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

FORM
10-Q

[x]
Quarterly Report Pursuant to Section 13 or 15 (d) of the Securities and Exchange Act of 1934

For
the quarterly period ended September 30, 2012

[ ]
Transition report pursuant to section 13 or 15(d) of the Securities Exchange Act of 1934

For
the transition period from ________________ to _______________

Commission
File No. 2-96364.

DSI
REALTY INCOME FUND IXa California Limited Partnership

|California                                                     |  | 33-0103989                          
|-------------------------------------------------------------- |  | ------------------------------------
|(State or other jurisdiction of incorporation or organization) |  | (I.R.S. Employer Identification No.)

6700
E. Pacific Coast Hwy., Long Beach, California 90803

(Address
of principal executive offices)

Registrant’s
telephone number, including area code (562) 493-8881

Indicate by check mark whether
the issuer (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject
to such filing requirements for the past 90 days.

Yes
[X] No [ ]

Indicate by check mark whether
the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Date File required
to be submitted and posted pursuant to Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months
(or for such shorter period that the registrant was required to submit and post such files).

Yes
[X] No [ ]

Indicate by check mark whether
the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.

Large accelerated filer [ ] Accelerated
filer [ ] Non-accelerated filer [ ] Smaller reporting company [X]

Indicate by check mark whether
the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes [ ] No [X]

The issuer is a limited
partnership. All 30,693 limited partnership units originally sold for $500.00 per unit. There is no trading market for the limited
partnership units.

Certain statements contained
in this discussion or elsewhere in this report may be deemed “forward-looking statements” within the meaning of the
Private Securities Litigation Reform Act of 1995 and Section 27A of the Securities Act of 1933 and Section 21E of the
Securities Exchange Act of 1934. Words and phrases such as “expects”, “anticipates”, “intends”,
“plans”, “believes”, “seeks”, “estimates”, “designed to achieve”, variations
of such words and similar expressions are intended to identify such forward-looking statements, which generally are not historical
in nature. All statements that address operating performance, events or developments that we expect or anticipate will occur in
the future – including statements relating to rent and occupancy growth, general conditions in the geographic areas
where we operate – are forward-looking statements. These statements are not guarantees of future performance and involve
certain risks, uncertainties and assumptions that are difficult to predict.

Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give
no assurance that our expectations will be attained and therefore, actual outcomes and results may differ materially from what
is expressed or forecasted in such forward-looking statements. Many of the factors that may affect outcomes and results are beyond
our ability to control.





PART I – FINANCIAL
INFORMATION

ITEM 1. Financial Statements

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

|                                                      |                      |                     
|----------------------------------------------------- | -------------------- | --------------------
|CONDENSED CONSOLIDATED BALANCE SHEETS                 |                      |                     
|                                                      | As of  September 30, | As of   December 31,
|                                                      | 2012                 | 2011                
|                                                      | (Unaudited)          |                     
|ASSETS:                                               |                      |                     
|Cash & equivalents                                    | $394,742             | $537,223            
|Property, net                                         | 2,827,978            | 2,853,141           
|Uncollected rental revenue                            | 123,389              | 159,428             
|Prepaid advertising                                   | 38,760               | 5,514               
|Other assets                                          | 26,046               | 26,045              
|TOTAL ASSETS                                          | $3,410,915           | $3,581,351          
|LIABILITIES AND PARTNERS' EQUITY                      |                      |                     
|LIABILITIES:                                          |                      |                     
|Distribution due to partners                          | $193,769             | $193,769            
|Incentive management fee payable                      | 17,440               | 17,439              
|Property management fee payable                       | 10,375               | 10,208              
|Deferred income                                       | 52,381               | 41,192              
|Accrued expenses                                      | 30,221               | 38,287              
|Other liabilities                                     | 43,827               | 147,440             
|Total Liabilities                                     | 348,013              | 448,335             
|PARTNERS' EQUITY:                                     |                      |                     
|General partners                                      | (108,771)            | (108,038)           
|Limited partners                                      | 2,975,678            | 3,048,180           
|Total Partners' Equity                                | 2,866,907            | 2,940,142           
|Non-controlling interest in real estate joint venture | 195,995              | 192,874             
|Total Equity                                          | 3,062,902            | 3,133,016           
|TOTAL LIABILITIES AND PARTNERS’ EQUITY                | $3,410,915           | $3,581,351          
|                                                      |                      |                     

The accompanying notes are
an integral part of these unaudited condensed consolidated financial statements.





