SECURITIES AND EXCHANGE COMMISSION
                              WASHINGTON, DC 20549

                                   Form 10-KSB
(Mark One)
[X]   ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF
         1934


                    For the fiscal year ended December 31, 2002

[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
         OF 1934


                For the transition period from _________to _________

                         Commission file number 0-11864

                          NATIONAL PROPERTY INVESTORS 6
                 (Name of small business issuer in its charter)

         California                                             13-3140364
(State or other jurisdiction of                              (I.R.S. Employer
 incorporation or organization)                             Identification No.)

                          55 Beattie Place, PO Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

                    Issuer's telephone number (864) 239-1000

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

                                      None

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

                            Limited Partnership Units
                                (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 registrant 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 contained in this form, and no disclosure  will be contained,  to
the best of the  Partnership'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 fiscal year.  $10,852,000

State the aggregate  market value of the voting  partnership  interests  held by
non-affiliates  computed  by  reference  to the price at which  the  partnership
interests  were sold,  or the average bid and asked  prices of such  partnership
interests as of December 31, 2002. No market exists for the limited  partnership
interests of the Registrant,  and,  therefore,  no aggregate market value can be
determined.

                       DOCUMENTS INCORPORATED BY REFERENCE
                                      NONE

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  The discussions of the  Registrant's
business  and  results  of  operations,   including  forward-looking  statements
pertaining to such matters,  do not take into account the effects of any changes
to the  Registrant's  business  and results of  operations.  Actual  results may
differ  materially  from those described in the  forward-looking  statements and
will  be  affected  by  a  variety  of  risks  and  factors  including,  without
limitation:  national and local economic  conditions;  the terms of governmental
regulations that affect the Registrant and interpretations of those regulations;
the competitive  environment in which the Registrant operates;  financing risks,
including the risk that cash flows from  operations may be  insufficient to meet
required  payments of  principal  and  interest;  real estate  risks,  including
variations  of real  estate  values and the  general  economic  climate in local
markets and competition for tenants in such markets; and possible  environmental
liabilities.   Readers  should  carefully  review  the  Registrant's   financial
statements and the notes thereto,  as well as the risk factors  described in the
documents  the  Registrant  files  from  time to time  with the  Securities  and
Exchange Commission.

                                     PART I

Item 1.     Description of Business

National  Property   Investors  6  (the  "Partnership"  or  "Registrant")  is  a
California  limited  partnership  formed on October 15, 1982. The Partnership is
engaged in the business of  operating  and holding  real estate  properties  for
investment.  NPI Equity  Investments,  Inc., a Florida  corporation,  became the
Registrant's  managing  general partner (the "Managing  General Partner" or "NPI
Equity") on June 21, 1991.  The  Managing  General  Partner was a subsidiary  of
National Property Investors, Inc. ("NPI") until December 31, 1996, at which time
Insignia  Properties Trust ("IPT") acquired the stock of NPI Equity.  On October
1, 1998, IPT merged into Apartment  Investment and Management Company ("AIMCO"),
a publicly traded real estate investment trust. Therefore,  the Managing General
Partner  is a  wholly-owned  subsidiary  of  AIMCO.  The  partnership  agreement
provides  that the  Partnership  is to terminate  on December  31, 2006,  unless
terminated prior to such date.

The Partnership,  through its public offering of Limited Partnership Units, sold
109,600 units aggregating  $54,800,000.  The general partner contributed capital
in the amount of $1,000 for a 1% interest in the Partnership.  Since its initial
offering, the Partnership has not received, nor are limited partners required to
make,  additional  capital  contributions.  The  Partnership  is  engaged in the
business of operating and holding real estate  properties  for  investment.  The
Partnership  currently owns and operates five apartment  complexes (see "Item 2.
Description of Properties").

The  Partnership  has no full  time  employees.  Management  and  administrative
services are provided by the Managing  General Partner and by agents retained by
the Managing  General  Partner.  These services were provided by an affiliate of
the Managing General Partner for the years ended December 31, 2002 and 2001.

Risk Factors

The  real  estate  business  in which  the  Partnership  is  engaged  is  highly
competitive.  There are other  residential  properties within the market area of
the Partnership's properties.  The number and quality of competitive properties,
including  those which may be managed by an affiliate  of the  Managing  General
Partner,  in such market area could have a material  effect on the rental market
for the  apartments at the  Partnership's  properties  and the rents that may be
charged  for  such  apartments.  While  the  Managing  General  Partner  and its
affiliates  own and/or  control a significant  number of apartment  units in the
United  States,  such  units  represent  an  insignificant  percentage  of total
apartment units in the United States and competition for apartments is local.

Laws benefiting  disabled persons may result in the Partnership's  incurrence of
unanticipated  expenses.  Under the Americans with  Disabilities Act of 1990, or
ADA,  all places  intended to be used by the public are required to meet certain
Federal  requirements  related to access and use by disabled persons.  Likewise,
the Fair Housing Amendments Act of 1988, or FHAA, requires apartments properties
first occupied after March 13, 1990 to be accessible to the  handicapped.  These
and other  Federal,  state  and  local  laws may  require  modifications  to the
Partnership's   properties,   or  restrict   renovations   of  the   properties.
Noncompliance  with  these laws could  result in the  imposition  of fines or an
award of  damages  to private  litigants  and also  could  result in an order to
correct any  non-complying  feature,  which could result in substantial  capital
expenditures.   Although  the  Managing   General  Partner   believes  that  the
Partnership's   properties  are   substantially   in  compliance   with  present
requirements,  the Partnership may incur  unanticipated  expenses to comply with
the ADA and the FHAA.

Both  the  income  and  expenses  of  operating  the  properties  owned  by  the
Partnership are subject to factors outside of the Partnership's control, such as
changes in the supply and demand for similar  properties  resulting from various
market  conditions,  increases/decreases  in unemployment or population  shifts,
changes in the availability of permanent mortgage  financing,  changes in zoning
laws,  or changes in patterns or needs of users.  In  addition,  there are risks
inherent in owning and operating residential  properties because such properties
are  susceptible to the impact of economic and other  conditions  outside of the
control of the Partnership.

There have been, and it is possible there may be other, Federal, state and local
legislation  and  regulations   enacted   relating  to  the  protection  of  the
environment.  The Partnership is unable to predict the extent,  if any, to which
such new  legislation  or  regulations  might occur and the degree to which such
existing or new legislation or regulations might adversely affect the properties
owned by the Partnership.

The Partnership  monitors its properties for evidence of pollutants,  toxins and
other dangerous substances, including the presence of asbestos. In certain cases
environmental  testing has been performed which resulted in no material  adverse
conditions or liabilities.  In no case has the Partnership  received notice that
it is a potentially  responsible party with respect to an environmental clean up
site.

Insurance  coverage is becoming  more  expensive  and  difficult to obtain.  The
current  insurance market is  characterized by rising premium rates,  increasing
deductibles,  and more restrictive  coverage language.  Recent developments have
resulted in  significant  increases in insurance  premiums and have made it more
difficult to obtain  certain types of insurance.  As an example,  many insurance
carriers are excluding  mold-related  risks from their policy coverages,  or are
adding  significant  restrictions to such coverage.  Continued  deterioration in
insurance   market  place   conditions  may  have  a  negative   effect  on  the
Partnership's operating results.

A further description of the Partnership's business is included in "Management's
Discussion and Analysis or Plan of Operation"  included in "Item 6" of this Form
10-KSB.

Item 2.     Description of Properties

The following table sets forth the Partnership's investments in properties:

<TABLE>
<CAPTION>

                                   Date of
Properties                         Purchase       Type of Ownership           Use

<S>                                <C>   <C>
Ski Lodge Apartments               07/19/84  Fee ownership, subject to   Apartment
  Montgomery, Alabama                        first mortgage              522 units

Place du Plantier Apartments       05/01/84  Fee ownership, subject to   Apartment
  Baton Rouge, Louisiana                     first mortgage              268 units

Fairway View I Apartments          05/31/84  Fee ownership, subject to   Apartment
  Baton Rouge, Louisiana                     first mortgage              242 units

Colony at Kenilworth Apartments    03/15/84  Fee ownership, subject to   Apartment
  Towson, Maryland                           first mortgage              383 units

Alpine Village Apartments          10/16/84  Fee ownership, subject to   Apartment
  Birmingham, Alabama                        first mortgage              160 units
</TABLE>

Schedule of Properties

Set forth below for each of the  Partnership's  properties is the gross carrying
value, accumulated depreciation,  depreciable life, method of depreciation,  and
Federal tax basis.

<TABLE>
<CAPTION>

                          Gross
                        Carrying   Accumulated                             Federal
Properties                Value    Depreciation     Rate      Method      Tax Basis
                             (in thousands)                            (in thousands)

<S>                      <C>         <C>          <C>                      <C>
Ski Lodge                $17,085     $14,090      5-30 yrs     S/L         $ 2,048
Place du Plantier         11,698       9,121      5-30 yrs     S/L           2,162
Fairway View I            10,597       7,891      5-30 yrs     S/L           1,862
Colony at Kenilworth      23,907      18,162      5-30 yrs     S/L           4,841
Alpine Village             6,144       4,577      5-30 yrs     S/L           1,369
        Totals           $69,431     $53,841                               $12,282
</TABLE>

See  "Note  A" to the  financial  statements  included  in  "Item  7.  Financial
Statements"   for  a  description   of  the   Partnership's   depreciation   and
capitalization policies.

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,614,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,174,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded an extraordinary  loss on early  extinguishment of debt of
approximately  $107,000 as a result of unamortized  loan costs being written off
and a prepayment penalty.

Schedule of Properties Indebtedness

The  following  table  sets  forth  certain  information  relating  to the loans
encumbering the Partnership's properties.

<TABLE>
<CAPTION>

                           Principal                                        Principal
                          Balance At      Stated                             Balance
                         December 31,    Interest    Period    Maturity       Due At
Properties                   2002          Rate    Amortized     Date      Maturity (2)
                        (in thousands)                                    (in thousands)

<S>                         <C>           <C>         <C>      <C>   <C>     <C>
Ski Lodge                   $ 6,800       7.33%       (1)      11/01/03      $ 6,800
Place du Plantier             6,276       7.09%      20 yrs    10/01/21           --
Fairway View I                5,076       7.01%      20 yrs    12/01/21           --
Colony at Kenilworth         13,940       7.58%      20 yrs    07/01/21           --
Alpine Village                2,100       7.33%       (1)      11/01/03        2,100
        Totals              $34,192                                          $ 8,900
</TABLE>

(1)   Loan requires payments of interest only.

(2)   See "Item 7. Financial  Statements - Note B" for information  with respect
      to the  Registrant's  ability  to repay  these  loans and  other  specific
      details about the loans.

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth  Apartments.  The refinancing  replaced the mortgage  indebtedness of
approximately  $7,985,000 with a new mortgage of  $14,400,000.  The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021 at which time the mortgage  will be fully  amortized.  Debt service
payments  began  in  August  2001.  In  connection  with  the  refinancing,  the
Partnership incurred loan costs of approximately $455,000. The Partnership wrote
off  approximately  $99,000 in unamortized loan costs resulting in a loss on the
early extinguishment of debt.

