance in
the current environment.  The Partnership has requested a short
term loan extension from the lender in order to complete the sale
of the property as described below.  The lender is currently
considering this extension request.  The lender has not taken any
action under the loan even though the loan is past its maturity
date.  In the event the sale contract described below is not
consummated there can be no assurance that the lender will not
exercise its remedies and seek to foreclose on the property.
However, the Partnership will aggressively attempt to complete the
anticipated property sale.

  In the first quarter of 2002, the Partnership executed a contract
to sell Delchamps for $3,800,000 to an unaffiliated third party,
subject to certain contingencies.  The purchaser is currently
conducting its due diligence on the property.  Based on the
existing contract, the due diligence must be completed in the
second quarter of 2002.

(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, requires monthly payments of principal and interest of
approximately $53,500 and matures on May 1, 2002.  A portion of the
proceeds of the First Mortgage Loan, approximately $4,675,000, was
used to retire the existing mortgage secured by Shoppes.  The
remaining proceeds were used to pay loan closing costs and a
$999,919 return of capital distribution to the Limited Partners.
The outstanding mortgage balance encumbered by this property was
$5,557,248 at December 31, 2001.

  Shoppes is a factory outlet retail center constructed in 1986
with approximately 86,900 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:

                               2001      2000

Occupancy Rate                   54%       63%

Average Annual Base
  Rent Per Square Foot        $16.87    $16.97

   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, 2001:

                                       Annual     Lease
                 Square      Base    Expiration   Renewal
Tenant            Feet        Rent       Date     Options
All Tenants      47,980     $868,492   Various    Various
Vacant           38,886           --
                 86,866     $868,492

   Early into the Shoppes marketing process, the Partnership
received an expression of interest that was below the property's
appraised value.  Although Shoppes has been marketed broadly, the
Partnership has not received any other offers to date.  The
Partnership believes this is due to 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 is
seeking to find an anchor tenant, such as a gourmet grocery, to
attract more activity to the center.  In this regard, the
Partnership has identified certain tenants that would be suitable
to lease a large percentage of the currently vacant space.  The
Partnership has reached an agreement in principle to lease
approximately 20,000 square feet (approximately 23% of the
property) to an upscale grocer.  In order to accommodate this
tenant, substantial changes will need to be made to the property.
The cost of these changes will be significant, and it is likely
that a portion of the sales proceeds from the anticipated sale of
the Delchamps property will be needed to pay for these costs.  The
Partnership will continue to market the space for lease and the
property for sale.  However, the success of the leasing activity
will directly relate to the results of the sales efforts.  Further
the property's mortgage loan matures May 1, 2002.  The Partnership
is both seeking an extension of the existing facility as well as
seeking to refinance the loan.  The Partnership has received a
letter of intent from a replacement lender.  This letter proposes
a loan that will replace the existing facility.  However, this loan
is subject to a number of conditions that have not yet been
satisfied.  Therefore, there can be no assurances that the
Partnership will be successful in refinancing the existing loan.

   The $8 million carrying value at December 31, 2001 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 is obligated to pay a minimum base rental amount
every four calendar weeks.  In addition to the base rent,
percentage rent is paid based on the average gross sales of the
first two lease years (the "Percentage Base").  The percentage rent
is 6.5% of the amount by which the gross sales in any year exceeds
this Percentage Base.

   Ponderosa has 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.

   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:

                                 2001            2000
Average Annual Base Rent
 Per Square Foot                $24.57          $23.64

  The Partnership has commenced lease renewal negotiations with the
existing franchisee that currently operates the property.  The
Partnership anticipates that the lease negotiation will result in
a new, long term lease at rental rates below the existing levels.
As a result, the Partnership has reduced its net carrying value of
the property to $810,250 of December 31, 2001.

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 current occupancy level of Delchamps Plaza North has caused
a significant use of cash during 2001.  In addition, the potential
new anchor tenant at Shoppes on the Parkway will require a
significant investment of new capital in the property.  Further,
the mortgage of Delchamps is currently past its maturity and the
mortgage at Shoppes on the Parkway matures in May 2002.  There are
no assurances that the Partnership will be successful in extending
the existing loans or in refinancing the obligations.