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

|                                                                        |                                  |                                 |            |           
|----------------------------------------------------------------------- | -------------------------------- | ------------------------------- | ---------- | ----------
|UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF INCOME                   |                                  |                                
|                                                                        | Three months ended September 30, | Nine months ended September 30,
|                                                                        | 2012                             | 2011                            | 2012       | 2011      
|                                                                        |                                  |                                 |            |           
|REVENUES:                                                               |                                  |                                 |            |           
|Self-storage rental income                                              | $614,458                         | $617,578                        | $1,767,713 | $1,767,596
|Ancillary operating revenue                                             | 52,515                           | 50,514                          | 159,707    | 142,731   
|Interest and other income                                               | -                                | 14                              | 9          | 42        
|TOTAL                                                                   | 666,973                          | 668,106                         | 1,927,429  | 1,910,369 
|EXPENSES:                                                               |                                  |                                 |            |           
|Depreciation                                                            | 5,979                            | 9,016                           | 25,163     | 20,279    
|Operating                                                               | 296,405                          | 289,406                         | 892,386    | 864,141   
|General and administrative                                              | 90,465                           | 78,572                          | 276,583    | 271,307   
|General partners' incentive management fee                              | 15,872                           | 17,439                          | 52,318     | 59,293    
|Property management fee                                                 | 30,773                           | 31,254                          | 97,436     | 94,580    
|TOTAL                                                                   | 439,494                          | 425,687                         | 1,343,886  | 1,309,600 
|NET INCOME                                                              | $227,479                         | $242,419                        | $583,543   | $600,769  
|Less: net income attributable to the non-controlling interest           | (23,381)                         | (20,082)                        | (59,521)   | (50,130)  
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP                              | 204,098                          | 222,337                         | 524,022    | 550,639   
|                                                                        |                                  |                                 |            |           
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP ALLOCATED TO:                |                                  |                                 |            |           
|General partners                                                        | 2,041                            | 2,223                           | 5,240      | 5,506     
|Limited partners                                                        | 202,057                          | 220,114                         | 518,782    | 545,133   
|TOTAL                                                                   | $204,098                         | $222,337                        | $524,022   | $550,639  
|                                                                        |                                  |                                 |            |           
|Weighted average limited partnership units outstanding                  | 30,693                           | 30,693                          | 30,693     | 30,693    
|NET INCOME ATTRIBUTABLE TO THE PARTNERSHIP PER LIMITED PARTNERSHIP UNIT | $6.58                            | $7.17                           | $16.90     | $17.76    
|                                                                        |                                  |                                 |            |           
|                                                                        |                                  |                                 |            |           

The accompanying notes are
an integral part of these unaudited condensed consolidated financial statements.









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

|                                                                                  |                  |                  |                          |           
|--------------------------------------------------------------------------------- | ---------------- | ---------------- | ------------------------ | ----------
|UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF PARTNERS’
        EQUITY (DEFICIT)
|                                                                                  | General Partners | Limited Partners | Non-controlling Interest | Total     
|                                                                                  |                  |                  |                          |           
|BALANCE, December 31, 2011 (Audited)                                              | $(108,038)       | $3,048,180       | $192,874                 | $3,133,016
|Net Income Allocation                                                             | 5,240            | 518,782          | 59,521                   | 583,543   
|Distributions                                                                     | (5,973)          | (591,284)        | (56,400)                 | (653,657) 
|BALANCE, September 30, 2012                                                       | $(108,771)       | $2,975,678       | $195,995                 | $3,062,902
|                                                                                  |                  |                  |                          |           
|                                                                                  |                  |                  |                          |           
|                                                                                  |                  |                  |                          |           
|                                                                                  |                  |                  |                          |           