On September 28, 2001, the Partnership  refinanced the mortgage note encumbering
Place du Plantier Apartments. The refinancing replaced the mortgage indebtedness
of approximately $3,800,000 with a new mortgage of $6,454,000.  The mortgage was
refinanced  at a rate of 7.09%  compared to a prior rate of 7.33% and matures on
October  1,  2021 at  which  time  the  mortgage  will be  fully  amortized.  In
connection  with  the  refinancing,  the  Partnership  incurred  loan  costs  of
approximately  $212,000. A completion repair escrow of approximately $15,000 was
also  established  with the lender at the time of  refinancing.  The Partnership
wrote off approximately $43,000 in unamortized loan costs resulting in a loss on
the early extinguishment of debt.

On November 30, 2001, the Partnership  refinanced the mortgage note  encumbering
Fairway View I Apartments. The refinancing replaced the mortgage indebtedness of
approximately  $4,000,000  with a new mortgage of  $5,200,000.  The mortgage was
refinanced  at a rate of 7.01%  compared to a prior rate of 7.33% and matures on
December  1,  2021 at  which  time the  mortgage  will be  fully  amortized.  In
connection  with  the  refinancing,  the  Partnership  incurred  loan  costs  of
approximately $178,000. A completion repair escrow of approximately $241,000 was
also  established  with the lender at the time of  refinancing.  The Partnership
wrote off approximately $39,000 in unamortized loan costs resulting in a loss on
the early extinguishment of debt.

Rental Rates and Occupancy

Average annual rental rates and occupancy for 2002 and 2001 for each property:

                                      Average Annual             Average Annual
                                       Rental Rates                 Occupancy
                                        (per unit)
Properties                         2002            2001         2002        2001

Ski Lodge                         $5,082          $5,130         91%         92%
Place du Plantier                  7,225           7,073         91%         93%
Fairway View I                     6,716           6,807         93%         93%
Colony at Kenilworth (1)          10,612           9,836         89%         92%
Alpine Village                     6,318           6,510         94%         92%

(1)   The  Managing  General  Partner  attributes  the  decrease in occupancy at
      Colony at Kenilworth Apartments to variations in student population.

As noted under "Item 1.  Description of Business",  the real estate  industry is
highly competitive. The properties of the Partnership are subject to competition
from other  residential  apartment  complexes in the area. The Managing  General
Partner believes that the properties are adequately insured.  The properties are
apartment  complexes  which lease units for terms of one year or less. No tenant
leases 10% or more of the available  rental space.  The  properties  are in good
physical  condition,  subject to normal  depreciation  and  deterioration  as is
typical for assets of this type and age.

Real Estate Taxes and Rates

Real estate taxes and rates in 2002 for each property were:

                                                2002            2002
                                               Billing          Rate
                                           (in thousands)

       Ski Lodge                                $ 85            3.45%
       Place du Plantier                          45           10.40%
       Fairway View I                             55           10.40%
       Colony at Kenilworth                      287            1.76%
       Alpine Village                             50            7.26%

Capital Improvements

Ski Lodge Apartments

For  2002,  the  Partnership   completed   approximately   $348,000  of  capital
improvements  at  Ski  Lodge  Apartments  consisting  primarily  of  appliances,
interior decorating,  structural  enhancements,  air conditioning  replacements,
wall covering, and floor covering  replacements.  These improvements were funded
from operating cash flow and insurance  proceeds.  The  Partnership is currently
evaluating the capital  improvement  needs of the property for the upcoming year
and currently expects to budget approximately $156,000.  Additional improvements
may be considered  during 2003 and will depend on the physical  condition of the
property as well as replacement  reserves and anticipated cash flow generated by
the property.

During 2002, a net casualty  gain of  approximately  $30,000 was recorded at Ski
Lodge  Apartments due to a kitchen fire. This gain was the result of the receipt
of approximately $33,000 of insurance proceeds and the write off of the net book
value of the destroyed assets totaling approximately $3,000.

Place du Plantier Apartments

For 2002, the Partnership completed  approximately $162,000 capital improvements
at  Place du  Plantier  Apartments  consisting  primarily  of roof  replacement,
plumbing  fixtures,  floor covering  replacements  and structural  improvements.
These  improvements  were funded from operating  cash flow.  The  Partnership is
currently  evaluating  the capital  improvement  needs of the  property  for the
upcoming year and currently expects to budget approximately $176,000. Additional
improvements  may be  considered  during  2003 and will  depend on the  physical
condition  of the  property as well as  anticipated  cash flow  generated by the
property.

Fairway View I Apartments

For  2002,  the  Partnership   completed   approximately   $109,000  of  capital
improvements  at  Fairway  View  I  Apartments   consisting   primarily  of  air
conditioning,   structural   enhancements   and  floor  covering  and  appliance
replacements.  These  improvements  were funded from  operating  cash flow.  The
Partnership  is  currently  evaluating  the  capital  improvement  needs  of the
property for the upcoming  year and  currently  expects to budget  approximately
$230,000.  Additional improvements may be considered during 2003 and will depend
on the physical  condition of the property as well as  replacement  reserves and
anticipated cash flow generated by the property.

Colony at Kenilworth Apartments

For  2002,  the  Partnership   completed   approximately   $124,000  of  capital
improvements  at  Colony  at  Kenilworth   Apartments  consisting  primarily  of
appliance and floor covering replacements, and water heaters. These improvements
were funded from operating cash flow.  The  Partnership is currently  evaluating
the  capital  improvement  needs  of the  property  for the  upcoming  year  and
currently expects to budget approximately $115,000.  Additional improvements may
be  considered  during 2003 and will  depend on the  physical  condition  of the
property as well as anticipated cash flow generated by the property.

Alpine Village Apartments

For  2002,  the   Partnership   completed   approximately   $95,000  of  capital
improvements at Alpine Village Apartments consisting primarily of floor covering
replacements,  structural  enhancements,  plumbing  improvements,  and appliance
replacements.  These  improvements  were  funded  from  operating  cash flow and
replacement  reserves.  The  Partnership  is  currently  evaluating  the capital
improvement needs of the property for the upcoming year and currently expects to
budget approximately $48,000.  Additional  improvements may be considered during
2003 and will  depend  on the  physical  condition  of the  property  as well as
replacement reserves and anticipated cash flow generated by the property.

Item 3.     Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its  entirety  through  November  7, 2002 so that the parties
could have an opportunity to discuss settlement.  On October 30, 2002, the court
entered an order extending the stay in effect through January 10, 2003.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action described below. The Court
has  scheduled  the hearing on  preliminary  approval  for April 4, 2003 and the
hearing on final approval for June 2, 2003.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of  settlement)  and up to $ 1 million toward the cost
of independent  appraisals of the Partnerships'  properties by a Court appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
a tender offer to purchase all of the partnership  interests in the Partnerships
within one year of final  approval,  if it is granted,  and to provide  partners
with the  independent  appraisals  at the time of these  tenders.  The  proposed
settlement  also provides for the  limitation  of the allowable  costs which the
Managing  General  Partner or its  affiliates  will charge the  Partnerships  in
connection with this litigation and imposes limits on the class counsel fees and
costs in this  litigation.  If the  Court  grants  preliminary  approval  of the
proposed settlement in March, a notice will be distributed to partners providing
detail on the terms of the proposed settlement.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the  complaint.  Before  completing  briefing on the appeal,  the parties stayed
further proceedings in the appeal pending the Court's review of the terms of the
proposed settlement described above.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

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

The unit  holders  of the  Partnership  did not vote on any  matter  during  the
quarter ended December 31, 2002.

                                     PART II

Item 5.     Market for the Partnership's Equity and Related Partner Matters

The Partnership,  a publicly-held limited partnership,  offered and sold 109,600
Limited Partnership Units aggregating $54,800,000.  As of December 31, 2002, the
Partnership  had 109,600 units  outstanding  held by 2,192  limited  partners of
record.  Affiliates of the Managing General Partner owned 71,532 units or 65.27%
at December 31, 2002. No public trading market has developed for the Units,  and
it is not anticipated that such a market will develop in the future.

The following table sets forth the distributions made by the Partnership for the
years ended December 31, 2001 and 2002 (see "Item 6. Management's Discussion and
Analysis of Operation" for further details):

<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                      Year Ended      Partnership       Year Ended       Partnership
                  December 31, 2002       Unit      December 31, 2001        Unit

<S>                     <C>              <C>             <C>               <C>
Operations              $2,426           $21.91          $ 1,737           $ 15.69
Refinance (1)               26             0.24            9,114             82.33
Sale (2)                    --               --            1,154             10.42
                        $2,452           $22.15          $12,005           $108.44
</TABLE>

(1)   Proceeds from refinancings of Colony At Kenilworth, Place du Plantier, and
      Fairway View I Apartments in 2001.

(2)   Proceeds from sale of Panorama Terrace II Apartments in 2001.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability  of cash  reserves,  and the timing of debt
maturities,  refinancings  and/or  property  sales.  There can be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required  capital  improvements  to permit  distributions  to its partners
during the year 2003 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 71,532 limited partnership units in
the Partnership  representing  65.27% of the  outstanding  units at December 31,
2002. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional units of limited  partnership  interest in the Partnership in
exchange  for  cash  or a  combination  of  cash  and  units  in  the  operating
partnership of AIMCO either through  private  purchases or tender offers.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled to take action with respect to a variety of matters which would include
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Managing  General  Partner.  As a result of its  ownership of 65.27% of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing  General Partner to AIMCO,  as its sole  stockholder.
However,  an  affiliate  is required to vote 46,289 of its Units  acquired  from
DeForest Ventures II, L.P. on January 19, 1996 (the date that Insignia Financial
Group acquired the stock of National Property  Investors,  Inc., the then parent
company of the Managing General  Partner),  (i) against any proposal to increase
the fees and other  compensation  payable  by the  Partnership  to the  Managing
General Partner or to affiliates;  and (ii) on all other matters submitted by it
or its affiliates, in proportion to the votes cast by non-tendering unitholders.
Except for the foregoing,  no other  limitations  are imposed on the affiliate's
right to vote each Unit acquired.

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

This item should be read in conjunction with the financial  statements and other
items contained elsewhere in this report.

Results of Operations

The   Partnership's   net  loss  for  the  year  ended  December  31,  2002  was
approximately $300,000 as compared to net income of approximately $1,036,000 for
the year ended  December 31, 2001. The decrease in net income for the year ended
December  31, 2002 is due to the  recognition  of a gain on the sale of Panorama
Terrace II  Apartments  in 2001.  Effective  January 1,  2002,  the  Partnership
adopted Statement of Financial Accounting Standards No. 144, "Accounting for the
Impairment or Disposal of Long-Lived  Assets",  which established  standards for
the way that public business  enterprises  report  information  about long-lived
assets that are either being held for sale or have  already been  disposed of by
sale or other means.  The standard  requires  that results of  operations  for a
long-lived  asset that is being held for sale or has already been disposed of be
reported as a  discontinued  operation  on the  statement  of  operations.  As a
result,  the  accompanying  statements  of  operations  have been restated as of
January 1, 2001 to reflect the  operations of Panorama  Terrace II Apartments as
loss from discontinued operations due to its sale in August 2001.