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, 2001, there were 441 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 2001;
cash distributions from operations to Limited Partners for 2000
were $137,976.

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.

   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, requires monthly payments of
principal and interest of approximately $53,000 and matures on May
1, 2002.  A portion of the proceeds of the First Mortgage Loan,
approximately $4,675,000, was used to retire an existing mortgage
secured by Shoppes from Crown Life Insurance Company.  The
remaining proceeds were used to pay loan closing costs and a
$999,919 return of capital distribution to the Limited Partners.

   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 outstanding mortgage
balance encumbered by this property was $2,758,091 at December 31,
2001.  The First Mortgage Loan matured on February 1, 2002 and was
not extended.  While the Partnership continues to make monthly
payments  after maturity, the Partnership is in default on this
mortgage.

   Below is a table summarizing the historical data for
distributions per Limited Partnership Interest for the last two
years:

Distribution
    Date                  2001   2000

February 15             $   --  $17.59
May 15                      --      --
August 15                   --      --
November 15                 --      --

  A distribution of Operating Cash Flow for the fourth quarter of
1999 was made to the Limited Partners on February 15, 2000 in the
amount of $137,976.  No distributions for 2001 or 2000 were made
primarily as a result of the vacancy situation at Delchamps.  The
Preferential Distribution Deficiency for the year ended December
31, 2001 equaled $5,603,216, a $697,572 increase over 2000.

  In 1998, the General Partners notified the Limited Partners that
they were exploring 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.

  On October 15, 1998, the Partnership received notice that an
unsolicited tender offer to purchase up to 10% of the outstanding
Units was to commence with a tender price of $475 per Unit.  The
offer was made, in part, by an entity that owned a nominal economic
interest in the Partnership and terminated on November 13, 1998.
As a result of this tender offer 115 economic interests in the
Partnership were transferred.

  On October 22, 1998, Limited Partners were mailed, without the
consent or knowledge of the General Partners, an additional tender
offer to purchase up to 4.9% of the outstanding Units of the fund
for $500 per Unit, less any transfer fees.  This offer was  made by
an entity that did not own any interests in the Partnership and
expired on December 2, 1998.  As a result of this tender offer 382
economic interests in the Partnership were transferred.

  On May 12, 1999, the Partnership received notice that an
unsolicited tender offer to purchase up to approximately 10% of the
outstanding Units was to commence with a tender price of $650 per
Unit.  The offer was made, in part, by an entity that owned a
nominal economic interest in the Partnership and expired on June
25, 1999.  As a result of this tender offer 158 economic interests
in the Partnership were transferred.

  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 any of the tender offers 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 offers provided such an
opportunity.

  The General Partners determined to pursue the disposition of the
Partnership's assets.  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 has begun 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
statement of net assets as of December 31, 2001.

  Early in the Shoppes marketing process, the Partnership received
an expression of interest that was below the property's appraised
value.  Although Shoppes has been marketed broadly, the Partnership
has not received any other offers to date.  Management believes
this is due to 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 is seeking to find an anchor
tenant, such as a gourmet grocery, to attract more activity to the
center.  The Partnership has identified certain tenants that would
be suitable to lease a large percentage of the currently vacant
space.  The Partnership has reached an agreement in principle to
lease approximately 20,000 square feet (approximately 23% of the
property's gross leasable area) to an upscale grocer.  In order to
accommodate this tenant, substantial changes will need to be made
to the property.  The cost of these changes will be significant,
and it is likely that a portion of the sales proceeds from the
anticipated sale of the Delchamps property will be needed to pay
for these costs.  The Partnership will continue to market the space
for lease and the property for sale.  However, the success of the
sales efforts will directly relate to the results of the leasing at
the property.  Further the property's mortgage loan matures May 1,
2002.  The Partnership is both seeking an extension of the existing
facility as well as seeking to refinance the loan.  The Partnership
has received a letter of intent from a replacement lender.  This
letter proposes a loan that will replace the existing facility.
However, this loan is subject to a number of conditions that have
not yet been satisfied.