The
accompanying notes are an integral part of these unaudited condensed consolidated financial statements.DSI REALTY INCOME FUND IX
(A California Real Estate Limited Partnership)

|                                                                                  |                                 |          
|--------------------------------------------------------------------------------- | ------------------------------- | ---------
|UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS                         |                                 |          
|                                                                                  | Nine months ended September 30,
|                                                                                  | 2012                            | 2011     
|CASH FLOWS FROM OPERATING ACTIVITIES:                                             |                                 |          
|Net income attributable to the Partnership                                        | $524,022                        | $550,639 
|Adjustments to reconcile net income to net cash provided by operating activities: |                                 |          
|Depreciation                                                                      | 25,163                          | 20,279   
|Net income attributable to non-controlling interests                              | 59,521                          | 50,130   
|Changes in assets and liabilities:                                                |                                 |          
|Other assets                                                                      | 2,792                           | 14,422   
|Incentive management fee payable to General Partners                              | -                               | 6,974    
|Property management fees payable                                                  | 167                             | 538      
|Customer deposits and other liabilities                                           | (100,489)                       | (21,347) 
|Net cash provided by operating activities                                         | 511,176                         | 621,635  
|CASH FLOWS FROM INVESTING ACTIVITIES:                                             |                                 |          
|Additions to property                                                             | -                               | (104,976)
|Net cash used in investing activities                                             | -                               | (104,976)
|CASH FLOWS FROM FINANCING ACTIVITIES:                                             |                                 |          
|Distributions to partners                                                         | (597,257)                       | (713,189)
|Distributions paid to non-controlling interests                                   | (56,400)                        | (46,800) 
|Net cash used in financing activities                                             | (653,657)                       | (759,999)
|NET DECREASE IN CASH AND CASH EQUIVALENTS                                         | (142,481)                       | (243,330)
|CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD                                  | 537,223                         | 703,774  
|CASH AND CASH EQUIVALENTS AT END OF PERIOD                                        | $394,742                        | $460,444 
|SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION                                  |                                 |          
|Cash paid for interest                                                            | $ -                             | $ -      
|NON CASH INVESTING AND FINANCING ACTIVITIES:                                      |                                 |          
|Distributions due partners included in partners' equity                           | $193,769                        | $193,765 

The accompanying notes are
an integral part of these unaudited condensed consolidated financial statements.





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

NOTES TO UNAUDITED CONSOLIDATED
FINANCIAL STATEMENTS

September 30, 2012

1. 	GENERAL

DSI Realty Income Fund IX (the "Partnership") is a publicly-held limited partnership organized under the California Uniform
Limited Partnership Act pursuant to a Certificate and Agreement of Limited Partnership (hereinafter referred to as "Agreement")
dated March 6, 1985. The General Partners are DSI Properties, Inc., a California corporation and RJC Capital Management, LLC (“RJC”)
and JWC Capital Management, LLC (“JWC”).
DSI Properties, Inc. is an affiliate of Diversified Securities, Inc., a wholly-owned subsidiary of DSI Financial, Inc. The General
Partners provide similar services to other partnerships. Through its public offering of Limited Partnership Units, Registrant sold
thirty thousand six hundred ninety-three (30,693) units of limited partnership interests aggregating Fifteen Million Three Hundred
Forty-Six Thousand Five Hundred Dollars ($15,346,500). The General Partners have retained a one percent (1%) interest in all profits,
losses and distributions (subject to certain conditions) without making any capital contribution to the Partnership. The General
Partners are not required to make any capital contributions to the Partnership in the future.

The Partnership has acquired
mini-storage facilities located in Monterey Park and Azusa, California; Everett, Washington; and Romeoville and Elgin, Illinois.
The Partnership has also entered into a joint venture with DSI Realty Income Fund VIII through which the Partnership has a 70%
interest in a mini-storage facility in Aurora, Colorado. A non-controlling interest in the real
estate joint venture was recorded for the nine-month period ended September 30, 2012 and 2011 in the amount of $59,521 and $50,130.
The Partnership is a general partner in the joint venture. The facilities were acquired from Dahn Corporation ("Dahn").
Dahn is not affiliated with the Partnership. Dahn is affiliated with other partnerships in which
DSI Properties, Inc., RJC and JWC are the general partners.

The accompanying unaudited
interim consolidated financial statements have been prepared by the Partnership's management in accordance with accounting principles
generally accepted in the United States of America ("GAAP") and in conjunction with the rules and regulations of the
Securities and Exchange Commission ("SEC"). Certain information and footnote disclosures required for annual financial
statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited interim consolidated
financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In
the opinion of management, the accompanying unaudited interim consolidated financial statements reflect all adjustments of a normal
and recurring nature which are considered necessary for a fair presentation of the results for the interim periods presented. However,
the results of operations for the interim periods are not necessarily indicative of the results that may be expected for the year
ending December 31, 2012. These unaudited interim consolidated financial statements should be read in conjunction with the audited
consolidated financial statements and notes thereto included in the Partnership's annual report on Form 10-K for the year ended
December 31, 2011.