Effective  April  1,  2002,  the  Partnership  adopted  Statement  of  Financial
Accounting  Standards No. 145,  "Recession of FASB  Statements No, 4, 44 and 64.
SFAS No. 4 "Reporting  Gains and Losses from  Extinguishment  of Debt," required
that all gains and losses  from  extinguishment  of debt be  aggregated  and, if
material, classified as an extraordinary item. SFAS No. 145 rescinds SFAS No. 4,
and  accordingly,  gains and losses from  extinguishment  of debt should only be
classified   as   extraordinary   if  they  are  unusual  in  nature  and  occur
infrequently. As a result, the accompanying consolidated statement of operations
have  been  restated  as of  January  1,  2001 to  reflect  the  loss  on  early
extinguishment of debt in income from continuing operations.

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,614,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,174,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt from discontinued
operations of approximately $107,000 as a result of unamortized loan costs being
written off and a prepayment penalty. As a result of the sale, the operations of
the property are being shown as loss from  discontinued  operations for the year
ended December 31, 2001.  Included in this amount is  approximately  $504,000 of
revenue generated by the property.

The Partnership  recognized a loss from continuing operations for the year ended
December 31, 2002 of approximately  $300,000  compared to income from continuing
operations of approximately  $27,000 for the  corresponding  period in 2001. The
decrease  in net income  from  continuing  operations  for the year is due to an
increase in total expenses  partially  offset by an increase in total  revenues.
Total  revenues  increased  due to an  increase  in  rental  income  offset by a
decrease in the casualty gain recognized in 2002. Rental income increased due to
an increase in occupancy at Alpine Village  Apartments and an increase in annual
rental rates at Place du Plantier and Colony at Kenilworth Apartments.

During 2002, a net casualty  gain of  approximately  $30,000 was recorded at Ski
Lodge  Apartments due to a kitchen fire. This gain was the result of the receipt
of approximately $33,000 of insurance proceeds and the write off of the net book
value of the destroyed assets totaling approximately $3,000.

During 2001, a net casualty gain of approximately  $64,000 was recorded at Place
du  Plantier  Apartments  due to a wind  storm.  This  gain was a result  of the
receipt of approximately  $69,000 of insurance proceeds and the write-off of the
net book value of the destroyed assets totaling approximately $5,000.

During  2001,  a net  casualty  gain of  approximately  $102,000 was recorded at
Fairway  View I  Apartments  due to a wind storm.  This gain was a result of the
receipt of approximately $111,000 of insurance proceeds and the write-off of the
net book value of the destroyed assets totaling approximately $9,000.

Total expenses  increased due to an increase in interest expense,  offset by the
loss on  early  extinguishment  of debt  recognized  in 2001.  Interest  expense
increased due to the refinancing of the mortgage loans  encumbering three of the
Partnership's  investment  properties in 2001 which resulted in higher  mortgage
balances.

Included in general and administrative  expense for the years ended December 31,
2002 and 2001, are management  reimbursements  to the Managing  General  Partner
allowed  under  the  Partnership   Agreement.   Also  included  in  general  and
administrative  expense  were costs  associated  with the  quarterly  and annual
communications  with  investors  and  regulatory  agencies  and the annual audit
required by the Partnership Agreement.

As part of the ongoing  business plan of the  Partnership,  the Managing General
Partner  monitors  the  rental  market  environment  of each  of its  investment
properties  to assess  the  feasibility  of  increasing  rents,  maintaining  or
increasing  occupancy  levels and protecting the  Partnership  from increases in
expenses. As part of this plan, the Managing General Partner attempts to protect
the Partnership  from the burden of  inflation-related  increases in expenses by
increasing rents and maintaining a high overall occupancy level. However, due to
changing market  conditions,  which can result in the use of rental  concessions
and  rental  reductions  to  offset  softening  market  conditions,  there is no
guarantee that the Managing General Partner will be able to sustain such a plan.

Capital Resources and Liquidity

At  December  31,  2002,  the  Partnership  had  cash and  cash  equivalents  of
approximately  $843,000 as compared to  approximately  $813,000 at December  31,
2001. The increase in cash and cash equivalents of approximately  $30,000 is due
to approximately  $3,840,000 of cash provided by operating  activities partially
offset by  approximately  $751,000  of cash  used in  investing  activities  and
approximately  $3,059,000  of cash used in  financing  activities.  Cash used in
financing  activities  consisted  of  distributions  to partners  and  principal
payments on the mortgages encumbering the Partnership's properties. Cash used in
investing  activities  consisted  of  property   improvements  and  replacements
partially  offset by net withdrawals from restricted  escrows  maintained by the
mortgage  lenders and insurance  proceeds  from the casualty  event at Ski Lodge
Apartments.  The Partnership  invests its working  capital  reserves in interest
bearing accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the various  properties  to  adequately  maintain  the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state and local legal and regulatory requirements. The Managing General
Partner monitors developments in the area of legal and regulatory compliance and
is studying new federal laws,  including  the  Sarbanes-Oxley  Act of 2002.  The
Sarbanes-Oxley Act of 2002 mandates or suggests  additional  compliance measures
with regard to governance,  disclosure, audit and other areas. In light of these
changes,  the Partnership  expects that it will incur higher expenses related to
compliance,  including  increased  legal  and audit  fees.  The  Partnership  is
currently  evaluating  the capital  improvement  needs of the properties for the
upcoming year and currently expects to budget approximately $677,000. Additional
improvements may be considered and will depend on the physical  condition of the
property, as well as Partnership reserves and anticipated cash flow generated by
each  property.  To the  extent  that such  budgeted  capital  improvements  are
completed,  the Partnership's  distributable cash flow, if any, may be adversely
affected at least in the short term.

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth  Apartments.  The refinancing  replaced the mortgage  indebtedness of
approximately  $7,985,000 with a new mortgage of  $14,400,000.  The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021 at which time the mortgage  will be fully  amortized.  Debt service
payments  began  in  August  2001.  In  connection  with  the  refinancing,  the
Partnership incurred loan costs of approximately $455,000. The Partnership wrote
off  approximately  $99,000 in unamortized loan costs resulting in a loss on the
early extinguishment of debt.

On September 28, 2001, the Partnership  refinanced the mortgage note encumbering
Place du Plantier Apartments. The refinancing replaced the mortgage indebtedness
of approximately $3,800,000 with a new mortgage of $6,454,000.  The mortgage was
refinanced  at a rate of 7.09%  compared to a prior rate of 7.33% and matures on
October  1,  2021 at  which  time  the  mortgage  will be  fully  amortized.  In
connection  with  the  refinancing,  the  Partnership  incurred  loan  costs  of
approximately  $212,000. A completion repair escrow of approximately $15,000 was
also  established  with the lender at the time of  refinancing.  The Partnership
wrote off approximately $43,000 in unamortized loan costs resulting in a loss on
the early extinguishment of debt.

On November 30, 2001, the Partnership  refinanced the mortgage note  encumbering
Fairway View I Apartments. The refinancing replaced the mortgage indebtedness of
approximately  $4,000,000  with a new mortgage of  $5,200,000.  The mortgage was
refinanced  at a rate of 7.01%  compared to a prior rate of 7.33% and matures on
December  1,  2021 at  which  time the  mortgage  will be  fully  amortized.  In
connection  with  the  refinancing,  the  Partnership  incurred  loan  costs  of
approximately $178,000. A completion repair escrow of approximately $241,000 was
also  established  with the lender at the time of  refinancing.  The Partnership
wrote off approximately $39,000 in unamortized loan costs resulting in a loss on
the early extinguishment of debt.

The  Partnership's  assets are thought to be sufficient for any near-term  needs
(exclusive  of  capital   improvements)   of  the   Partnership.   The  mortgage
indebtedness  of  $34,192,000  is amortized  over varying  periods with required
balloon payments on two properties due in 2003. The remaining  mortgages will be
fully amortized in 2021. The Managing  General Partner will attempt to refinance
such  indebtedness  and/or sell the properties  prior to such maturity dates. If
the  properties  cannot  be  refinanced  or sold for a  sufficient  amount,  the
Partnership may risk losing such properties through foreclosure.

Pursuant to the Partnership Agreement,  the term of the Partnership is scheduled
to expire on December 31, 2006. Accordingly,  prior to such date the Partnership
will need to either  sell its  investment  properties  or extend the term of the
Partnership. Accordingly, prior to such date the Partnership will need to either
sell its investments properties or extend the term of the Partnership.


The Partnership distributed the following amounts during the twelve months ended
December 31, 2002 and 2001 (in thousands, except per unit data):

<TABLE>
<CAPTION>

                                      Per Limited                         Per Limited
                      Year Ended      Partnership       Year Ended        Partnership
                  December 31, 2002       Unit       December 31, 2001       Unit

<S>                     <C>              <C>              <C>               <C>
Operations              $2,426           $21.91           $ 1,737           $15.69
Refinance (1)               26             0.24             9,114            82.33
Sale (2)                    --               --             1,154            10.42
                        $2,452           $22.15           $12,005           $108.44
</TABLE>

(1)   Proceeds from refinancings of Colony At Kenilworth, Place du Plantier, and
      Fairway View I Apartments in 2001.

(2)   Proceeds from sale of Panorama Terrace II Apartments in 2001.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability  of cash  reserves,  and the timing of debt
maturities,  refinancings  and/or  property  sales.  There can be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required  capital  improvements  to permit  distributions  to its partners
during the year 2003 or subsequent periods.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such property); or (iii) the liquidation of the Partnership.  The Partnership
has not borrowed under the Partnership Revolver, to date.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 71,532 limited partnership units in
the Partnership  representing  65.27% of the  outstanding  units at December 31,
2002. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional units of limited  partnership  interest in the Partnership in
exchange  for  cash  or a  combination  of  cash  and  units  in  the  operating
partnership of AIMCO either through  private  purchases or tender offers.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled to take action with respect to a variety of matters which would include
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Managing  General  Partner.  As a result of its  ownership of 65.27% of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing  General Partner to AIMCO,  as its sole  stockholder.
However,  an  affiliate  is required to vote 46,289 of its Units  acquired  from
DeForest Ventures II, L.P. on January 19, 1996 (the date that Insignia Financial
Group acquired the stock of National Property  Investors,  Inc., the then parent
company of the Managing General  Partner),  (i) against any proposal to increase
the fees and other  compensation  payable  by the  Partnership  to the  Managing
General Partner or to affiliates;  and (ii) on all other matters submitted by it
or its affiliates, in proportion to the votes cast by non-tendering unitholders.
Except for the foregoing,  no other  limitations  are imposed on the affiliate's
right to vote each Unit acquired.

Critical Accounting Policies and Estimates

A summary of the Partnership's  significant  accounting  policies is included in
"Note A - Organization and Significant Accounting Policies" which is included in
the financial statements in "Item 7. Financial Statements". The Managing General
Partner  believes that the consistent  application of these policies enables the
Partnership  to provide  readers of the  financial  statements  with  useful and
reliable  information  about the  Partnership's  operating results and financial
condition.  The preparation of consolidated  financial  statements in conformity
with accounting  principles generally accepted in the United States requires the
Partnership to make estimates and  assumptions.  These estimates and assumptions
affect  the  reported  amounts  of  assets  and  liabilities  at the date of the
financial statements as well as reported amounts of revenues and expenses during
the  reporting  period.  Actual  results  could  differ  from  these  estimates.
Judgments  and  assessments  of  uncertainties  are  required  in  applying  the
Partnership's  accounting  policies in many areas.  The  following may involve a
higher degree of judgment and complexity.