  The Ponderosa Restaurant property is the smallest asset owned by
the Partnership and it does not have any debt associated with it.
Because of its high cash flow, the Partnership currently
anticipates selling this property last.  Also, because of its
relatively small size (approximately 5,400 sq. ft.), it is likely
that there will be a larger number of potential buyers for this
property.  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).  The Partnership has
commenced discussions with the subtenant for potential lease
extension or sale of the property.  The Partnership has commenced
lease renewal negotiations with the existing franchisee that
currently operates the property.  The Partnership anticipates that
the lease negotiation will result in a new, long term lease at
rental rates below the existing levels.  As a result, the
Partnership has reduced its net carrying value of the property to
$810,250 of December 31, 2001.  There can be no assurances of
success of a renewal or extension of the lease based on the current
negotiations.

  In the second quarter of 2000, the Partnership was informed that
the largest single tenant at Delchamps 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 space.  In addition, the Harco
Drug store has the ability to cancel its lease with the Partnership
if a suitable grocery anchor is not obtained within four months of
the grocery store closing.  Harco Drug store has not canceled its
lease.

  To address these occupancy issues, the Partnership engaged
Coldwell Banker Commercial to market the center for lease to a
broad variety of potential tenants.  Further, the costs of re-
leasing the space could be significant.  The Partnership is
continuing to actively market the property.

  In addition, the Partnership has unsuccessfully approached the
lender and requested certain modifications to the existing loan.
These modifications would have allowed the Partnership additional
time to market the vacant anchor space for lease, and the center
itself for sale, during this period of limited occupancy and cash
flow.  The Partnership stopped making the monthly payments required
under the mortgage loan in June 2000, and on August 10, 2000 the
Partnership was informed that the mortgage lender had accelerated
the mortgage loan.  Subsequent to the acceleration, the Partnership
has made all required payments and is now current on all of its
payment obligations.

  The Partnership is not in compliance with its debt service
coverage ratio for the Delchamps loan which is now past the loan
maturity date.  Since the property was in violation of this
covenant the mortgage holder can declare the loan in default and
begin foreclosure proceedings.

  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 buyer
completed its due diligence and paid $155,000 in non-refundable
fees toward the purchase price of the property.  This sale did not
close as planned.  The property's mortgage matures in February,
2002.  The Partnership believes this will be a difficult loan to
refinance in the current environment.

  In the first quarter of 2002, the Partnership executed a contract
to sell Delchamps for $3,800,000 million to an unaffiliated third
party purchaser, subject to certain contingencies.  The purchaser
is currently conducting its due diligence on the property.  Based
on the existing contract, the due diligence must be completed in
the second quarter of 2002.

  Primarily as a result of the occupancy loss at Delchamps and the
decline of occupancy at Shoppes, the General Partners have
temporarily deferred distributions.  The General Partners will
likely continue to defer distributions until they have sold the
properties or improved the occupancy of both locations.  Further,
the General Partners believe it is prudent to conserve cash.  The
Partnership will likely need these funds to pay debt service or pay
for tenant improvement costs for replacement tenants.

  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.

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 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.

Results of Operations for the year ended December 31, 2000
(Liquidation Basis) and the period January 1, 1999 thru July 12,
1999 (Going Concern Basis) and July 13, 1999 thru December 31, 1999
(Liquidation Basis)

   As a result of the Partnership's adoption of the liquidation
basis of accounting, 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.

   Prior to the adoption of the liquidation basis of accounting,
the Partnership recorded rental income on a straight line basis
over the life of the related leases.  Differences between rental
income earned and amounts due per the respective lease agreements
were credited or charged, as applicable, to deferred rent
receivable.  Upon adoption of the liquidation basis of accounting,
the Partnership wrote off the remaining deferred rent receivable
and ceased recording credits or charges to rental income to reflect
straight lining of the related leases.

   Prior to the adoption of the liquidation basis of accounting
depreciation was recorded on a straight line basis over the
estimated economic lives of the properties.  Upon the adoption of
the liquidation basis of accounting, real estate held for sale was
adjusted to estimated net realizable value and no depreciation
expense has been recorded.

   The Partnership generated net income of $276,000 for the year
ended December 31, 2000 as compared to a net income of $102,000 for
the same period in 1999.  The $174,000 increase in net income is
primarily a result of the adoption of the liquidation basis of
accounting in 1999.

   Total income for the year ended December 31, 2000 was
$2,010,000 as compared to $2,134,000 for the same period in 1999.
The $124,000 decrease in total income was primarily a result of a
$145,000 decrease in rental income.  Rental income decreased
primarily as a result of a decline in average occupancy at Shoppes
on the Parkway.

   Total expenses for the year ended December 31, 2000 were
$1,734,000 as compared to $1,753,000 for the same period in 1999.
The $19,000 decrease in total expense was a result of a combination
of a decrease in depreciation expense of $207,000 and an increase
of general and administrative expenses of $205,000.  Depreciation
expenses declined as a result of the adoption of the liquidation
basis of accounting.  General and administrative expenses increased
primarily as a result of an increase in bad debt  expense.  Bad
debt expense increased between the periods primarily as a result of
an allowance taken for two tenants at Shoppes on the Parkway and
the loss associated with the bankruptcy of the anchor tenant at
Delchamps Shopping Center.

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 68) 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 41) 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 35) 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.  Prior to joining the Brauvin
organization he was in the accounting department of Zell/Merrill
Lynch and First Capital Real Estate Funds where he was responsible
for the preparation of the accounting and financial reporting for
several real estate limited partnerships and corporations.  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 2001 and 2000.

   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
subordinated to the Partnership which effectively precludes any
distributions from the SPE to affiliates of the General Partners.
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. are
subordinated to the Partnership which effectively precludes any
distributions from the SPE to affiliates of the General Partners.
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.  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.

       On November 6, 2001, the Partnership dismissed Deloitte &
       Touche LLP as its independent accountant.  Additionally on
       November 7, 2001 the Partnership engaged Altschuler,
       Melvoin and Glasser LLP as its independent accountant.
       This Form 8-K was dated November 6, 2001 and filed on
       November 14, 2001.

(d)    An annual report for the fiscal year 2001 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 23, 2002


            INDEX TO CONSOLIDATED FINANCIAL STATEMENTS

                                                            Page

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

Independent Auditors' Report . . . . . . . . . . . . . . .  F-3

Consolidated Statement of Net Assets in Liquidation
as of December 31, 2001 (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 Statement of Changes in Net Assets
in Liquidation for the year ended
December 31, 2000  (Liquidation Basis)  . . . . . . . . . . F-6

Consolidated Statements of Operations for the years ended
December 31, 2001 and 2000 (Liquidation Basis). . . . . . . F-7

Notes to Consolidated Financial Statements  . . . . . . . . F-8

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, 2001, and
for the year then ended 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 audit.

We conducted our audit 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 audit
provides 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, 2001, and the results of
their operations for the year then ended in conformity with U.S.
generally accepted accounting principles.



/s/ Altschuler, Melvoin and Glasser LLP

Chicago, Illinois
February 15, 2002



                  INDEPENDENT AUDITORS' REPORT

To the Partners of
Brauvin Income Properties L.P. 6

We have audited the accompanying consolidated financial statements
of Brauvin Income Properties L.P. 6 and subsidiary for the year
ended December 31, 2000 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 audit.

We conducted our audit in accordance with auditing standards
generally accepted in the United States of America.  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 audit provides a reasonable
basis for our opinion.

In our opinion, such consolidated financial statements present
fairly, in all material respects, the results of operations of
Brauvin Income Properties L.P. 6 and subsidiary for the year ended
December 31, 2000 in conformity with accounting principles
generally accepted in the United States of America.