Significant Accounting Policies

The Partnership has adopted
Accounting Standards Update 2011-05, Comprehensive Income (Topic 220): Presentation of Comprehensive
Income. For the nine months ended September 30, 2012 and 2011 comprehensive income equaled net income, as the Partnership had no
other comprehensive income. As of September 30, 2012 and December 31, 2011, accumulated other comprehensive income was $0.

ASC 825-10 (formerly SFAS
107, “Disclosures about Fair Value of Financial Instruments”) defines financial instruments and requires disclosure
of the fair value of financial instruments held by the Partnership. The Partnership considers the carrying amount of cash, accounts
receivable, other receivables, accounts payable and accrued liabilities, to approximate their fair values because of the short
period of time between the origination of such instruments and their expected realization.



Recent Accounting Pronouncements

In December 2011, the FASB issued Accounting
Standards Update No. 2011-11, Balance Sheet (Topic 210), Disclosures about Offsetting Assets and Liabilities, which requires
companies to disclose information about financial instruments that have been offset and related arrangements to enable users of
its financial statements to understand the effect of those arrangements on its financial position. Companies will be required to
provide both net (offset amounts) and gross information in the notes to the financial statements for relevant assets and liabilities
that are offset. This standard will be effective for fiscal years, and interim periods within those years, beginning on or after
January 1, 2013. The Partnership does not expect the adoption of the standard update to impact its financial position or results
of operations, as it only requires additional disclosure in the Partnership’s financial statements.

In May 2011, the FASB issued Accounting
Standards Update 2011-04, Fair Value Measurement (Topic 820): Amendments to Achieve Common Fair Value Measurement and Disclosure
Requirements in U.S. GAAP and IFRSs. The new guidance results in a consistent definition of fair value and common requirements
for measurement of and disclosure about fair value between U.S. GAAP and International Financial Reporting Standards. While many
of the amendments to U.S. GAAP are not expected to have a significant effect on practice, the new guidance changes some fair value
measurement principles and disclosure requirements. This new guidance is effective for fiscal years and interim periods beginning
after December 15, 2011. The adoption of the standard update does not have a significant impact on its financial position
or results of operations.

2. 	PROPERTY

Properties owned by the
Partnership are all mini-storage facilities. Depreciation is calculated using the straight-line method over the estimated useful
life of 20 years. Property under capital leases is amortized over the lives of the respective leases. The total cost of property
and accumulated depreciation at September 30, 2012 and December 31, 2011, were as follows:

|                                   | September 30, 2012 | December 31, 2011
|---------------------------------- | ------------------ | -----------------
|Land                               | $ 2,729,790        | $ 2,729,790      
|Buildings and improvements         | 11,293,074         | 11,293,074       
|Rental trucks under capital leases | 210,138            | 210,138          
|Total                              | 14,233,002         | 14,233,002       
|Less accumulated depreciation      | (11,405,024)       | (11,379,861)     
|Property, net                      | $2,827,978         | $2,853,141       

3. 	NET INCOME PER
LIMITED PARTNERSHIP UNIT

Net income per limited partnership
unit is calculated by dividing the net income allocated to the limited partners by the number of limited partnership units outstanding
during the period.4. 	ALLOCATION OF PROFITS AND LOSSES AND GENERAL PARTNERS' INCENTIVE MANAGEMENT FEE

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

In addition, the general
partners are entitled to receive an incentive management fee for supervising the operations of the Partnership. The fee is to be
paid in an amount equal to 9% per annum of the cash distributions to limited partners in the fund.

5. 	RELATED-PARTY
TRANSACTIONS

The Partnership has entered
into a management agreement with Dahn to operate its mini-storage facilities. The management agreement provides for a management
fee equal to 5% of gross revenue from operations, which is defined as the entire amount of all receipts from the renting or leasing
of storage compartments and sale of locks. The management agreement is renewable annually. Dahn earned management fees equal to
$97,436 and $94,580 for the nine month periods ended September 30, 2012 and 2011, respectively. Amounts payable to Dahn at September
30, 2012 and December 31, 2011 were $10,375 and $10,208, respectively.