Impairment of Long-Lived Assets

Investment  properties  are  recorded at cost,  less  accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying  amount of a property may be  impaired,  the  Partnership  will make an
assessment of its  recoverability  by estimating  the  undiscounted  future cash
flows,  excluding  interest  charges,  of the property.  If the carrying  amount
exceeds the aggregate  future cash flows,  the  Partnership  would  recognize an
impairment  loss to the extent the carrying amount exceeds the fair value of the
property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's  investment  properties.  These  factors  include  changes  in the
national,  regional and local economic  climate;  local  conditions,  such as an
oversupply  of  multifamily   properties;   competition   from  other  available
multifamily  property  owners and changes in market  rental  rates.  Any adverse
changes in these factors could cause an impairment in the Partnership's assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized  monthly as it is earned and
the  Partnership  fully  reserves all  balances  outstanding  over 30 days.  The
Partnership will offer rental concessions during  particularly slow months or in
response  to  heavy  competition  from  other  similar  complexes  in the  area.
Concessions are charged to income as incurred.


Item 7.     Financial Statements

NATIONAL PROPERTY INVESTORS 6

                          LIST OF FINANCIAL STATEMENTS

      Report of Ernst & Young LLP, Independent Auditors

      Balance Sheet - December 31, 2002

      Statements of Operations - Years ended December 31, 2002 and 2001

      Statements  of Changes in  Partners'  Deficit - Years ended  December 31,
        2002 and 2001

      Statements of Cash Flows - Years ended December 31, 2002 and 2001

      Notes to Financial Statements

                 Report of Ernst & Young LLP, Independent Auditors



The Partners
National Property Investors 6


We have audited the accompanying  balance sheet of National Property Investors 6
as of December 31, 2002, and the related  statements of  operations,  changes in
partners' deficit,  and cash flows for each of the two years in the period ended
December 31, 2002.  These  financial  statements are the  responsibility  of the
Partnership's  management.  Our responsibility is to express an opinion on these
financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States. Those standards require that we plan and perform the audit
to obtain reasonable  assurance about whether the financial  statements are free
of material misstatement. 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 the  Partnership's  management,  as  well  as  evaluating  the  overall
financial  statement  presentation.   We  believe  that  our  audits  provide  a
reasonable basis for our opinion.

In our opinion,  the financial  statements  referred to above present fairly, in
all material  respects,  the financial position of National Property Investors 6
at December 31, 2002,  and the results of its  operations and its cash flows for
each of the two years in the period ended December 31, 2002, in conformity  with
accounting principles generally accepted in the United States.

As  discussed in Note A to the  financial  statements,  in 2002 the  Partnership
adopted Statement of Financial  Accounting Standards No. 144 "Accounting for the
Impairment  or  Disposal  of  Long-Lived  Assets"  and  Statement  of  Financial
Accounting  Standards No. 145  "Rescission of FASB Statements No. 4, 44 and 64."
As a  result,  the  accompanying  consolidated  financial  statements  for 2001,
referred to above, have been restated to conform to the presentation  adopted in
2002 in accordance with accounting  principles  generally accepted in the United
States.


                                                            /s/ERNST & YOUNG LLP



Greenville, South Carolina
February 14, 2003


                          NATIONAL PROPERTY INVESTORS 6

                                  BALANCE SHEET
                        (in thousands, except unit data)

                                December 31, 2002

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 843
   Receivables and deposits                                                      515
   Restricted escrows                                                            489
   Other assets                                                                1,085
   Investment properties (Notes B and E):
      Land                                                    $ 4,019
      Buildings and related personal property                   65,412
                                                               69,431
      Less accumulated depreciation                            (53,841)       15,590
                                                                            $ 18,522
Liabilities and Partners' Deficit
Liabilities
      Accounts payable                                                       $ 139
      Tenant security deposits payable                                           225
      Accrued property taxes                                                      36
      Other liabilities                                                          680
      Mortgage notes payable (Note B)                                         34,192

Partners' Deficit
   General partner                                             $ (715)
   Limited partners (109,600 units issued and
      outstanding)                                             (16,035)      (16,750)
                                                                            $ 18,522

                   See Accompanying Notes to Financial Statements
</TABLE>

                          NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF OPERATIONS
                      (in thousands, except per unit data)

<TABLE>
<CAPTION>

                                                             Years Ended December 31,
                                                               2002            2001
                                                                            (Restated)
Revenues:
<S>                                                          <C>             <C>
   Rental income                                             $ 10,005        $ 9,893
   Other income                                                   817             785
   Casualty gain (Note F)                                          30             166
      Total revenues                                           10,852          10,844

Expenses:
   Operating                                                    3,997           3,901
   General and administrative                                     670             648
   Depreciation                                                 3,319           3,365
   Interest                                                     2,652           2,213
   Property taxes                                                 514             509
   Loss on early extinguishment of debt                            --             181
      Total expenses                                           11,152          10,817

(Loss) Income from continuing operations                         (300)             27
Loss from discontinued operations                                  --            (165)
Gain on sale of discontinued operations (Note G)                   --           1,174

Net (loss) income                                             $ (300)        $ 1,036

Net (loss) income allocated to general partner (1%)            $ (3)           $ 10
Net (loss) income allocated to limited partners (99%)            (297)          1,026

                                                              $ (300)        $ 1,036
Per limited partnership unit:
   (Loss) income from continuing operations                  $ (2.71)         $ 0.25
   Income from discontinued operations                             --            9.11

Net (loss) income                                            $ (2.71)         $ 9.36

Distributions per limited partnership unit                  $   22.15        $ 108.44


                   See Accompanying Notes to Financial Statements
</TABLE>


                          NATIONAL PROPERTY INVESTORS 6

                   STATEMENTS OF CHANGES IN PARTNERS' DEFICIT
                        (in thousands, except unit data)

<TABLE>
<CAPTION>


                                      Limited
                                     Partnership     General      Limited
                                        Units        Partner     Partners      Total

<S>                                    <C>             <C>       <C>         <C>
Original capital contributions         109,600         $ 1       $ 54,800    $ 54,801

Partners' deficit at
  December 31, 2000                    109,600        $ (578)    $ (2,451)   $ (3,029)

Distributions to partners                   --           (120)                (12,005)
                                                                        (11,885)

Net income for the year ended
  December 31, 2001                         --             10       1,026       1,036

Partners' deficit at
  December 31, 2001                    109,600           (688)    (13,310)    (13,998)

Distribution to partners                    --            (24)     (2,428)     (2,452)

Net loss for the year ended
  December 31, 2002                         --             (3)       (297)       (300)

Partners' deficit at
  December 31, 2002                    109,600        $ (715)    $(16,035)   $(16,750)

                   See Accompanying Notes to Financial Statements
</TABLE>

                          NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                 (in thousands)
<TABLE>
<CAPTION>

                                                             Years Ended December 31,
                                                                 2002         2001
Cash flows from operating activities:
<S>                                                              <C>         <C>
  Net (loss) income                                              $ (300)     $ 1,036
  Adjustments to reconcile net (loss) income to net cash
   provided by operating activities:
   Depreciation                                                   3,319        3,523
   Amortization of loan costs                                        91          127
   Gain on sale of investment property                               --       (1,174)
   Loss on early extinguishment of debt                              --          288
   Casualty gain                                                    (30)        (166)
   Change in accounts:
      Receivables and deposits                                       322        (170)
      Other assets                                                    36        (112)
      Accounts payable                                               101        (146)
      Tenant security deposits payable                               (12)        (41)
      Accrued property taxes                                          (2)       (104)
      Other liabilities                                              315        (110)
          Net cash provided by operating activities                3,840       2,951

Cash flows from investing activities:
  Property improvements and replacements                            (838)     (1,533)
  Net withdrawals from (deposits to) restricted escrows               54        (176)
  Net proceeds from sale of investment property                       --       2,614
  Net insurance proceeds                                              33         180
          Net cash (used in) provided by investing
            activities                                              (751)      1,085

Cash flows from financing activities:
  Payments on mortgage notes payable                                (607)       (155)
  Distributions paid                                              (2,452)    (12,005)
  Proceeds from mortgage notes payable                                --      26,054
  Repayment of mortgage notes payable                                 --     (17,235)
  Loan costs paid                                                     --        (845)
          Net cash used in financing activities                   (3,059)     (4,186)

Net increase (decrease) in cash and cash equivalents                  30        (150)

Cash and cash equivalents at beginning of year                       813         963

Cash and cash equivalents at end of year                         $ 843        $ 813

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 2,534      $ 2,133
</TABLE>

                   See Accompanying Notes to Financial Statements
                          NATIONAL PROPERTY INVESTORS 6

                          NOTES TO FINANCIAL STATEMENTS

                                December 31, 2002


Note A - Organization and Significant Accounting Policies

Organization

National  Property   Investors  6  (the  "Partnership"  or  "Registrant")  is  a
California  limited  partnership  formed on October 15, 1982. The Partnership is
engaged in the business of  operating  and holding  real estate  properties  for
investment.  NPI Equity  Investments,  Inc., a Florida  corporation,  became the
Registrant's  managing  general partner (the "Managing  General Partner" or "NPI
Equity") on June 21, 1991.  The  Managing  General  Partner was a subsidiary  of
National Property Investors, Inc. ("NPI") until December 31, 1996, at which time
Insignia  Properties Trust ("IPT") acquired the stock of NPI Equity.  On October
1, 1998, IPT merged into Apartment  Investment and Management Company ("AIMCO"),
a publicly traded real estate investment trust. Therefore,  the Managing General
Partner  is a  wholly-owned  subsidiary  of  AIMCO.  The  partnership  agreement
provides  that the  Partnership  is to terminate  on December  31, 2006,  unless
terminated prior to such date.

Use of Estimates

The preparation of financial statements in conformity with accounting principles
generally  accepted in the United States  requires  management to make estimates
and assumptions that affect the amounts reported in the financial statements and
accompanying notes. Actual results could differ from those estimates.

Allocation of Income, Loss and Distributions

Income,  loss and distributions of cash of the Partnership are allocated between
the general  and  limited  partners in  accordance  with the  provisions  of the
Partnership Agreement.

Fair Value of Financial Statements

Statement of Financial Accounting Standards ("SFAS") No. 107, "Disclosures about
Fair Value of Financial  Instruments",  as amended by SFAS No. 119, "Disclosures
about Derivative Financial Instruments and Fair Value of Financial Instruments",
requires  disclosure  of fair value  information  about  financial  instruments,
whether or not recognized in the balance  sheet,  for which it is practicable to
estimate  fair  value.  Fair value is defined in the SFAS as the amount at which
the  instruments  could be exchanged in a current  transaction  between  willing
parties,  other than in a forced or liquidation  sale. The Partnership  believes
that the  carrying  amount of its  financial  instruments  (except for long term
debt)  approximates  their fair value due to the short  term  maturity  of these
instruments.  The  fair  value  of  the  Partnership's  long  term  debt,  after
discounting   the  scheduled  loan  payments  to  maturity,   is   approximately
$35,800,000.