/s/ Deloitte & Touche LLP


Chicago, Illinois
April 23, 2001


   CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
                       DECEMBER 31, 2001
                      (LIQUIDATION BASIS)


ASSETS

Real estate held for sale                           $12,278,250
Cash and cash equivalents                               443,101
Rent receivable (net of
  allowances of $267,269)                                32,162
Escrow and other deposits                               704,921
Other assets                                             25,742

    Total Assets                                     13,484,176

LIABILITIES

Mortgage notes payable (Note 4)                       8,315,339
Accounts payable and accrued
  expenses                                              235,832
Deferred gain on sale of property (Note 2)            2,892,015
Reserve for liquidation costs (Note 2)                  151,870
Due to affiliate                                          5,267
Tenant security deposits                                 12,625
    Total Liabilities                                11,612,948

Net Assets in Liquidation                           $ 1,871,228














   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 STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
    (LIQUIDATION BASIS) FOR THE YEAR ENDED DECEMBER 31, 2000




Net assets in liquidation at January 1, 2000                  $1,930,945

Income from operations                                           275,714

Distributions to Limited Partners (a)                           (137,976)

Net assets in liquidation at December 31, 2000                $2,068,683

(a) Distributions to Limited Partners were approximately $17.60 per
    Unit.











  See accompanying notes to consolidated financial statements.



              CONSOLIDATED STATEMENTS OF OPERATIONS
         For the years ended December 31, 2001 and 2000
                      (Liquidation Basis)



                                           2001           2000
INCOME
Rental                                  $1,167,272     $1,653,603
Interest                                    31,987         59,365
Other, primarily expense
  reimbursements                           394,288        297,010

       Total income                      1,593,547      2,009,978

EXPENSES
Interest                                   789,680        829,130
Real estate taxes                          128,004        125,544
Repairs and maintenance                     18,213         21,513
Management fees (Note 5)                    82,302        117,672
Other property operating                   228,293        190,946
General and administrative                 451,524        449,459

  Total expenses                         1,698,016      1,734,264

Net (loss) income before
  adjustment to liquidation
  basis                                   (104,469)       275,714
Adjustment to liquidation
   basis                                   (92,986)            --

Net (loss) income                        $(197,455)    $  275,714

Net (loss) income allocated to:
  General Partners                       $  (1,975)    $    2,757

  Limited Partners                       $(195,480)    $  272,957

Net (loss) income Per Limited
  Partnership Interest
  (7,842.5 Units)                        $  (24.93)    $    34.80


  See accompanying notes to consolidated financial statements.



           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
         For the years ended December 31, 2001 and 2000

(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 an 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").






      NOTES TO CONSOLIDATED FINANCIAL STATEMENTS-CONTINUED
         For the years ended December 31, 2001 and 2000

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 has begun 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 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, 2001.

   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 are subordinated to the
Partnership, which effectively precludes any distributions from an
SPE to affiliates of the General Partners.  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.

   Investment in Real Estate

   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.

   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, 2001, 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, 2001.
   Recent Accounting Pronouncements

   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 Fund
effective January 1, 2001.  The adoption of SFAS 133 and SFAS 138
did not have an impact on the financial position, results of
operations and cash flows of the Partnership.

   In June 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 June 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 recognized
intangibles as goodwill, reassessment of the useful lives of
existing recognized 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.

   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 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 is 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 (which was
formerly covered by portions of Accounting Principles Board Opinion
No. 30).

   The Partnerhsip does not believe that the adoption of SFAS 141,
142, 143, or 144, 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.

   Due to the bankruptcy and rejection of the lease by Delchamps
Inc. and the related vacancy at Delchamps, the Partnership's
investment in real estate held for sale and the deferred gain on
the sale of real estate were each reduced by $303,225 in the second
quarter of 2000.

   In the third quarter of 2000, the Partnership recorded a
reduction in real estate held for sale of $330,525 related to an
other than temporary decline in the value of real estate for the
Delchamps property.

   In the fourth quarter of 2000, the Partnership recorded a
reduction in real estate held for sale of $146,250 related to an
other than temporary decline in the value of real estate for the
Delchamps property.

   In the fourth quarter of 2000, the Partnership recorded a
reduction in real estate held for sale of $1,755,000 related to an
other than temporary decline in the value of real estate for the
Shoppes property.

   In the fourth quarter of 2001, the Partnership recorded a
reduction in real estate held for sale of $292,500 related to an
other than temporary decline in the value of real estate for the
Delchamps property.