Beginning in July 2011,
the General Partner, DSI Properties, Inc. performs all tax related work with respect to the Partnership.
These services are paid monthly in the amount of $4,949. Tax fees paid to DSI Properties, Inc. for the nine month period ended
September 30, 2012 were $44,541.

6. 	SUBSEQUENT EVENTS

Events subsequent to September
30, 2012, have been evaluated through the date these unaudited interim consolidated financial statements were issued to determine
whether they should be disclosed to keep the unaudited interim consolidated financial statements from being misleading. Management
found no subsequent events that should be disclosed.





ITEM 2. Management’s
Discussion and Analysis of Financial Condition and Results of Operations

Critical Accounting Policies

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

RESULTS OF OPERATIONS

2012 COMPARED TO 2011

For the three-month periods ended September 30, 2012 and 2011,
revenues decreased 0.2% to $666,973 from $668,106 and total expenses increased 3.2% to $439,494 from $425,687 resulting in a decrease
in net income of 6.2% to $227,479 from $242,419. Rental revenues decreased primarily as a result of lower unit rental rates. Occupancy
levels for the Partnership's mini-storage facilities averaged 63.7% for the three-month period ended September 30, 2012, compared
to 63.0% for the same period in 2011. Operating expenses increased $6,999 or 2.4% primarily due to increases in advertising and
salaries and wages; partially offset by reductions in repairs and maintenance and truck maintenance expenses. General and administrative
expenses increased $11,893 or 15.1% primarily as a result of increases in legal and professional expenses and administration expense.
For the nine-month periods ended September 30, 2012 and 2011, revenues increased 0.9% to $1,927,429 from $1,910,369 and total expenses
increased 2.6% to $1,343,886 from $1,309,600 resulting in a decrease in net income of 2.9% to $583,543 from $600,769. Rental revenues
increased primarily as a result of higher unit rental rates. Occupancy levels for the Partnership's mini-storage facilities averaged
63.3% for the nine-month period ended September 30, 2012, compared to 62.5% for the same period in 2011. Operating expenses increased
$28,245 or 3.3% primarily due to increases in salaries and wages, fire and liability insurance expense and employee promotional
expenses; partially offset by decreases in truck maintenance. General and administrative expenses increased $5,276 or 1.9% primarily
as a result of increases in administration and office expenses.

The General Partners plan
to continue their policy of funding the continuing improvement and maintenance of Partnership properties with cash generated from
operations. In addition, the Partnership is continuing its marketing efforts to attract and keep new tenants in its various mini-storage
facilities.

ITEM 3. Quantitative
and Qualitative Disclosures about Market Risk

Not required.

ITEM 4. Controls and
Procedures

Evaluation of Disclosure
Controls and Procedures
The Partnership’s management, with the participation of the principal executive officer and principal financial officer of
DSI Properties, Inc., its General Partner, who are the equivalent of the Partnership’s principal executive officer and principal
financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures
(as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”))
as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial
officer of the General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial
officer, respectively, concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures
were effective.

Changes in Internal Control
over Financial Reporting.

There have been no significant
changes in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under
the Exchange Act) during the reporting period that have materially affected, or are reasonably likely to materially affect, the
Partnership’s internal control over financial reporting.PART II – OTHER INFORMATION

ITEM 1. Legal Proceedings

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

ITEM 1A. Risk Factors

Not required.

ITEM 2. Unregistered
Sales of Equity Securities and Use of Proceeds

None.

ITEM 3. Defaults Upon
Senior Securities

None.

ITEM 4. (Removed and
Reserved)

ITEM 5. Other Information

None.ITEM 6. Exhibits

(a) Exhibits

31.1 	Rule 13a-14(a)/15d-14(a)
Certification: Principal Executive Officer31.2 	Rule 13a-14(a)/15d-14(a) Certification: Principal Financial Officer32.1 	Section 1350 Certification: Principal Executive Officer32.2 	Section 1350 Certification: Principal Financial Officer101.INS	XBRL Instance Document*101.SCH	XBRL Taxonomy Extension Schema Document*101.CAL	XBRL Taxonomy Extension Calculation Linkbase Document*101.DEF	XBRL Taxonomy Extension Definition Linkbase Document*101.LAB	XBRL Taxonomy Extension Label Linkbase Document*101.PRE	XBRL Taxonomy Extension Presentation Linkbase Document*

*Pursuant to Rule 406T of
Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement
or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.