Cash and Cash Equivalents

Cash and cash  equivalents  include  cash on hand and cash in banks.  At certain
times,  the amount of cash  deposited  at a bank may exceed the limit on insured
deposits.  Cash balances  included  approximately  $598,000 at December 31, 2002
that are maintained by the affiliated management company on behalf of affiliated
entities in cash concentration accounts.

Tenant Security Deposits

The Partnership  requires security deposits from lessees for the duration of the
lease and such deposits are included in receivables  and deposits.  The security
deposits  are  refunded  when the tenant  vacates,  provided  the tenant has not
damaged its space and is current on its rental payments.

Depreciation

Depreciation is provided by the straight-line method over the estimated lives of
the apartment  properties and related personal property.  For Federal income tax
purposes, the accelerated cost recovery method is used for real property over 18
years for  additions  after March 15, 1984 and before May 9, 1985,  and 19 years
for additions  after May 8, 1985, and before January 1, 1987. As a result of the
Tax Reform Act of 1986,  for  additions  after  December 31, 1986,  the modified
accelerated  cost recovery method is used for  depreciation of (1) real property
over 27 1/2 years and (2) personal property additions over 5 years.

Loan Costs

Loan  costs  of  approximately  $1,192,000,  less  accumulated  amortization  of
approximately  $352,000, are included in other assets and are being amortized by
the straight-line method over the life of the loans.  Amortization of loan costs
is  included  in  interest  expense.  Amortization  expense  is  expected  to be
approximately  $86,000 in 2003 and  $42,000  for each of the years 2004  through
2007.

Leases

The Partnership generally leases apartment units for twelve-month terms or less.
The  Partnership  recognizes  income as earned on leases and fully  reserves all
balances  outstanding over 30 days. The Managing General  Partner's policy is to
offer rental concessions during particularly slow months or in response to heavy
competition from other similar complexes in the area. Concessions are charged to
income as incurred.

Investment Properties

Investment  properties  consist of five  apartment  complexes  and are stated at
cost. Acquisition fees are capitalized as a cost of real estate. Expenditures in
excess of $250 that  maintain an existing  asset which has a useful life of more
than  one  year  are  capitalized  as  capital   replacement   expenditures  and
depreciated  over the  estimated  useful  life of the  asset.  Expenditures  for
ordinary  repairs,  maintenance  and  apartment  turnover  costs are expensed as
incurred.

In accordance  with SFAS No. 144,  "Accounting for the Impairment or Disposal of
Long-Lived  Assets",  the Partnership  records  impairment  losses on long-lived
assets used in operations when events and circumstances indicate that the assets
might be impaired and the  undiscounted  cash flows estimated to be generated by
those assets are less than the carrying amounts of those assets.  No adjustments
for  impairment of value were recorded in the years ended  December 31, 2002 and
2001.

During 2001, AIMCO, an affiliate of the Managing General Partner, commissioned a
project to study process  improvement to reduce  operating  costs. The result of
the  study  led  to  a  re-engineering   of  business   processes  and  eventual
redeployment of personnel and related capital  spending.  The  implementation of
these plans  during  2002,  accounted  for as a change in  accounting  estimate,
resulted in a refinement of the Partnership's  process for capitalizing  certain
and direct and indirect  project costs  (primarily  payroll  related  costs) and
increased  capitalization  of  such  costs  by  approximately  $126,000  in 2002
compared to 2001.

Replacement Reserve Escrow

The Partnership  maintains replacement reserve escrows at some of its properties
to fund  replacement,  refurbishment  or repair of  improvements to the property
pursuant to the mortgage note documents. As of December 31, 2002, the balance in
these accounts is approximately $489,000.

Segment Reporting

SFAS  No.  131,   "Disclosure  about  Segments  of  an  Enterprise  and  Related
Information"  established standards for the way that public business enterprises
report information about operating  segments in annual financial  statements and
requires that those  enterprises  report  selected  information  about operating
segments in interim financial reports. It also establishes standards for related
disclosures about products and services,  geographic areas, and major customers.
As defined in SFAS No. 131, the Partnership has only one reportable segment.

Advertising Costs

Advertising costs of approximately $93,000 in 2002 and approximately $134,000 in
2001 were charged to expense as incurred and are included in operating expenses.

Recent Accounting Pronouncements

In August 2001, the Financial  Accounting  Standards  Board issued SFAS No. 144,
"Accounting for the Impairment or Disposal of Long-Lived  Assets".  SFAS No. 144
provides  accounting  guidance for  financial  accounting  and reporting for the
impairment or disposal of long-lived  assets.  SFAS No. 144 supersedes  SFAS No.
121,  "Accounting  for the  Impairment of Long-Lived  Assets and for  Long-Lived
Assets to be Disposed Of". SFAS No. 144 is effective for fiscal years  beginning
after December 15, 2001. The Partnership  adopted SFAS 144 effective  January 1,
2002. As a result,  the accompanying  consolidated  statement of operations have
been  restated  as of January  1, 2001 to reflect  the  operations  of  Panorama
Terrace II Apartments as loss from discontinued operations.

In April 2002,  the Financial  Accounting  Standards  Board issued SFAS No. 145,
"Recission of FASB Statements No. 4, 44 and 64". SFAS No. 4 "Reporting Gains and
Losses from  Extinguishment  of Debt,"  required  that all gains and losses from
extinguishment  of  debt  be  aggregated  and,  if  material,  classified  as an
extraordinary item. SFAS No. 145 rescinds SFAS No. 4, and accordingly, gains and
losses from extinguishment of debt should only be classified as extraordinary if
they are unusual in nature and occur  infrequently.  SFAS 145 is  effective  for
fiscal  years  beginning  after May 15,  2002,  with an early  adoption  option.
Effective April 1, 2002, the Partnership adopted SFAS 145. As a result, the loss
on extinguishments debt on the refinancings in 2001 have been included in income
from continuing operations.

Note B - Mortgage Notes Payable

The principle terms of mortgage notes payable are as follows:

<TABLE>
<CAPTION>

                          Principal                                        Principal
                          Balance At                Stated                  Balance
                         December 31,    Monthly   Interest   Maturity      Due At
                             2002        Payment     Rate       Date       Maturity
                              (in thousands)                            (in thousands)
Properties
<S>                        <C>          <C>  <C>     <C>      <C>   <C>     <C>
Ski Lodge                  $ 6,800      $ 42 (1)     7.33%    11/01/03      $ 6,800
Place du Plantier            6,276         50 (2)    7.09%    10/01/21           --
Fairway View I               5,076         40 (2)    7.01%    12/01/21           --
Colony at Kenilworth        13,940        117 (2)    7.58%    07/01/21           --
Alpine Village               2,100         13 (1)    7.33%    11/01/03        2,100
                           $34,192      $ 262                               $ 8,900
</TABLE>

(1) Interest only payments.

(2) Principal and interest payments.

The  mortgage  notes  payable are  nonrecourse  and are secured by pledge of the
Partnership's  rental  properties  and by pledge of revenues from the respective
rental properties.  The mortgage notes payable include  prepayment  penalties if
repaid prior to maturity.  Further,  the  properties  may not be sold subject to
existing indebtedness.

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth Apartments.  The refinancing replaced the first mortgage indebtedness
of approximately $7,985,000 with a new mortgage of $14,400,000. The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021 at which time the mortgage  will be fully  amortized.  Debt service
payments  began  in  August  2001.  In  connection  with  the  refinancing,  the
Partnership incurred loan costs of approximately $455,000.  These loan costs are
included  in other  assets  in the  accompanying  balance  sheet  and are  being
amortized over the life of the mortgage. The Partnership wrote off approximately
$99,000  in   unamortized   loan  costs   resulting  in  a  loss  on  the  early
extinguishment of debt.

On September 28, 2001, the Partnership  refinanced the mortgage note encumbering
Place du  Plantier  Apartments.  The  refinancing  replaced  the first  mortgage
indebtedness of approximately $3,800,000 with a new mortgage of $6,454,000.  The
mortgage was refinanced at a rate of 7.09% compared to a prior rate of 7.33% and
matures on October 1, 2021 at which time the mortgage  will be fully  amortized.
In  connection  with the  refinancing,  the  Partnership  incurred loan costs of
approximately  $212,000.  These loan costs are  included in other  assets in the
accompanying  balance  sheet  and  are  being  amortized  over  the  life of the
mortgage.  A  completion  repair  escrow  of  approximately   $15,000  was  also
established  with the lender at the time of refinancing.  The Partnership  wrote
off  approximately  $43,000 in unamortized loan costs resulting in a loss on the
early extinguishment of debt.

On November 30, 2001, the Partnership  refinanced the mortgage note  encumbering
Fairway  View  I  Apartments.   The  refinancing  replaced  the  first  mortgage
indebtedness of approximately $4,000,000 with a new mortgage of $5,200,000.  The
mortgage was refinanced at a rate of 7.01% compared to a prior rate of 7.33% and
matures on December 1, 2021 at which time the mortgage will be fully  amortized.
In  connection  with the  refinancing,  the  Partnership  incurred loan costs of
approximately  $178,000.  These loan costs are  included in other  assets in the
accompanying  balance  sheet  and  are  being  amortized  over  the  life of the
mortgage.  A  completion  repair  escrow  of  approximately  $241,000  was  also
established  with the lender at the time of refinancing.  The Partnership  wrote
off  approximately  $39,000 in unamortized loan costs resulting in a loss on the
early extinguishment of debt.

Scheduled  principal  payments  of the  mortgage  notes  payable  subsequent  to
December 31, 2002 are as follows (in thousands):

                               2003               9,554
                               2004                 703
                               2005                 757
                               2006                 814
                               2007                 876
                            Thereafter           21,488
                                                $34,192

Note C - Income Taxes

The Partnership has received a ruling from the Internal  Revenue Service that it
will  be  classified  as  a  partnership   for  Federal   income  tax  purposes.
Accordingly,  no provision for income taxes is made in the financial  statements
of the Partnership. Taxable income or loss of the Partnership is reported in the
income tax returns of its partners.

The  following is a  reconciliation  of reported  net (loss)  income and Federal
taxable income (in thousands, except per unit data):

                                                December 31,
                                              2002         2001
Net (loss) income as reported                $ (300)      $ 1,036
Add (deduct):
   Depreciation differences                    1,744        1,196
   Prepaid rent                                  (25)          16
   Gain on sale                                   --          236
   Casualty                                      (30)        (158)
   Subordinate incentive fee                      --           --
   Other                                         465         (207)
Federal taxable income                       $ 1,854      $ 2,119
Federal taxable income per limited
   partnership unit                          $ 16.75      $ 19.14

The following is a reconciliation between the Partnership's reported amounts and
Federal tax basis of net liabilities (in thousands):

Net liabilities as reported                       $(16,750)
Land and buildings                                  (2,039)
Accumulated depreciation                            (1,289)
Syndication and distribution costs                   6,295
Prepaid rent                                            53
Other                                                  522

Net liabilities - tax basis                       $(13,208)

Note D - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
partnership  activities.  The  Partnership  Agreement  provides  for payments to
affiliates for property management services based on a percentage of revenue and
for  reimbursement of certain  expenses  incurred by affiliates on behalf of the
Partnership.