   In the fourth quarter of 2001, the Partnership recorded a
reduction in real estate held for sale of $1,462,500 related to an
other than temporary decline in the value of real estate for the
Shoppes property.

   In the fourth quarter of 2001, the Partnership recorded a
reduction in real estate held for sale of $350,000 related to an
other than temporary decline in the value of the real estate for
the Ponderosa property.


(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 2001. The Preferential Distribution
Deficiency equaled $5,603,216 at December 31, 2001.

(4)  MORTGAGE NOTES PAYABLE

   Mortgage notes payable at December 31, 2001, consisted of the
following:
                                           Interest      Date
                                  2001        Rate       Due
Shoppes on the Parkway(a)     $5,557,248      9.55%      5/01/02
Delchamps Plaza
 North Shopping Center(b)      2,758,091      9.03%      2/01/02
                              $8,315,339



   The net carrying value of Delchamps and Shoppes approximated
$3,686,500 and $7,781,500, respectively, at December 31, 2001.
Delchamps and Shoppes serve as collateral under the respective
nonrecourse debt obligations. The mortgage notes payable for
Delchamps are currently due in full.

   (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, is amortized over a 25-year period,
requires monthly payments of principal and interest of
approximately $53,500 and matures on May 1, 2002.  A portion of the
proceeds of the First Mortgage Loan, approximately $4,675,000, were
used to retire the existing mortgage secured by Shoppes from Crown
Life Insurance Company.  The remaining proceeds were used to pay
loan closing costs and a $999,919 return of capital distribution to
the Limited Partners.

   As a precondition to the 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
subordinated to a cumulative return to the Partnership.  This
subordination effectively precludes any distributions from the SPE
to affiliates of the General Partners.  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.

     The Partnership is both seeking an extension of the existing
facility as well as 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.

   (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 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, requires monthly payments of
principal and interest of approximately $24,600 and matured on
February 1, 2002.  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.

   As a precondition to the 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. are subordinated
to the Partnership, which effectively precludes any distributions
from the SPE to affiliates of the General Partners.  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.

   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 has 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 has the ability to cancel its
lease with the Partnership if a suitable grocery anchor is not
obtained within four months of the grocery store closing.  Harco
Drug store has not canceled 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 2000, and on August 10,
2000 the Partnership was informed that the mortgage lender has
accelerated the mortgage loan.  Subsequent to the acceleration, the
Partnership has made all required payments and is now current on
all of its payment obligations.

   The Partnership failed to meet its debt service coverage ratio
for the year ended December 31, 2001.  If the Partnership is not
able to comply with this covenant subsequent to December 31, 2001,
the mortgage lender could foreclose on Delchamps.  The property's
mortgage matured on February 1, 2002 and was not extended.  While
the Partnership continues to make monthly payments after maturity
the Partnership is in default on this 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 and is subject to certain third party
contingencies.  This offer was assessed by management as an
estimate of net realizable value at December 31, 2001.
(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses paid or payable to the General Partners
or their affiliates for the years ended December 31, 2001 and 2000
were as follows:

                                           2001          2000
Management fees (based upon
  6% of "gross receipts"
  (as defined))                         $ 82,302       $117,672
Reimbursable office expenses             137,704        142,978

   The Partnership had made all payments to affiliates, except for
$5,267 for management fees, as of December 31, 2001.

(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,:
                       2002                   $  852,320
                       2003                      580,687
                       2004                      379,364
                       2005                      217,477
                       2006                      137,228
                    Thereafter                     3,161
                       Total                  $2,170,237

   Contingent rental income (based upon a percentage of tenant
sales in excess of certain amounts) approximated $3,549 and $41,900
in 2001 and 2000, respectively.


   Collection of future rental income under these lease agreements
is subject to the financial stability of the underlying tenants.
Rental income received from the anchor tenants of Delchamps (prior
to Delchamps lease cancellation in October 2000) approximates 6%
and 16% of rental income for the Partnership for the years ended
December 31, 2001 and 2000, respectively.  Rental income received
from Ponderosa approximates 11.4% and 7.7% of rental income for the
Partnership for the years ended December 31, 2001 and 2000,
respectively.

                          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