SIGNATURES

Pursuant to the requirements
of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned,
thereunto duly authorized.

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



By: /s/ ROBERT J. CONWAY
Dated: November 14, 2012ROBERT J. CONWAY,President
(Chief Executive Officer and Director)



By: /s/ RICHARD P. CONWAY
Dated: November 14, 2012RICHARD P. CONWAY,Executive Vice President
(Chief Financial Officer and Director)





EXHIBIT 31.1
Rule 13a-14(a)/15d-14(a) Certification

I, Robert J. Conway, certify
that:

1. I have reviewed this
Quarterly Report on Form 10-Q of DSI Realty Income Fund IX;

2. Based on my knowledge,
this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements
made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by
this report.

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

4. The registrant's other
certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange
Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)),
for the registrant and have:

a) designed such disclosure
controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that
material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within
those entities, particularly during the period in which this report is being prepared;

b) designed such internal
control over financial reporting, or caused such internal control over financial reporting to be designed under my supervision,
to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for
external purposes in accordance with generally accepted accounting principles;

c)   evaluated
the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation;
and

d) disclosed in this report
any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal
quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably
likely to materially affect, the registrant's internal control over financial reporting.

5. The registrant's other
certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the
registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) all significant deficiencies
and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to
adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) any fraud, whether or
not material, that involves management or other employees who have a significant role in the registrant's internal control over
financial reporting.

/s/ ROBERT J. CONWAY
Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
November 14, 2012





EXHIBIT 31.2
Rule 13a-14(a)/15d-14(a) Certification

I, Richard P. Conway, certify that:

1. I have reviewed this
Quarterly Report on Form 10-Q of DSI Realty Income Fund IX;

2. Based on my knowledge,
this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements
made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by
this report.

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

4. The registrant's other
certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange
Act Rules 13a-15e and 15d-15e) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)),
for the registrant and have:

a) designed such disclosure
controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that
material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within
those entities, particularly during the period in which this report is being prepared;

b) designed such internal
control over financial reporting, or caused such internal control over financial reporting to be designed under my supervision,
to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for
external purposes in accordance with generally accepted accounting principles;

c)   evaluated
the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the
effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation;
and

d) disclosed in this report
any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal
quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably
likely to materially affect, the registrant's internal control over financial reporting.

5. The registrant's other
certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the
registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) all significant deficiencies
and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to
adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) any fraud, whether or
not material, that involves management or other employees who have a significant role in the registrant's internal control over
financial reporting.

/s/ RICHARD P. CONWAY
Richard P. Conway
Executive Vice President of DSI Properties, Inc.,
General Partner (chief financial officer)
November 14, 2012





EXHIBIT 32.1

CERTIFICATION PURSUANT
TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of DSI Realty Income Fund IX (the "Partnership") on Form 10-Q for the period
ending September 30, 2012 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I,
Robert J. Conway, President of DSI Properties, Inc., General Partner of the Partnership, and performing the functions of chief
executive officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley Act
of 2002, that:

(1) The Report fully complies
with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained
in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership.

/s/ ROBERT J. CONWAY



Robert J. Conway
President of DSI Properties, Inc.,
General Partner (chief executive officer)
November 14, 2012





EXHIBIT 32.2

CERTIFICATION PURSUANT
TO 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly
Report of DSI Realty Income Fund IX (the "Partnership") on Form 10-Q for the period ending September 30, 2012 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"), I, Richard P. Conway, Senior Vice President
of DSI Properties, Inc., General Partner of

the Partnership, and performing
the functions of chief financial officer of the Partnership, certify, pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of
the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies
with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2) The information contained
in the Report fairly presents, in all material respects, the financial condition and result of operations of the Partnership.

/s/ RICHARD P. CONWAY



Richard P. Conway
Executive Vice President of DSI Properties, Inc.,
General Partner (chief financial officer)
November 14, 2012