During the years ended  December 31, 2002 and 2001,  affiliates  of the Managing
General  Partner were  entitled to receive 5% of gross  receipts from all of the
Partnership's  properties  as  compensation  for providing  property  management
services.  The Partnership  paid to such affiliates  approximately  $551,000 and
$555,000 for the years ended December 31, 2002 and 2001, respectively,  which is
included in operating expenses.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $389,000 and
$666,000 for the years ended December 31, 2002 and 2001, respectively, which are
included in general  and  administrative  expenses  and  investment  properties.
Included in these amounts are fees related to construction  management  services
provided  by an  affiliate  of the  Managing  General  Partner of  approximately
$17,000  and  $283,000  for  the  years  ended   December  31,  2002  and  2001,
respectively. The construction management service fees are calculated based upon
a percentage of additions to the investment properties.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations.  Approximately $106,000 and $4,000 of fees were paid in conjunction
with the operating  distributions  made during the years ended December 31, 2002
and 2001, respectively.

For services relating to the  administration of the Partnership and operation of
the Partnership's  property, the Managing General Partner is entitled to receive
payment for the  non-accountable  expenses up to a maximum of $150,000  per year
based upon the number of Partnership units sold, subject to certain limitations.
The Managing  General Partner earned and received  $110,000 and $150,000 for the
years ended December 31, 2002 and 2001, respectively.

In  connection  with the 2001  refinancings  of Colony At  Kenilworth,  Place du
Plantier,  and Fairway View I Apartments,  the  Partnership  paid  approximately
$261,000 to an affiliate of the Managing  General Partner as allowed pursuant to
the Partnership Agreement. These amounts are recorded as loan costs and included
in other  assets on the  accompanying  balance  sheet.  The loan costs are being
amortized over the lives of the respective mortgages.

Upon the sale of the Partnership  properties,  NPI Equity will be entitled to an
Incentive  Compensation  Fee equal to a declining  percentage of the  difference
between the total amount distributed to limited partners and the appraised value
of their investment at February 1, 1992. The percentage amount to be realized by
NPI Equity,  if any,  will be  dependent  upon the year in which the property is
sold.  Payment of the Incentive  Compensation Fee is subordinated to the receipt
by the limited partners, of: (a) distributions from capital transaction proceeds
of an amount equal to their appraised  investment in the Partnership at February
1, 1992, and (b) distributions from all sources (capital transactions as well as
cash  flow)  of an  amount  equal to six  percent  (6%)  per  annum  cumulative,
non-compounded,  on their appraised investment in the Partnership at February 1,
1992. With the sale of The Village  Apartments in 1998, an incentive  management
fee of  approximately  $916,000 was accrued and was  previously  included on the
balance sheet as "Payable to  Affiliate".  The limited  partners  received their
aforementioned  cumulative  preferred return with the distributions  made during
the year ended December 31, 2001 and the Managing  General  Partner was paid the
previously accrued incentive management fee. The Managing General Partner earned
and received an incentive management fee of approximately $54,000 as a result of
the sale of Panorama Terrace II Apartments in August 2001.

Beginning in 2001, the  Partnership  began insuring its properties up to certain
limits through coverage provided by AIMCO which is generally  self-insured for a
portion of losses and  liabilities  related  to workers  compensation,  property
casualty and vehicle liability. The Partnership insures its properties above the
AIMCO  limits  through  insurance  policies  obtained  by  AIMCO  from  insurers
unaffiliated  with the Managing General Partner.  During the year ended December
31,  2002 and 2001,  the  Partnership  was  charged by AIMCO and its  affiliates
approximately  $177,000 and $159,000,  respectively,  for insurance coverage and
fees associated with policy claims administration.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 71,532 limited partnership units in
the Partnership  representing  65.27% of the  outstanding  units at December 31,
2002. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional units of limited  partnership  interest in the Partnership in
exchange  for  cash  or a  combination  of  cash  and  units  in  the  operating
partnership of AIMCO either through  private  purchases or tender offers.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled to take action with respect to a variety of matters which would include
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Managing  General  Partner.  As a result of its  ownership of 65.27% of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing  General Partner to AIMCO,  as its sole  stockholder.
However,  an  affiliate  is required to vote 46,289 of its Units  acquired  from
DeForest Ventures II, L.P. on January 19, 1996 (the date that Insignia Financial
Group acquired the stock of National Property  Investors,  Inc., the then parent
company of the Managing General  Partner),  (i) against any proposal to increase
the fees and other  compensation  payable  by the  Partnership  to the  Managing
General Partner or to affiliates;  and (ii) on all other matters submitted by it
or its affiliates, in proportion to the votes cast by non-tendering unitholders.
Except for the foregoing,  no other  limitations  are imposed on the affiliate's
right to vote each Unit acquired.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such property); or (iii) the liquidation of the Partnership.  The Partnership
has not borrowed under the Partnership Revolver, to date.

Note E - Real Estate and Accumulated Depreciation

<TABLE>
<CAPTION>

                                                  Initial Cost
                                                 To Partnership
                                                 (in thousands)
                                                         Buildings         Cost
                                                        and Related     Capitalized
                                                         Personal      Subsequent to
Description                 Encumbrances       Land      Property       Acquisition
                           (in thousands)                             (in thousands)
<S>                           <C>             <C>         <C>             <C>
Ski Lodge                     $ 6,800         $ 672       $11,587         $ 4,826
Place du Plantier               6,276            840        7,773           3,085
Fairway View I                  5,076            762        7,048           2,787
Colony at Kenilworth           13,940          1,306       13,187           9,414
Alpine Village                  2,100            359        3,515           2,270
                              $34,192        $ 3,939      $43,110         $22,382
</TABLE>


                      Gross Amount At Which
                             Carried
                       At December 31, 2002
                        (in thousands)
<TABLE>
<CAPTION>

                           Buildings
                          And Related
                           Personal             Accumulated    Year of     Date    Depreciable
Description         Land  Properties   Total   Depreciation  ConstructionAcquired  Life-Years
                                               (in thousands)
<S>                <C>      <C>       <C>         <C>           <C>        <C>        <C>
Ski Lodge          $ 676    $16,409   $17,085     $14,090       1977       07/84      5-30
Place du Plantier     844    10,854    11,698       9,121       1974       05/84      5-30
Fairway View I        767     9,830    10,597       7,891       1974       05/84      5-30
Colony at
  Kenilworth        1,366    22,541    23,907      18,162       1967       03/84      5-30
Alpine Village        366     5,778     6,144       4,577       1972       10/84      5-30
      Totals       $4,019   $65,412   $69,431     $53,841
</TABLE>

Reconciliation of Real Estate and Accumulated Depreciation:

                                                     December 31,
                                                  2002          2001
                                                    (in thousands)
Real Estate
Balance at beginning of year                     $68,616       $72,261
  Property improvements and replacements             838         1,447
  Disposal of assets                                 (23)         (101)
  Sale of investment property                         --        (4,991)
Balance at end of year                           $69,431       $68,616

Accumulated Depreciation
Balance at beginning of year                     $50,542       $50,657
  Additions charged to expense                     3,319         3,523
  Disposal of assets                                 (20)          (87)
  Sale of investment property                         --        (3,551)
Balance at end of year                           $53,841       $50,542

The  aggregate  cost of the real  estate  for  Federal  income tax  purposes  at
December  31,  2002 and 2001,  is  approximately  $67,413,000  and  $66,613,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December 31, 2002 and 2001,  is  approximately  $55,31,000  and  $53,555,000,
respectively.

Note F - Casualty Events

During 2002, a net casualty  gain of  approximately  $30,000 was recorded at Ski
Lodge  Apartments due to a kitchen fire. This gain was the result of the receipt
of approximately $33,000 of insurance proceeds in excess of the write off of the
net book value of the destroyed assets totaling approximately $3,000.

During 2001, a net casualty gain of approximately  $64,000 was recorded at Place
du  Plantier  Apartments  due to a wind  storm.  This  gain was a result  of the
receipt of approximately  $69,000 of insurance proceeds and the write-off of the
net book value of the destroyed assets totaling approximately $5,000.

During  2001,  a net  casualty  gain of  approximately  $102,000 was recorded at
Fairway  View I  Apartments  due to a wind storm.  This gain was a result of the
receipt of approximately $111,000 of insurance proceeds and the write-off of the
net book value of the destroyed assets totaling approximately $9,000.

Note G - Sale of Investment Property

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,614,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,174,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt from discontinued
operations of approximately $107,000 as a result of unamortized loan costs being
written off and a prepayment penalty.

Note H - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its  entirety  through  November  7, 2002 so that the parties
could have an opportunity to discuss settlement.  On October 30, 2002, the court
entered an order extending the stay in effect through January 10, 2003.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action described below. The Court
has  scheduled  the hearing on  preliminary  approval  for April 4, 2003 and the
hearing on final approval for June 2, 2003.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of  settlement)  and up to $ 1 million toward the cost
of independent  appraisals of the Partnerships'  properties by a Court appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
a tender offer to purchase all of the partnership  interests in the Partnerships
within one year of final  approval,  if it is granted,  and to provide  partners
with the  independent  appraisals  at the time of these  tenders.  The  proposed
settlement  also provides for the  limitation  of the allowable  costs which the
Managing  General  Partner or its  affiliates  will charge the  Partnerships  in
connection with this litigation and imposes limits on the class counsel fees and
costs in this  litigation.  If the  Court  grants  preliminary  approval  of the
proposed settlement in March, a notice will be distributed to partners providing
detail on the terms of the proposed settlement.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the  complaint.  Before  completing  briefing on the appeal,  the parties stayed
further proceedings in the appeal pending the Court's review of the terms of the
proposed settlement described above.

The  Managing  General  Partner  does  not  anticipate  that  any  costs  to the
Partnership, whether legal or settlement costs, associated with these cases will
be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

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

            None.

                                    PART III

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

National  Property  Investors 6 (the  "Partnership" or the  "Registrant") has no
officers  or  directors.  The names and ages of,  as well as the  positions  and
offices  held by, the present  executive  officers  and  directors of NPI Equity
Investments,  Inc.  ("NPI Equity" or "Managing  General  Partner") are set forth
below.  There are no family  relationships  between  or among  any  officers  or
directors.

Name                        Age    Position

Patrick J. Foye              45    Executive Vice President and Director

Paul J. McAuliffe            46    Executive Vice President and Chief
                                     Financial Officer

Thomas C. Novosel            44    Senior Vice President and Chief Accounting
                                     Officer

Patrick J. Foye has been  Executive  Vice President and Director of the Managing
General  Partner  since October 1, 1998.  Mr. Foye has served as Executive  Vice
President  of AIMCO  since  May 1998,  where he is  responsible  for  continuous
improvement,  acquisitions of partnership securities,  consolidation of minority
interests,  and corporate and other  acquisitions.  Prior to joining AIMCO,  Mr.
Foye was a Merger and  Acquisitions  Partner in the law firm of  Skadden,  Arps,
Slate, Meagher & Flom LLP from 1989 to 1998.

Paul J. McAuliffe has been Executive Vice President and Chief Financial  Officer
of the Managing General Partner since April 1, 2002. Mr. McAuliffe has served as
Executive  Vice  President  of AIMCO  since  February  1999 and Chief  Financial
Officer of AIMCO since  October 1999.  From May 1996 until he joined AIMCO,  Mr.
McAuliffe was Senior Managing Director of Secured Capital Corp.

Thomas C. Novosel has been Senior Vice President and Chief Accounting Officer of
the Managing  General  Partner  since April 1, 2002.  Mr.  Novosel has served as
Senior Vice  President and Chief  Accounting  Officer of AIMCO since April 2000.
From October 1993 until he joined  AIMCO,  Mr.  Novosel was a partner at Ernst &
Young LLP, where he served as the director of real estate advisory  services for
the  southern  Ohio  Valley  area  offices  but did not work on any  assignments
related to AIMCO or the Partnership.

One or more of the above persons are also directors and/or officers of a general
partner (or general partner of a general partner) of limited  partnerships which
either have a class of  securities  registered  pursuant to Section 12(g) of the
Securities Exchange Act of 1934, or are subject to the reporting requirements of
Section  15(d) of such Act.  Further,  one or more of the above persons are also
directors and/or officers of Apartment Investment and Management Company and the
general  partner  of  AIMCO  Properties,  L.P.,  entities  that  have a class of
securities  registered  pursuant to Section 12(g) of the Securities Exchange Act
of 1934, or are subject to the reporting  requirements of Section 15 (d) of such
Act.

The executive  officers and director of the Managing General Partner fulfill the
obligations  of the Audit  Committee  and  oversee the  Partnership's  financial
reporting process on behalf of the Managing General Partner.  Management has the
primary  responsibility  for the financial  statements and the reporting process
including  the  systems  of  internal  controls.  In  fulfilling  its  oversight
responsibilities,  the executive  officers and director of the Managing  General
Partner reviewed the audited  financial  statements with management  including a
discussion  of the  quality,  not  just  the  acceptability,  of the  accounting
principles,  the  reasonableness  of significant  judgments,  and the clarity of
disclosures in the financial statements.

The executive  officers and director of the Managing  General  Partner  reviewed
with the independent auditors,  who are responsible for expressing an opinion on
the conformity of those audited financial statements with accounting  principles
generally accepted in the United States,  their judgments as to the quality, not
just the  acceptability,  of the  Partnership's  accounting  principles and such
other  matters as are required to be discussed  with the Audit  Committee or its
equivalent under auditing standards  generally accepted in the United States. In
addition,  the  Partnership  has  discussed  with the  independent  auditors the
auditors' independence from management and the Partnership including the matters
in the written  disclosures  required by the  Independence  Standards  Board and
considered  the   compatibility   of  non-audit   services  with  the  auditors'
independence.

The executive  officers and director of the Managing  General Partner  discussed
with the  Partnership's  independent  auditors  the overall  scope and plans for
their audit. In reliance on the reviews and discussions  referred to above,  the
executive  officers and director of the Managing  General  Partner have approved
the  inclusion of the audited  financial  statements  in the Form 10-KSB for the
year  ended  December  31,  2002 for filing  with the  Securities  and  Exchange
Commission.

The Managing  General Partner has  reappointed  Ernst & Young LLP as independent
auditors to audit the financial statements of the Partnership for 2003. Fees for
2002 were  audit  services  of  approximately  $53,000  and  non-audit  services
(principally tax-related) of approximately $26,000.

Item 10.    Executive Compensation

No  directors  or  officers  of  the  Managing   General  Partner  received  any
remuneration from the Partnership.

Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as noted below, as of December 31, 2002, no person or entity was known to
own of  record  or  beneficially  more  than  five  percent  of the Units of the
Partnership.

                                           Number of Units      Percentage

           Insignia Properties, LP              48,033            43.83%
             (an affiliate of AIMCO)
           AIMCO Properties, LP                 23,499            21.44%
             (an affiliate of AIMCO)

Insignia Properties,  LP is indirectly ultimately owned by AIMCO. Their business
address is 55 Beattie Place, Greenville, SC 29602.

AIMCO Properties,  LP is indirectly ultimately controlled by AIMCO. Its business
address is 4582 S. Ulster St. Parkway, Suite 1100, Denver, Colorado 80237.

No director or officer of the Managing General Partner owns any Units.


Item 12.    Certain Relationships and Related Transactions

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
partnership  activities.  The  Partnership  Agreement  provides  for payments to
affiliates for property management services based on a percentage of revenue and
for  reimbursement of certain  expenses  incurred by affiliates on behalf of the
Partnership.

During the years ended  December 31, 2002 and 2001,  affiliates  of the Managing
General  Partner were  entitled to receive 5% of gross  receipts from all of the
Partnership's  properties  as  compensation  for providing  property  management
services.  The Partnership  paid to such affiliates  approximately  $551,000 and
$555,000 for the years ended December 31, 2002 and 2001, respectively,  which is
included in operating expenses.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $389,000 and
$666,000 for the years ended December 31, 2002 and 2001, respectively, which are
included in general  and  administrative  expenses  and  investment  properties.
Included in these amounts are fees related to construction  management  services
provided  by an  affiliate  of the  Managing  General  Partner of  approximately
$17,000  and  $283,000  for  the  years  ended   December  31,  2002  and  2001,
respectively. The construction management service fees are calculated based upon
a percentage of additions to the investment properties.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations.  Approximately $106,000 and $4,000 of fees were paid in conjunction
with the operating  distributions  made during the years ended December 31, 2002
and 2001, respectively.

For services relating to the  administration of the Partnership and operation of
the Partnership's  property, the Managing General Partner is entitled to receive
payment for the  non-accountable  expenses up to a maximum of $150,000  per year
based upon the number of Partnership units sold, subject to certain limitations.
The Managing  General Partner earned and received  $110,000 and $150,000 for the
years ended December 31, 2002 and 2001, respectively.

In  connection  with the 2001  refinancings  of Colony At  Kenilworth,  Place du
Plantier,  and Fairway View I Apartments,  the  Partnership  paid  approximately
$261,000 to an affiliate of the Managing  General Partner as allowed pursuant to
the Partnership Agreement. These amounts are recorded as loan costs and included
in other  assets on the  accompanying  balance  sheet.  The loan costs are being
amortized over the lives of the respective mortgages.

Upon the sale of the Partnership  properties,  NPI Equity will be entitled to an
Incentive  Compensation  Fee equal to a declining  percentage of the  difference
between the total amount distributed to limited partners and the appraised value
of their investment at February 1, 1992. The percentage amount to be realized by
NPI Equity,  if any,  will be  dependent  upon the year in which the property is
sold.  Payment of the Incentive  Compensation Fee is subordinated to the receipt
by the limited partners, of: (a) distributions from capital transaction proceeds
of an amount equal to their appraised  investment in the Partnership at February
1, 1992, and (b) distributions from all sources (capital transactions as well as
cash  flow)  of an  amount  equal to six  percent  (6%)  per  annum  cumulative,
non-compounded,  on their appraised investment in the Partnership at February 1,
1992. With the sale of The Village  Apartments in 1998, an incentive  management
fee of  approximately  $916,000 was accrued and was  previously  included on the
balance sheet as "Payable to  Affiliate".  The limited  partners  received their
aforementioned  cumulative  preferred return with the distributions  made during
the year ended December 31, 2001 and the Managing  General  Partner was paid the
previously accrued incentive management fee. The Managing General Partner earned
and received an incentive management fee of approximately $54,000 as a result of
the sale of Panorama Terrace II Apartments in August 2001.

Beginning in 2001, the  Partnership  began insuring its properties up to certain
limits through coverage provided by AIMCO which is generally  self-insured for a
portion of losses and  liabilities  related  to workers  compensation,  property
casualty and vehicle liability. The Partnership insures its properties above the
AIMCO  limits  through  insurance  policies  obtained  by  AIMCO  from  insurers
unaffiliated with the Managing General Partner.  During the years ended December
31,  2002 and 2001,  the  Partnership  was  charged by AIMCO and its  affiliates
approximately  $177,000 and $159,000,  respectively,  for insurance coverage and
fees associated with policy claims administration.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 71,532 limited partnership units in
the Partnership  representing  65.27% of the  outstanding  units at December 31,
2002. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional units of limited  partnership  interest in the Partnership in
exchange  for  cash  or a  combination  of  cash  and  units  in  the  operating
partnership of AIMCO either through  private  purchases or tender offers.  Under
the  Partnership  Agreement,  unitholders  holding a  majority  of the Units are
entitled to take action with respect to a variety of matters which would include
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Managing  General  Partner.  As a result of its  ownership of 65.27% of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing  General Partner to AIMCO,  as its sole  stockholder.
However,  an  affiliate  is required to vote 46,289 of its Units  acquired  from
DeForest Ventures II, L.P. on January 19, 1996 (the date that Insignia Financial
Group acquired the stock of National Property  Investors,  Inc., the then parent
company of the Managing General  Partner),  (i) against any proposal to increase
the fees and other  compensation  payable  by the  Partnership  to the  Managing
General Partner or to affiliates;  and (ii) on all other matters submitted by it
or its affiliates, in proportion to the votes cast by non-tendering unitholders.
Except for the foregoing,  no other  limitations  are imposed on the affiliate's
right to vote each Unit acquired.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such property); or (iii) the liquidation of the Partnership.  The Partnership
has not borrowed under the Partnership Revolver, to date.

Item 13.    Exhibits and Reports on Form 8-K

      (a)   Exhibits:

            See Exhibit Index attached.

      (b) Reports on Form 8-K filed in the fourth quarter of calendar year 2002:

            None.

ITEM 14.    Controls and Procedures

The principal  executive officer and principal financial officer of the Managing
General Partner, who are the equivalent of the Partnership's principal executive
officer and principal financial officer,  respectively,  have, within 90 days of
the filing  date of this  annual  report,  evaluated  the  effectiveness  of the
Partnership's  disclosure  controls and  procedures  (as defined in Exchange Act
Rules 13a-14(c) and 15d-14(c)) and have determined that such disclosure controls
and  procedures  are  adequate.  There have been no  significant  changes in the
Partnership's  internal  controls or in other  factors that could  significantly
affect the  Partnership's  internal  controls since the date of evaluation.  The
Partnership does not believe any significant deficiencies or material weaknesses
exist in the Partnership's internal controls. Accordingly, no corrective actions
have been taken.


                                   SIGNATURES



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


                                    NATIONAL PROPERTY INVESTORS 6


                                    By:   NPI EQUITY INVESTMENTS, INC.
                                          Its Managing General Partner


                                    By:   /s/Patrick J. Foye
                                          Patrick J. Foye
                                          Executive Vice President


                                    By:   /s/Thomas C. Novosel
                                          Thomas C. Novosel
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: March 28, 2003


In  accordance  with the Exchange  Act, this report has been signed below by the
following  persons on behalf of the Partnership and in the capacities and on the
dates indicated.


/s/Patrick J. Foye      Executive Vice President      Date: March 28, 2003
Patrick J. Foye         and Director

/s/Thomas C. Novosel    Senior Vice President         Date: March 28, 2003
Thomas C. Novosel       and Chief Accounting Officer

                                  CERTIFICATION


I, Patrick J. Foye, certify that:


1. I have  reviewed  this  annual  report on Form  10-KSB of  National  Property
Investors 6;


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


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


4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:


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


      b) Evaluated the effectiveness of the registrant's disclosure controls and
      procedures  as of a date  within 90 days prior to the filing  date of this
      annual report (the "Evaluation Date"); and


      c) Presented in this annual report our conclusions about the effectiveness
      of the disclosure  controls and  procedures  based on our evaluation as of
      the Evaluation Date;


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


      a) All  significant  deficiencies  in the design or  operation of internal
      controls which could adversely affect the registrant's  ability to record,
      process,  summarize and report  financial data and have identified for the
      registrant's auditors any material weaknesses in internal controls; and


      b) Any fraud,  whether or not material,  that involves management or other
      employees  who  have  a  significant  role  in the  registrant's  internal
      controls; and


6. The  registrant's  other  certifying  officers  and I have  indicated in this
annual report whether or not there were significant changes in internal controls
or in other factors that could significantly affect internal controls subsequent
to the date of our most recent evaluation, including any corrective actions with
regard to significant deficiencies and material weaknesses.


Date:  March 28, 2003

                                /s/Patrick J. Foye
                                Patrick J. Foye
                                Executive   Vice   President   of   NPI   Equity
                                Investments,   Inc.,  equivalent  of  the  chief
                                executive officer of the Partnership

                                  CERTIFICATION


I, Paul J. McAuliffe, certify that:


1. I have  reviewed  this  annual  report on Form  10-KSB of  National  Property
Investors 6;


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


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


4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:


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


      b) Evaluated the effectiveness of the registrant's disclosure controls and
      procedures  as of a date  within 90 days prior to the filing  date of this
      annual report (the "Evaluation Date"); and


      c) Presented in this annual report our conclusions about the effectiveness
      of the disclosure  controls and  procedures  based on our evaluation as of
      the Evaluation Date;


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


      a) All  significant  deficiencies  in the design or  operation of internal
      controls which could adversely affect the registrant's  ability to record,
      process,  summarize and report  financial data and have identified for the
      registrant's auditors any material weaknesses in internal controls; and


      b) Any fraud,  whether or not material,  that involves management or other
      employees  who  have  a  significant  role  in the  registrant's  internal
      controls; and


6. The  registrant's  other  certifying  officers  and I have  indicated in this
annual report whether or not there were significant changes in internal controls
or in other factors that could significantly affect internal controls subsequent
to the date of our most recent evaluation, including any corrective actions with
regard to significant deficiencies and material weaknesses.


Date:  March 28, 2003

                              /s/Paul J. McAuliffe
                              Paul J. McAuliffe
                              Executive  Vice  President  and Chief  Financial
                              Officer of NPI Equity Investments, Inc.,
                              equivalent  of the chief  financial  officer  of
                              the Partnership

                                  EXHIBIT INDEX


Exhibit

2.1  NPI,  Inc.  Stock  Purchase   Agreement   dated  as  of  August  17,  1995,
     incorporated by reference to Exhibit 2 to the Partnership's  Current Report
     on Form 8-K dated August 17, 1995.

2.2  Partnership  Units  Purchase   Agreement  dated  as  of  August  17,  1995,
     incorporated  by  reference  to Exhibit  2.1 to Form 8-K filed by  Insignia
     Financial  Group,  Inc.  ("Insignia")  with  the  Securities  and  Exchange
     Commission on September 1, 1995.

2.3  Management Purchase Agreement dated as of August 17, 1995,  incorporated by
     reference  to Exhibit  2.2 to Form 8-K filed by Insignia  Financial  Group,
     Inc. with the Securities and Exchange Commission on September 1, 1995.

2.5  Agreement  and Plan of Merger,  dated as of October 1, 1998, by and between
     AIMCO and IPT  incorporated by reference to Exhibit 2.1 in the Registrant's
     Current Report on Form 8-K dated as of October 1, 1998.

3.4  (a) Agreement of Limited Partnership,  incorporated by reference to Exhibit
     A to the Prospectus of the Partnership dated January 12, 1983,  included in
     the Partnership's Registration Statement on Form S-11 (Reg. No. 2-80141).

(b)  Amendments to Agreement of Limited  Partnership,  incorporated by reference
     to the Definitive Proxy Statement of the Partnership dated April 3, 1991.

(c)  Amendments to the Partnership  Agreement,  incorporated by reference to the
     Statement  Furnished in Connection with the  Solicitation of the Registrant
     dated August 28, 1992.

10.13Amended and Restated First Mortgage Note,  dated  September 30, 1993,  made
     by the Partnership for the benefit of The Travelers  Insurance Company,  as
     it pertains to The Village  Apartments  incorporated  by  reference  to the
     Partnership's  Quarterly Report on Form 10-Q for the period ended September
     30, 1993.

10.15Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with respect to Alpine Village  Apartments,  and Lehman  Brothers  Holdings
     Inc.,   a  Delaware   Corporation.   (Incorporated   by  reference  to  the
     Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
     1996.)

10.16Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the  Partnership,  with respect to Alpine Village  Apartments,  and
     Lehman Brothers  Holdings Inc., a Delaware  Corporation.  (Incorporated  by
     reference to the  Partnership's  Annual  Report on Form 10-KSB for the year
     ended December 31, 1996.)


10.17Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with  respect  to Colony at  Kenilworth  Apartments,  and  Lehman  Brothers
     Holdings Inc., a Delaware  Corporation.  (Incorporated  by reference to the
     Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
     1996.)

10.18Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the Partnership,  with respect to Colony of Kenilworth  Apartments,
     and Lehman Brothers Holdings Inc., a Delaware Corporation. (Incorporated by
     reference to the  Partnership's  Annual  Report on Form 10-KSB for the year
     ended December 31, 1996.)

10.19Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with respect to Fairway View I  Apartments,  and Lehman  Brothers  Holdings
     Inc.,   a  Delaware   Corporation.   (Incorporated   by  reference  to  the
     Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
     1996.)

10.20Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the  Partnership,  with respect to Fairway View I  Apartments,  and
     Lehman Brothers  Holdings Inc., a Delaware  Corporation.  (Incorporated  by
     reference to the  Partnership's  Annual  Report on Form 10-KSB for the year
     ended December 31, 1996.)

10.21Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with respect to Place du Plantier Apartments,  and Lehman Brothers Holdings
     Inc.,   a  Delaware   Corporation.   (Incorporated   by  reference  to  the
     Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
     1996.)

10.22Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the Partnership,  with respect to Place du Plantier Apartments, and
     Lehman Brothers  Holdings Inc., a Delaware  Corporation.  (Incorporated  by
     reference to the  Partnership's  Annual  Report on Form 10-KSB for the year
     ended December 31, 1996.)

10.23Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with  respect to  Panorama  Terrace  II  Apartments,  and  Lehman  Brothers
     Holdings Inc., a Delaware  Corporation.  (Incorporated  by reference to the
     Partnership's  Annual Report on Form 10-KSB for the year ended December 31,
     1996.)

10.24Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the  Partnership,  with respect to Panorama  Terrace II Apartments,
     and Lehman Brothers Holdings Inc., a Delaware Corporation. (Incorporated by
     reference to the  Partnership's  Annual  Report on Form 10-KSB for the year
     ended December 31, 1996.)

10.25Multifamily  Note dated September 30, 1996, by and between the Partnership,
     with respect to Ski Lodge Apartments,  and Lehman Brothers Holdings Inc., a
     Delaware  Corporation.  (Incorporated  by  reference  to the  Partnership's
     Annual Report on Form 10-KSB for the year ended December 31, 1996.)


10.26Amended  and  Restated  Multifamily  Note dated  November  1, 1996,  by and
     between the Partnership,  with respect to Ski Lodge Apartments,  and Lehman
     Brothers Holdings Inc., a Delaware Corporation.  (Incorporated by reference
     to the  Partnership's  Annual  Report  on Form  10-KSB  for the year  ended
     December 31, 1996.)

10.27Contract  of  Sale  between   Registrant  and  Hometown   America,   L.L.C.
     incorporated  by  reference  to  Exhibit  (10.21;   10.22;  10.23)  to  the
     Registrant's current report on Form 8-K dated July 16, 1998.

10.28Amendment to Contract of Sale  between  Registrant  and  Hometown  America,
     L.L.C.  incorporated by reference to Exhibit (10.21;  10.22;  10.23) to the
     Registrant's current report on Form 8-K dated July 16, 1998.

10.29Second  Amendment  to  Contract of Sale  between  Registrant  and  Hometown
     America, L.L.C.  incorporated by reference to Exhibit (10.21; 10.22; 10.23)
     to the Registrant's current report on Form 8-K dated July 16, 1998.

10.30Multifamily  Note dated June 27, 2001 between National  Property  Investors
     6, a California  limited  partnership  with respect to Colony at Kenilworth
     Apartments,   and  GMAC  Commercial  Mortgage  Corporation,   a  California
     corporation.

10.31Purchase and Sales  Contract dated June 13, 2001 between  Angeles  Partners
     IX, a California  limited  partnership and National Property Investors 6, a
     California  limited   partnership  with  respect  to  Panorama  Terrace  II
     Apartments, as sellers, and Tigertown Investments, Inc., as purchaser.

10.32Multifamily  Note  dated  September  27,  2001  between  National  Property
     Investors  6, a  California  limited  partnership  with respect to Place du
     Plantier Apartments, and GMAC Commercial Mortgage Corporation, a California
     corporation.

10.33Multifamily  Note  dated  November  30,  2001  between  National   Property
     Investors 6, a California limited  partnership with respect to Fairway View
     I  Apartments,  and GMAC  Commercial  Mortgage  Corporation,  a  California
     corporation.

16   Letter dated November 11, 1998, from the  Registrant's  former  independent
     accountants  regarding  its  concurrence  with the  statements  made by the
     Registrant; incorporated by reference to the Registrant's Current Report on
     Form 8-K dated November 10, 1998.

99   Certification of Chief Executive Officer and Chief Financial Officer.



Exhibit 99


                          Certification of CEO and CFO
                       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  Yearly  Report  on Form  10-KSB of  National  Property
Investors 6 (the  "Partnership"),  for the year ended December 31, 2002 as filed
with the Securities and Exchange  Commission on the date hereof (the  "Report"),
Patrick  J.  Foye,  as the  equivalent  of the Chief  Executive  Officer  of the
Partnership,  and Paul J.  McAuliffe,  as the equivalent of the Chief  Financial
Officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section
1350,  as adopted  pursuant  to Section 906 of the  Sarbanes-Oxley  Act of 2002,
that, to the best of his knowledge:

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

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


                                           /s/Patrick J. Foye
                                    Name:  Patrick J. Foye
                                    Date:  March 28, 2003


                                           /s/Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date:  March 28, 2003


This  certification  accompanies  the  Report  pursuant  to  Section  906 of the
Sarbanes-Oxley  Act of 2002 and shall not,  except to the extent required by the
Sarbanes-Oxley  Act of 2002, be deemed filed by the  Partnership for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended.