March 22, 2000



United States
Securities and Exchange Commission
Washington, D.C.  20549


RE:   National Property Investors 6
      Form 10-KSB
      File No. 0-11864


To Whom it May Concern:

The  accompanying  Form 10-KSB for the year ended  December 31, 1999 describes a
change in the method of  accounting to  capitalize  exterior  painting and major
landscaping,   which  would  have  been  expensed  under  the  old  policy.  The
Partnership believes that this accounting principle change is preferable because
it  provides a better  matching  of  expenses  with the  related  benefit of the
expenditures and it is consistent with industry practice and the policies of the
Managing General Partner.

Please do not hesitate to contact the undersigned with any questions or comments
that you might have.

Very truly yours,



Stephen Waters
Real Estate Controller


<PAGE>



                FORM 10-KSB--ANNUAL OR TRANSITIONAL REPORT UNDER

                               SECTION 13 OR 15(d)

                                   Form 10-KSB

(Mark One)
[X]  ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE  SECURITIES  EXCHANGE ACT OF
     1934 [No Fee Required]

                   For the fiscal year ended December 31, 1999


[ ]  TRANSITION  REPORT UNDER SECTION 13 OR 15(d) OF THE  SECURITIES  EXCHANGE
     ACT OF 1934 [No Fee Required]

              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. [ ]

State issuer's revenues for its most recent fiscal year.  $11,494,000

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, 1999. 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


<PAGE>

                                     PART I

Item 1.     Description of Business

National  Property  Investors 6 (the  "Partnership"  or the  "Registrant")  is a
California  limited  partnership  formed as of  October  15,  1982.  NPI  Equity
Investments,  Inc. (the "Managing  General Partner" or "NPI Equity"),  a Florida
corporation, became the Partnership's Managing General Partner on June 21, 1991.
The  Managing  General  Partner is a  subsidiary  of  Apartment  Investment  and
Management  Company  ("AIMCO")  (see  "Transfer of  Control").  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 Registrant 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 six 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, 1999 and 1998.

The business in which the  Partnership is engaged is highly  competitive.  There
are other  residential  properties  within the market  area of the  Registrant'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 the apartments is local.

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.

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.

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.

Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into AIMCO, a publicly traded real estate  investment  trust,  with AIMCO
being the surviving  corporation  (the "Insignia  Merger").  As a result,  AIMCO
acquired 100% ownership  interest in the Managing General Partner.  The Managing
General  Partner does not believe that this  transaction  has had or will have a
material effect on the affairs and operations of the Partnership.

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

Panorama Terrace II Apartments     10/16/84  Fee ownership, subject to   Apartment
  Birmingham, Alabama                        first mortgage              116 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>
<PAGE>

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                $15,684     $11,524     5-27.5 yrs    S/L         $ 2,697
Panorama Terrace II        4,671       3,174     5-27.5 yrs    S/L           1,203
Place du Plantier         11,201       7,505     5-27.5 yrs    S/L           2,872
Fairway View I            10,159       6,509     5-27.5 yrs    S/L           2,381
Colony at Kenilworth      23,226      14,879     5-27.5 yrs    S/L           5,160
Alpine Village             5,620       3,582     5-27.5 yrs    S/L           1,710
        Totals           $70,561     $47,173                               $16,023
</TABLE>

See  "Note  A" to the  financial  statements  included  in  "Item  7.  Financial
Statements" for a description of the Partnership's depreciation policy and "Note
L - Change in Accounting Principle".

Schedule of Properties Indebtedness

The  following  table  sets  forth  certain  information  relating  to the loans
encumbering the Registrant's properties.
<TABLE>
<CAPTION>

                           Principal                                        Principal
                          Balance At      Stated                             Balance
                         December 31,    Interest    Period    Maturity       Due At
Properties                   1999          Rate    Amortized     Date      Maturity (2)
                        (in thousands)                                    (in thousands)

<S>                         <C>           <C>         <C>      <C>            <C>
Ski Lodge                   $ 6,800       7.33%       (1)      11/01/03      $ 6,800
Panorama Terrace II           1,450       7.33%       (1)      11/01/03        1,450
Place du Plantier             3,800       7.33%       (1)      11/01/03        3,800
Fairway View I                4,000       7.33%       (1)      11/01/03        4,000
Colony at Kenilworth          7,985       7.33%       (1)      11/01/03        7,985
Alpine Village                2,100       7.33%       (1)      11/01/03        2,100
        Totals              $26,135                                          $26,135
</TABLE>

(1)   Interest only payments.

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


<PAGE>


Rental Rates and Occupancy

Average annual rental rates and occupancy for 1999 and 1998 for each property:

                                      Average Annual             Average Annual
                                       Rental Rates                 Occupancy
                                        (per unit)
Properties                          1999           1998         1999        1998

Ski Lodge                         $5,247          $5,042         93%         94%
Panorama Terrace II (1)            6,003           6,045         94%         91%
Place du Plantier                  6,691           6,316         94%         92%
Fairway View I                     6,752           6,507         95%         96%
Colony at Kenilworth (1)           9,030           8,737         94%         87%
Alpine Village                     6,174           6,278         95%         93%

(1)   The Managing  General  Partner  attributes the increase in occupancy to an
      increase in marketing efforts.

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 1999 for each property were:

                                                1999            1999
                                               Billing          Rate
                                           (in thousands)

       Ski Lodge                                $ 93            3.45%
       Panorama Terrace II                        44            7.26%
       Place du Plantier                          42            9.89%
       Fairway View I                             57            9.89%
       Colony at Kenilworth                      245            4.84%
       Alpine Village                             50            7.26%

Capital Improvements

Ski Lodge Apartments

The Partnership completed  approximately $328,000 in capital expenditures at Ski
Lodge Apartments as of December 31, 1999, consisting primarily of floor covering
replacements,  HVAC  replacements,  parking lot  improvements,  ground lighting,
structural improvements,  and pool improvements.  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.
The minimum  amount to be budgeted is expected to be $300 per unit or  $156,600.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Panorama Terrace II Apartments

The  Partnership  completed  approximately  $94,000 in capital  expenditures  at
Panorama Terrace II Apartments as of December 31, 1999,  consisting primarily of
clubhouse  renovations,  appliance  replacements,  HVAC replacements,  and floor
covering  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. The minimum amount to
be budgeted is expected to be $300 per unit or $34,800.  Additional improvements
may be considered  and will depend on the physical  condition of the property as
well  as  replacement  reserves  and  anticipated  cash  flow  generated  by the
property.

Place du Plantier Apartments

The  Partnership  completed  approximately  $465,000 in capital  expenditures at
Place du Plantier  Apartments as of December 31, 1999,  consisting  primarily of
air conditioning improvements, floor covering replacements, fencing, parking lot
improvements,  and  roof  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.
The  minimum  amount to be  budgeted is expected to be $300 per unit or $80,400.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Fairway View I Apartments

The  Partnership  completed  approximately  $974,000 in capital  expenditures at
Fairway View I  Apartments  as of December  31,  1999,  consisting  primarily of
parking lot  improvements,  major  landscaping,  structural  improvements,  roof
replacements due to two fires at the property,  and floor covering replacements.
These improvements were funded from operating cash flow, insurance proceeds, and
replacement  reserves.  The  Partnership  is  currently  evaluating  the capital
improvement  needs of the property for the upcoming  year. The minimum amount to
be budgeted is expected to be $300 per unit or $72,600.  Additional improvements
may be considered  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

The Partnership  completed  approximately  $2,017,000 in capital expenditures at
Colony at Kenilworth Apartments as of December 31, 1999, consisting primarily of
parking  lot  improvements,   appliances,   exterior  painting,  floor  covering
replacements, roof replacements, and structural improvements. 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. The minimum amount to be budgeted is expected to be $300 per unit
or $114,900.  Additional  improvements  may be considered and will depend on the
physical  condition  of  the  property  as  well  as  replacement  reserves  and
anticipated cash flow generated by the property.

Alpine Village Apartments

The  Partnership  completed  approximately  $201,000 in capital  expenditures at
Alpine Village Apartments as of December 31, 1999, consisting primarily of floor
covering replacements,  plumbing improvements,  appliances, and air conditioning
upgrades.   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. The minimum amount to
be budgeted is expected to be $300 per unit or $48,000.  Additional improvements
may be considered  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. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  the 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  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Item 7. Financial  Statements,  Note B - Transfer of Control").  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 have 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 final court  approval,  on behalf of the Partnership and all
limited partners who own units as of November 3, 1999.  Preliminary  approval of
the  settlement  was obtained on November 3, 1999 from the Superior Court of the
State of  California,  County of San Mateo,  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
class  plaintiffs'  counsel to enter the  settlement.  On December 14, 1999, the
Managing General Partner and its affiliates  terminated the proposed settlement.
Certain  plaintiffs  have filed a motion to disqualify  some of the  plaintiffs'
counsel in the action.  The Managing  General  Partner does not anticipate  that
costs  associated with this case 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, 1999.

                                     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, 1999, the
Partnership  had 109,600 units  outstanding  held by 2,483  limited  partners of
record.  Affiliates of the Managing General Partner owned 63,091 units or 57.56%
at December 31, 1999. 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, 1998 and 1999:

                                                Distributions

                                                           Per Limited
                                        Aggregate        Partnership Unit
                                      (in thousands)

       01/01/98 - 12/31/98              $17,402 (1)          $157.19
       01/01/99 - 12/31/99              $    --                $ --

(1)   Consists of $3,652,000 of cash from  operations  and  $13,750,000  of cash
      from  funds  from The  Village  sale in 1998  (see  "Item  6" for  further
      details).

The Partnership's  distribution  policy is reviewed on a quarterly basis. Future
cash  distributions  will  depend  on the  levels  of net  cash  generated  from
operations,  the  availability  of cash  reserves,  and the  timing  of the debt
maturity,  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 2000 or subsequent periods.

Several tender offers were made by various parties,  including affiliates of the
Managing General Partner,  during the years ended December 31, 1999 and 1998. As
a result of these and prior tender offers,  AIMCO and its  affiliates  currently
own 63,091 limited  partnership units in the Partnership  representing 57.56% of
the outstanding units. It is possible that AIMCO or its affiliates will make one
or more additional offers to acquire additional limited partnership interests in
the Partnership  for cash or in exchange for units in the operating  partnership
of AIMCO. Consequently, AIMCO is in a position to influence all voting decisions
with respect to the  Registrant.  Under the Partnership  Agreement,  unitholders
holding a majority of the Units are  entitled  to take action with  respect to a
variety of matters.  When voting on matters,  AIMCO would in all likelihood vote
the Units it  acquired in a manner  favorable  to the  interest of the  Managing
General Partner because of their affiliation with the Managing General Partner.

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

The  matters  discussed  in this Form  10-KSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions, competitive and regulatory matters, etc.) detailed in the disclosure
contained  in this Form 10-KSB and the other  filings  with the  Securities  and
Exchange  Commission made by the Registrant from time to time. The discussion of
the Registrant's business and results of operations,  including  forward-looking
statements pertaining to such matters, does not take into account the effects of
any changes to the Registrant's business and results of operation.  Accordingly,
actual   results   could  differ   materially   from  those   projected  in  the
forward-looking  statements as a result of a number of factors,  including those
identified herein.

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  income  for the  year  ended  December  31,  1999,  was
approximately $1,349,000 compared to net income of approximately $13,803,000 for
the year ended  December 31, 1998. The decrease in net income for the year ended
December 31, 1999, is primarily  attributable to a decrease in the Partnership's
share of net income of the  tenant-in-common  property  partially  offset by the
extraordinary  loss on the early  extinguishment  of the  property's  debt, as a
result of the gain  recognized on the sale of The Village  during the year ended
December  31,  1998.  Excluding  the  results of the  Village,  the  Partnership
realized a net loss for the year  ended  December  31,  1998,  of  approximately
$809,000.  The increase in net income  excluding  the results of The Village for
the year ended  December 31, 1999 as compared to 1998, is due to the  cumulative
effect  on prior  years of a change  in  accounting  principle  (see  discussion
below),  an increase in total revenues,  and a decrease in total  expenses.  The
increase  in total  revenues  is due to an  increase  in rental  revenue and the
recognition  of a casualty gain (see  discussion  below)  partially  offset by a
decrease  in  other  income.  Rental  income  increased  due to an  increase  in
occupancy  at all of the  Partnership's  properties,  excluding  Ski  Lodge  and
Fairway View whose occupancies slightly decreased.  The decrease in other income
is primarily due to a decrease in interest income as the result of lower average
cash balances held in interest-bearing accounts. Total expenses decreased due to
decreases  in  operating  expenses,  general  and  administrative  expenses  and
incentive  compensation  fees partially  offset by increases in depreciation and
property tax expenses.  The decrease in operating  expense is primarily due to a
decrease in maintenance  expense as a result of repair  projects being completed
in 1998 at most of the  Partnership's  properties  and the change in  accounting
principle discussed below.  General and administrative  expense decreased due to
the increase of Partnership  management fees and non-accountable  reimbursements
paid with the  distributions  of operating  cash in 1998.  No  distributions  of
operating  cash  were  accrued  or paid in  1999.  Incentive  compensation  fees
decreased  as a  result  of fees  associated  with the  sale of The  Village  on
September 30, 1998. The increase in depreciation  expense is due to the increase
in improvements and replacements placed into service in the last twelve months.

Included in general and  administrative  expense for the year ended December 31,
1999 and 1998, are  reimbursements to the Managing General Partner allowed under
the Partnership Agreement associated with its management of the Partnership.  In
addition,  costs  associated with the quarterly and annual  communications  with
investors  and  regulatory  agencies  and  the  annual  audit  required  by  the
Partnership Agreement are also included.

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately  $186,000 is covered by insurance.
As of December 31, 1999, all insurance proceeds relating to this event have been
received.  In January  1999, a second fire at Fairway View I caused an estimated
$448,000 of damage to the property of which approximately $443,000 is covered by
insurance. As of December 31, 1999, approximately $299,000 of insurance proceeds
relating to this fire event have been received. These fires damaged 19 units and
construction was completed during the fourth quarter of 1999. In relation to the
two fires,  approximately  $90,000 has been written off for undepreciated assets
that  were  damaged  and  the   Partnership   recognized  a  casualty   gain  of
approximately $395,000 in 1999.

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the Managing General  Partner.  The effect of the change in 1999 was
to increase net income by approximately  $571,000 ($5.16 per limited partnership
unit). The cumulative effect adjustment of approximately  $302,000 is the result
of applying the aforementioned change in accounting principle  retroactively and
is included in net income for 1999.  The  accounting  principle  change will not
have an effect on cash flow, funds available for distribution or fees payable to
the Managing General Partner and affiliates.

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,  1999,  the  Partnership  had  cash and  cash  equivalents  of
approximately $2,538,000 as compared to approximately $1,501,000 at December 31,
1998. For the year ended December 31, 1999, cash and cash equivalents  increased
by approximately $1,037,000 from the Partnership's year ended December 31, 1998.
The increase in cash and cash equivalents is due to approximately  $4,098,000 of
cash  provided  by  operating   activities  partially  offset  by  approximately
$3,061,000  of cash  used  in  investing  activities.  Cash  used  in  investing
activities   consists  primarily  of  property   improvements  and  replacements
partially  offset by net  withdrawals  from  restricted  escrows  maintained  by
mortgage lenders and net insurance  proceeds received.  The Partnership  invests
its working capital reserves in a money market account.

The Managing  General Partner has extended to the Partnership a $500,000 line of
credit.  At the present time, the  Partnership  has no  outstanding  amounts due
under this line of credit,  and the Managing General Partner does not anticipate
the need to borrow in the near future. Other than cash and cash equivalents, the
line of credit is the Partnership's only unused source of liquidity.

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 Partnership is
currently  evaluating  the capital  improvement  needs of the properties for the
upcoming year. The minimum amount to be budgeted is expected to be $300 per unit
or $507,300.  Additional  improvements  may be considered and will depend on the
physical  condition  of the  property,  as  well  as  replacement  reserves  and
anticipated  cash  flow  generated  by each  property.  The  additional  capital
expenditures  will be incurred only if cash is available from operations or from
Partnership  reserves. 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.

The Partnership's  current assets are thought to be sufficient for any near-term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness  of  $26,135,000  requires  interest  payments  only  with the full
payment of principal due in November  2003.  The Managing  General  Partner will
attempt to refinance such indebtedness  and/or sell the properties prior to such
maturity date. If the  properties  cannot be refinanced or sold for a sufficient
amount, the Partnership may risk losing such properties through foreclosure.

No  distributions  were made during the twelve month period ending  December 31,
1999.  During the  twelve  months  ended  December  31,  1998,  the  Partnership
distributed approximately $17,402,000  (approximately $17,228,000 to the limited
partners,   $157.19  per  limited   partnership  unit)  to  the  partners.   The
distribution represents the Partnership's share of the proceeds from the sale of
The  Village of  approximately  $13,750,000  (approximately  $13,612,000  to the
limited  partners  or $124.20 per limited  partnership  unit) and  approximately
$3,652,000  (approximately  $3,616,000  to the  limited  partners  or $32.99 per
limited partnership unit) from operations. The Partnership's distribution policy
is reviewed on a quarterly basis.  Future cash  distributions will depend on the
levels of net cash generated from operations, the availability of cash reserves,
and the timing of the debt maturity,  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 2000 or subsequent periods.

Several tender offers were made by various parties,  including affiliates of the
Managing General Partner,  during the years ended December 31, 1999 and 1998. As
a result of these and prior tender offers,  AIMCO and its  affiliates  currently
own 63,091 limited  partnership units in the Partnership  representing 57.56% of
the outstanding units. It is possible that AIMCO or its affiliates will make one
or more additional offers to acquire additional limited partnership interests in
the Partnership  for cash or in exchange for units in the operating  partnership
of AIMCO. Consequently, AIMCO is in a position to influence all voting decisions
with respect to the  Registrant.  Under the Partnership  Agreement,  unitholders
holding a majority of the Units are  entitled  to take action with  respect to a
variety of matters.  When voting on matters,  AIMCO would in all likelihood vote
the Units it  acquired in a manner  favorable  to the  interest of the  Managing
General Partner because of their affiliation with the Managing General Partner.

Year 2000 Compliance

General Description

The Year 2000 issue is the result of computer  programs  being written using two
digits rather than four digits to define the applicable year. The Partnership is
dependent  upon the Managing  General  Partner and its affiliates for management
and  administrative  services  ("Managing  Agent").  Any of the Managing Agent's
computer programs or hardware that had date-sensitive software or embedded chips
might have  recognized  a date using "00" as the year 1900  rather than the year
2000.  This could have resulted in a system failure or  miscalculations  causing
disruptions of operations,  including, among other things, a temporary inability
to process  transactions,  send invoices,  or engage in similar normal  business
activities.

Computer Hardware, Software and Operating Equipment

In 1999,  the Managing  Agent  completed  all phases of its Year 2000 program by
completing  the  replacement  and repair of any  hardware or software  system or
operating  equipment that was not yet Year 2000 compliant.  The Managing Agent's
hardware  and software  systems and its  operating  equipment  are now Year 2000
compliant.  No  material  failure or  erroneous  results  have  occurred  in the
Managing Agent's computer  applications  related to the failure to reference the
Year 2000 to date.

Third Parties

To  date,  the  Managing  Agent  is not  aware of any  significant  supplier  or
subcontractor  (external agent) or financial institution of the Partnership that
has a Year 2000 issue that  would  have a material  impact on the  Partnership's
results of operations,  liquidity or capital  resources.  However,  the Managing
Agent  has no means of  ensuring  or  determining  the Year 2000  compliance  of
external  agents.  At this time, the Managing Agent does not believe that a Year
2000 issue of any  non-compliant  external agent will have a material  impact on
the Partnership's financial position or results of operations.

Costs

The total cost of the Managing Agent's Year 2000 project was approximately  $3.2
million and was funded from operating cash flows.

Risks Associated with the Year 2000

The Managing  Agent  completed all necessary  phases of its Year 2000 program in
1999,  and did not  experience  system or  equipment  malfunctions  related to a
failure to reference the Year 2000. The Managing  Agent or Partnership  have not
been  materially  adversely  effected by  disruptions  in the economy  generally
resulting  from the Year 2000 issue.  At this time,  the Managing Agent does not
believe that the  Partnership's  businesses,  results of operations or financial
condition will be materially adversely effected by the Year 2000 issue.

Contingency Plans Associated with the Year 2000

The  Managing  Agent has not had to implement  contingency  plans such as manual
workarounds or selecting new relationships for its banking or elevator operation
activities in order to avoid the Year 2000 issue.

Item 7.     Financial Statements

NATIONAL PROPERTY INVESTORS 6

LIST OF FINANCIAL STATEMENTS


      Report of Ernst & Young LLP, Independent Auditors

      Balance Sheet - December 31, 1999

      Statements of Operations - Years ended December 31, 1999 and 1998

      Statements  of  Changes  in  Partners'  (Deficit)  Capital  - Years  ended
      December 31, 1999 and 1998

      Statements of Cash Flows - Years ended December 31, 1999 and 1998

      Notes to Financial Statements


<PAGE>


                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, 1999, and the related  statements of  operations,  changes in
partners'  (deficit)  capital  and cash  flows  for each of the two years in the
period  ended   December  31,  1999.   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, 1999,  and the results of its  operations and its cash flows for
each of the two years in the period ended December 31, 1999, in conformity  with
accounting principles generally accepted in the United States.

As discussed in Note L to the financial statements,  the Partnership changed its
method of  accounting  to  capitalize  the cost of exterior  painting  and major
landscaping effective January 1, 1999.

                                                            /s/ERNST & YOUNG LLP

Greenville, South Carolina
February 25, 2000


<PAGE>



<TABLE>
<CAPTION>

                          NATIONAL PROPERTY INVESTORS 6

                                 BALANCE SHEET
                        (in thousands, except unit data)

                                December 31, 1999

Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 2,538
   Receivables and deposits                                                      362
   Restricted escrows                                                            306
   Other assets                                                                  789
   Investment properties (Notes C and F):
      Land                                                    $ 4,349
      Buildings and related personal property                   66,212
                                                                70,561

      Less accumulated depreciation                            (47,173)       23,388
                                                                            $ 27,383

Liabilities and Partners' Deficit
Liabilities
      Accounts payable                                                         $ 229
      Tenant security deposits payable                                           239
      Payable to affiliate (Note E)                                              916
      Accrued property taxes                                                     183
      Other liabilities                                                          462
      Mortgage notes payable (Note C)                                         26,135

Partners' Deficit
   General partner                                              $ (556)
   Limited partners (109,600 units issued and
      outstanding)                                                (225)         (781)
                                                                            $ 27,383
</TABLE>

                     See Accompanying Notes to Financial Statements


<PAGE>



                          NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF OPERATIONS

                        (in thousands, except unit data)

                                                        Years Ended December 31,
                                                            1999         1998
Revenues:
   Rental income                                          $10,417       $ 9,920
   Other income                                               682           846
   Casualty gain                                              395            --
       Total revenues                                       11,494       10,766

Expenses:
   Operating                                                4,388         4,674
   Depreciation                                             3,119         2,781
   Interest                                                 2,058         2,051
   General and administrative                                 358           680
   Property taxes                                             524           473
   Incentive compensation fee (Note E)                         --           916
      Total expenses                                       10,447        11,575

Equity in net income of tenant-in-common
   property (Note G)                                           --        15,250
Income before cumulative effect of a change in
   accounting principle and extraordinary item              1,047        14,441
Cumulative effect on prior years of a change in
   accounting for the cost of exterior painting and
   major landscaping (Note L)                                 302            --
Equity in extraordinary loss on early extinguishment
   of debt of tenant-in-common property (Note G)               --          (638)

Net income                                                $ 1,349       $13,803

Net income allocated to general partner (1%)                 $ 13        $  138
Net income allocated to limited partners (99%)              1,336        13,665

                                                          $ 1,349       $13,803
Per limited partnership unit:
   Income before cumulative effect on a change in
      accounting principle and extraordinary item          $ 9.46       $130.44
   Cumulative effect on prior years of a change in
      accounting for the cost of painting and major
      landscaping                                            2.73            --
   Extraordinary item                                          --         (5.76)

Net income                                                $ 12.19       $124.68

Distributions per limited partnership unit                   $ --       $157.19

Proforma amounts assuming the new accounting principle
   was applied retroactively:
   Net income                                              $ 1,047      $13,834
   Net income per limited partnership unit                  $ 9.46      $124.96

                     See Accompanying Notes to Financial Statements


<PAGE>


                          NATIONAL PROPERTY INVESTORS 6

              STATEMENTS OF CHANGES IN PARTNERS' (DEFICIT) CAPITAL
                        (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) capital at
  December 31, 1997                    109,600        $ (533)     $ 2,002     $ 1,469

Net income for the year ended
  December 31, 1998                         --            138      13,665      13,803

Distribution to partners                    --           (174)    (17,228)    (17,402)

Partners' deficit at

  December 31, 1998                    109,600           (569)     (1,561)     (2,130)

Net income for the year ended
  December 31, 1999                         --             13       1,336       1,349

Partners' deficit at
  December 31, 1999                    109,600        $ (556)     $ (225)     $ (781)
</TABLE>

                     See Accompanying Notes to Financial Statements


<PAGE>


                          NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS

                                 (in thousands)
<TABLE>
<CAPTION>

                                                             Years Ended December 31,
                                                                 1999         1998
 Cash flows from operating activities:

<S>                                                             <C>         <C>
  Net income                                                    $ 1,349     $ 13,803
  Adjustments to reconcile net income to net cash provided
   by operating activities:
   Depreciation                                                   3,119        2,781
   Amortization of loan costs                                       142          136
   Cumulative effect on prior years of change in
      accounting principle                                         (302)          --
   Loss on disposal of property                                      --           15
   Casualty gain                                                   (395)          --
   Equity in net income from tenant-in-common property               --      (15,250)
   Extraordinary loss on early extinguishment of tenant-
      in-common property debt                                        --          638
   Change in accounts:
      Receivables and deposits                                      153          (39)
      Other assets                                                  (76)          27
      Accounts payable                                              (93)          84
      Tenant security deposits payable                               32           13
      Accrued property taxes                                         53           (8)
      Payable to affiliates                                          --          916
      Other liabilities                                             116           16

          Net cash provided by operating activities               4,098        3,132

Cash flows from investing activities:
  Net withdrawals from restricted escrows                           663          718
  Property improvements and replacements                         (4,209)      (1,990)
  Distribution from tenant-in-common property                        --       14,714
  Net insurance proceeds received                                   485           --

          Net cash (used in) provided by investing
            activities                                           (3,061)      13,442

Cash flows used in financing activities:
  Distributions paid                                                 --      (17,402)

Net increase (decrease) in cash and cash equivalents              1,037         (828)

Cash and cash equivalents at beginning of year                    1,501        2,329

Cash and cash equivalents at end of year                        $ 2,538      $ 1,501

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 1,916      $ 1,916

Supplemental disclosure of non-cash activity:
  Property improvements and replacements in accounts
   payable                                                       $ 101        $ 231
</TABLE>

                     See Accompanying Notes to Financial Statements


<PAGE>



                          NATIONAL PROPERTY INVESTORS 6

                          Notes to Financial Statements

                                December 31, 1999

Note A - Organization and Significant Accounting Policies

Organization

National  Property  Investors 6 (the  "Partnership"  or the  "Registrant")  is a
California limited partnership formed as of October 15, 1982. The Partnership is
engaged in the business of operating and holding for investment income producing
real estate  properties.  NPI Equity  Investments,  Inc. (the "Managing  General
Partner"  or "NPI  Equity"),  a Florida  corporation,  became the  Partnership's
Managing  General  Partner on June 21, 1991. The Managing  General  Partner is a
subsidiary of Apartment Investment and Management Company ("AIMCO") (see "Note B
- Transfer of Control"). The Partnership Agreement provides that the Partnership
is to terminate on December 31, 2006,  unless terminated prior to such date. The
Partnership  operates six residential  properties in Alabama (3), Louisiana (2),
and Maryland (1).

Use of Estimates

The preparation of financial  statements in conformity  with generally  accepted
accounting principles requires management to make estimates and assumptions that
affect the 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,  approximates  its carrying
balance.

Cash and Cash Equivalents

Cash and cash  equivalents  include cash on hand, cash in banks and money market
accounts.  At certain  times,  the amount of cash deposited at a bank may exceed
the limit on insured deposits.

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 (1) for real property
over 15 years for  additions  prior to March 16,  1984,  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,  and (2) for personal  property over 5
years for additions  prior to 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.

Effective  January 1, 1999 the  Partnership  changed its method of accounting to
capitalize the costs of exterior painting and major landscaping (Note L).

Loan Costs

Loan  costs  of  approximately  $1,003,000,  less  accumulated  amortization  of
approximately  $436,000, are included in other assets and are being amortized on
a straight-line basis over the life of the loans.

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.  Deposits are
refunded when the tenant vacates,  provided the tenant has not damaged its space
and is current on rental payments.

Leases

The Partnership generally leases apartment units for twelve-month terms or less.
The  Partnership  recognizes  income as earned on leases.  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 six apartment complexes and are stated at cost.
Acquisition  fees are  capitalized as a cost of real estate.  In accordance with
SFAS No.  121,  "Accounting  for the  Impairment  of  Long-Lived  Assets and for
Long-Lived Assets to be Disposed of", 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, 1999 and 1998.

Replacement Reserve Escrow

The Partnership  maintains replacement reserve escrows at each of its properties
to fund  replacement,  refurbishment  or repair of  improvements to the property
pursuant to the mortgage note documents. As of December 31, 1999, the balance in
these accounts are approximately $306,000.

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. See "Note J"
for required disclosure.

Advertising Costs

Advertising costs of approximately  $166,000 in 1999 and approximately  $162,000
in 1998 were  charged to expense  as  incurred  and are  included  in  operating
expenses.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into AIMCO, a publicly traded real estate  investment  trust,  with AIMCO
being the surviving  corporation  (the "Insignia  Merger").  As a result,  AIMCO
acquired 100% ownership  interest in the Managing General Partner.  The Managing
General  Partner does not believe that this  transaction  has had or will have a
material effect on the affairs and operations of the Partnership.

Note C - Mortgage Notes Payable

The principle terms of mortgage notes payable are as follows:
<TABLE>
<CAPTION>

                          Principal      Monthly                           Principal
                          Balance At     Payment    Stated                  Balance
                         December 31,   Interest   Interest   Maturity      Due At
                             1999         Only       Rate       Date       Maturity
                              (in thousands)                            (in thousands)
Properties

<S>                        <C>            <C>        <C>      <C>            <C>
Ski Lodge                  $ 6,800        $   42     7.33%    11/01/03      $ 6,800
Panorama Terrace II          1,450             9     7.33%    11/01/03        1,450
Place du Plantier            3,800            23     7.33%    11/01/03        3,800
Fairway View I               4,000            24     7.33%    11/01/03        4,000
Colony at Kenilworth         7,985            49     7.33%    11/01/03        7,985
Alpine Village               2,100            13     7.33%    11/01/03        2,100
                           $26,135        $  160                            $26,135
</TABLE>

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.

Scheduled  principal  payments  of the  mortgage  notes  payable  subsequent  to
December 31, 1999 are as follows (in thousands):

                               2000               $  --
                               2001                  --
                               2002                  --
                               2003              26,135
                                                $26,135

Note D - 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 income and Federal  taxable
income (loss) (in thousands, except per unit data):

                                                December 31,
                                              1999         1998
Net income as reported                       $ 1,349      $13,803
Add (deduct):
   Depreciation differences                      559          301
   Prepaid rent                                  (77)         173
   Gain on sale of The Village                    --        5,175
   Other                                         171          157
Federal taxable income                       $ 2,002      $19,609
Federal taxable income per limited
   partnership unit                          $ 18.08      $177.13

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

Net liabilities as reported                       $  (781)
Land and buildings                                 (2,139)
Accumulated depreciation                           (5,226)
Syndication and distribution costs                  6,295
Prepaid rent                                          189
Other                                                 266
Accounts payable                                      916

Net liabilities - tax basis                       $  (480)

Note E - 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.

The following  payments were accrued or paid to the Managing General Partner and
affiliates  of the  Managing  General  Partner  during  each of the years  ended
December 31, 1999 and 1998:

                                                         1999       1998
                                                         (in thousands)
Property management fees (included in operating          $556       $536
  expenses)
Reimbursement for services of affiliates,
  (included in operating, general and
  administrative expenses, and investment
  properties)                                             354        384
Partnership management fee (included in general
  and administrative expenses)                             --        152
Non-accountable reimbursement (included in general
  and administrative expenses)                             --        150
Incentive management fee (included in payable to
  affiliate)                                               --        916

During the years ended  December 31, 1999 and 1998,  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  $556,000 and
$536,000 for the years ended December 31, 1999 and 1998, respectively.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $354,000 and
$384,000 for the years ended December 31, 1999 and 1998, respectively.  Included
in "Reimbursements  for services of affiliates" for the years ended December 31,
1999  and  1998,  is  approximately  $115,000  and  $80,000,   respectively,  in
reimbursements for construction oversight costs.

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  $152,000  of  fees  have  been  paid  in  1998  in
conjunction with the operating distributions made during the year ended December
31, 1999.

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  $150,000 during the year ended
December 31, 1999.

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.  As a result of the sale of The  Village  in 1998,  the  Managing  General
Partner  became  entitled  to an  Incentive  Compensation  Fee of  approximately
$916,000.

NPI Equity is entitled to receive 1% of  distributions  of cash from  operations
and an allocation of 1% of the net income or loss of the Partnership. NPI Equity
received distributions of $174,000 for the year ended December 31, 1998. No such
distributions were received during the year ended December 31, 1999.

Several tender offers were made by various parties,  including affiliates of the
Managing General Partner,  during the years ended December 31, 1999 and 1998. As
a result of these and prior tender offers,  AIMCO and its  affiliates  currently
own 63,091 limited  partnership units in the Partnership  representing 57.56% of
the outstanding units. It is possible that AIMCO or its affiliates will make one
or more additional offers to acquire additional limited partnership interests in
the Partnership  for cash or in exchange for units in the operating  partnership
of AIMCO. Consequently, AIMCO is in a position to influence all voting decisions
with respect to the  Registrant.  Under the Partnership  Agreement,  unitholders
holding a majority of the Units are  entitled  to take action with  respect to a
variety of matters.  When voting on matters,  AIMCO would in all likelihood vote
the Units it  acquired in a manner  favorable  to the  interest of the  Managing
General Partner because of their affiliation with the Managing General Partner.

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 Chemical 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.

<PAGE>

Note F - 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         $ 3,425
Panorama Terrace II             1,450            323        2,972           1,376
Place du Plantier               3,800            840        7,773           2,588
Fairway View I                  4,000            762        7,048           2,349
Colony at Kenilworth            7,985          1,306       13,187           8,733
Alpine Village                  2,100            359        3,515           1,746

                              $26,135        $ 4,262      $46,082         $20,217
</TABLE>

<TABLE>
<CAPTION>

                     Gross Amount At Which
                             Carried
                      At December 31, 1999
                         (in thousands)
                            Buildings
                               And
                             Related
                             Personal          Accumulated    Year of      Date     Depreciable
Description          Land   Properties Total  Depreciation  Construction  Acquired  Life-Years
                                             (in thousands)

<S>                 <C>      <C>      <C>       <C>            <C>         <C>        <C>
Ski Lodge           $ 676    $15,008  $15,684   $11,524        1977        07/84      5-27.5
Panorama Terrace II   330      4,341    4,671     3,174        1973        10/84      5-27.5
Place du Plantier     844     10,357   11,201     7,505        1974        05/84      5-27.5
Fairway View I        767      9,392   10,159     6,509        1974        05/84      5-27.5
Colony at
Kenilworth          1,366     21,860   23,226    14,879        1967        03/84      5-27.5
Alpine Village        366      5,254    5,620     3,582        1972        10/84      5-27.5

      Totals       $4,349    $66,212  $70,561   $47,173
</TABLE>

<PAGE>

Reconciliation of Real Estate and Accumulated Depreciation:

                                                      December 31,
                                                    1999         1998
                                                      (in thousands)
Real Estate
Balance at beginning of year                      $66,540      $64,370
  Property improvements and replacements            4,079        2,221
  Disposals of investment property                   (360)         (51)
  Cumulative effect on prior years of change
   in accounting principle                            302           --
Balance at end of year                            $70,561      $66,540

Accumulated Depreciation
Balance at beginning of year                      $44,324      $41,579
  Additions charged to expense                      3,119        2,781
  Disposals of investment property                   (270)         (36)
  Balance at end of year                          $47,173      $44,324

The  aggregate  cost of the real  estate  for  Federal  income tax  purposes  at
December  31,  1999 and 1998,  is  approximately  $68,422,000  and  $64,997,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December 31, 1999 and 1998, is  approximately  $52,399,000  and  $49,839,000,
respectively.

Note G - Tenant-In-Common Property

The Partnership owned The Village as a  tenant-in-common  with National Property
Investors 5 ("NPI 5"), an affiliated public limited partnership.  NPI 5 acquired
a 24.028% undivided  interest with the Partnership owning the remaining 75.972%.
The property was accounted for under the equity method of accounting.

On June 30, 1998, The Village,  located in Voorhees  Township,  New Jersey,  was
sold to an  unaffiliated  party for an  adjusted  sales  price of  approximately
$30,102,000.  After repayment of the mortgage note payable and closing expenses,
the net proceeds from the sale were approximately $18,211,000. The sale resulted
in a gain of approximately  $19,946,000 for the  tenant-in-common  joint venture
and an extraordinary  loss on the early  extinguishment of debt of approximately
$840,000,  representing  prepayment penalties and the write off of the remaining
unamortized  loan  costs.  The  Partnership's  equity in the net  income of this
tenant-in-common   property  was   approximately   $15,250,000   for  1998.  The
Partnership's  equity in the extraordinary loss on early  extinguishment of debt
was approximately $638,000 for 1998.

The Village  tenant-in-common  joint  venture with NPI 5 was  terminated in 1998
after the distribution of the proceeds from the sale.

Condensed  statements of  operations of the Village for the year ended  December
31, 1998 are as follows (in thousands):

                                        1999
Revenues:
  Rental income                       $ 2,182
  Other income                            150
  Gain on sale of property             19,946
     Total revenues                    22,278

Expenses:
  Operating and other expenses          1,244
  Depreciation                            395
  Mortgage interest                       486
    Total expenses                      2,125

Income before extraordinary loss       20,153
Extraordinary loss on early
  extinguishment of debt                  840

Net income                            $19,313

Note H - Casualty Events

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately $186,000 was covered by insurance.
As of December 31, 1999, all insurance proceeds relating to this event have been
received.  In January  1999, a second fire at Fairway View I caused an estimated
$448,000 of damage to the property of which  approximately  $443,000 was covered
by  insurance.  As of December  31,  1999,  approximately  $299,000 of insurance
proceeds  relating to this fire event has been received.  These fires damaged 19
units and  construction  was  completed  during the fourth  quarter of 1999.  In
relation  to the two  fires,  approximately  $90,000  has been  written  off for
undepreciated assets that were damaged and the Partnership recognized a casualty
gain of approximately $395,000 in 1999.

Note I - Distributions

There were no  distributions  for the year ended  December 31, 1999.  During the
year  ended  December  31,  1998,  the  Partnership  distributed   approximately
$17,402,000  (approximately  $17,228,000  to the limited  partners,  $157.19 per
limited  partnership  unit) to the partners.  The  distribution  represents  the
Partnership's   share  of  the  proceeds   from  the  sale  of  The  Village  of
approximately $13,750,000  (approximately $13,612,000 to the limited partners or
$124.20   per   limited   partnership   unit)   and   approximately   $3,652,000
(approximately  $3,616,000  to  the  limited  partners  or  $32.99  per  limited
partnership unit) from operations.

Note J - Disclosures about Segments of an Enterprise and Related Information

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The  Partnership  has  one  reportable  segment:   residential  properties.  The
Partnership's  residential  properties  segment consists of apartment  complexes
located in Alabama (3),  Louisiana (2), and Maryland (1). The Partnership  rents
apartment units to tenants for terms that are typically twelve months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those described in the summary of significant accounting policies.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer similar products and services.  Although each of the investment properties
is  managed  separately,  they have been  aggregated  into one  segment  as they
provide services with similar types of products and customers.

Segment information for the years 1999 and 1998 is shown in the tables below (in
thousands). The "Other" column includes partnership administration related items
and income and expense not allocated to the reportable segment.

                 1999                   Residential     Other      Totals
Rental income                             $10,417       $   --    $10,417
Other income                                  664           18        682
Casualty gain                                 395           --        395
Interest expense                            2,058           --      2,058
Depreciation                                3,119           --      3,119
General and administrative expense             --          358        358
Cumulative effect on prior years of
  change in accounting principle              302           --        302
Segment profit (loss)                       1,689         (340)     1,349
Total assets                               27,176          207     27,383
Capital expenditures for investment
  properties                                4,079           --      4,079


                 1998                   Residential     Other      Totals
Rental income                             $ 9,920       $   --    $ 9,920
Other income                                  682          164        846
Interest expense                            2,051           --      2,051
Depreciation                                2,781           --      2,781
General and administrative expense             --          680        680
Incentive compensation fee                     --          916        916
Equity in income of tenant-in-common           --       15,250     15,250
Extraordinary loss on early
  extinguishment of tenant-in-
  common debt                                  --          638        638
Segment profit                                623       13,180     13,803
Total assets                               25,463          593     26,056
Capital expenditures for investment
  properties                                2,221           --      2,221

Note K - 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. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  the 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  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Note B - Transfer  of  Control").  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  have 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 final court
approval, on behalf of the Partnership and all limited partners who own units as
of November 3, 1999.  Preliminary  approval of the  settlement  was  obtained on
November 3, 1999 from the Superior Court of the State of  California,  County of
San Mateo, 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 class  plaintiffs'  counsel
to enter the settlement.  On December 14, 1999, the Managing General Partner and
its affiliates terminated the proposed settlement. Certain plaintiffs have filed
a motion to  disqualify  some of the  plaintiffs'  counsel  in the  action.  The
Managing  General  Partner does not anticipate  that costs  associated with this
case 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.

Note L - Change in Accounting Principle

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the Managing General  Partner.  The effect of the change in 1999 was
to increase net income by approximately  $571,000 ($5.16 per limited partnership
unit). The cumulative effect adjustment of approximately  $302,000 is the result
of applying the aforementioned change in accounting principle  retroactively and
is included in net income for 1999.  The  accounting  principle  change will not
have an effect on cash flow, funds available for distribution or fees payable to
the Managing General Partner and affiliates.

The  effect of the new  method  for each  quarter  of 1999 on net income and net
income per limited partnership unit before the cumulative effect is as follows:

                          Increase/(Decrease) in      Per limited
                               Net income           partnership unit
                             (in thousands)
   First Quarter                  $(21)                  $ (.19)
   Second Quarter                  118                     1.07
   Third Quarter                   100                      .90
   Fourth Quarter                  374                     3.38


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

         None.


<PAGE>


                                    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      42    Executive Vice President and Director

Martha L. Long       40    Senior Vice President and Controller

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.  Prior to  joining  AIMCO,  Mr.  Foye was a
partner in the law firm of Skadden, Arps, Slate, Meagher & Flom LLP from 1989 to
1998 and was  Managing  Partner  of the  firm's  Brussels,  Budapest  and Moscow
offices from 1992  through  1994.  Mr. Foye is also Deputy  Chairman of the Long
Island  Power   Authority  and  serves  as  a  member  of  the  New  York  State
Privatization  Council.  He received a B.A. from Fordham College and a J.D. from
Fordham University Law School.

Martha L. Long has been Senior Vice  President  and  Controller  of the Managing
General  Partner and AIMCO since October 1998, as a result of the acquisition of
Insignia  Financial  Group,  Inc. From June 1994 until January 1997, she was the
Controller for Insignia, and was promoted to Senior Vice President - Finance and
Controller in January 1997,  retaining that title until October 1998.  From 1988
to June 1994,  Ms. Long was Senior Vice  President and  Controller for The First
Savings Bank, FSB in Greenville, South Carolina.

Based solely upon a review of Forms 3 and 4 and amendments  thereto furnished to
the Registrant  under Rule 16a-3(e) during the  Registrant's  most recent fiscal
year and Form 5 and amendments  thereto furnished to the Registrant with respect
to its most recent  fiscal year,  the  Registrant  is not aware of any director,
officer,  beneficial  owner of more than ten  percent  of the  units of  limited
partnership interest in the Registrant that failed to file on a timely basis, as
disclosed in the above Form,  reports  required by section 16(a) of the Exchange
Act during the most recent  fiscal year or prior fiscal years except as follows:
AIMCO Properties,  L.P. and its joint filers failed to timely file a Form 3 with
respect to its  acquisition  of Units and AIMCO and its joint  filers  failed to
timely file a Form 4 with respect to its acquisition of Units.

Item 10.    Executive Compensation

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

Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as noted below, as of December 31, 1999, 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            43.82%
             (an affiliate of AIMCO)
           AIMCO Properties LP                  15,058            13.74%
             (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 2000 South Colorado Boulevard, Denver, Colorado 80222.

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.

The following  payments were accrued or paid to the Managing General Partner and
affiliates  of the  Managing  General  Partner  during  each of the years  ended
December 31, 1999 and 1998:

                                                          1999       1998
                                                           (in thousands)
Property management fees                                  $556       $536
Reimbursement for services of affiliates                   354        384
Partnership management fee                                  --        152
Non-accountable reimbursement                               --        150
Incentive management fee                                    --        916

During the years ended  December 31, 1999 and 1998,  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  $556,000 and
$536,000 for the years ended December 31, 1999 and 1998, respectively.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $354,000 and
$384,000 for the years ended December 31, 1999 and 1998, respectively.  Included
in "Reimbursements  for services of affiliates" for the years ended December 31,
1999  and  1998,  is  approximately  $115,000  and  $80,000,   respectively,  in
reimbursements for construction oversight costs.

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  $152,000  of  fees  have  been  paid  in  1998  in
conjunction with the operating distributions made during the year ended December
31, 1999.

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  $150,000 during the year ended
December 31, 1999.

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.  As a result of the sale of The  Village  in 1998,  the  Managing  General
Partner  became  entitled  to an  Incentive  Compensation  Fee of  approximately
$916,000.

NPI Equity is entitled to receive 1% of  distributions  of cash from  operations
and an allocation of 1% of the net income or loss of the Partnership. NPI Equity
received distributions of $174,000 for the year ended December 31, 1998. No such
distributions were received during the year ended December 31, 1999.

Several tender offers were made by various parties,  including affiliates of the
Managing General Partner,  during the years ended December 31, 1999 and 1998. As
a result of these and prior tender offers,  AIMCO and its  affiliates  currently
own 63,091 limited  partnership units in the Partnership  representing 57.56% of
the outstanding units. It is possible that AIMCO or its affiliates will make one
or more additional offers to acquire additional limited partnership interests in
the Partnership  for cash or in exchange for units in the operating  partnership
of AIMCO. Consequently, AIMCO is in a position to influence all voting decisions
with respect to the  Registrant.  Under the Partnership  Agreement,  unitholders
holding a majority of the Units are  entitled  to take action with  respect to a
variety of matters.  When voting on matters,  AIMCO would in all likelihood vote
the Units it  acquired in a manner  favorable  to the  interest of the  Managing
General Partner because of their affiliation with the Managing General Partner.

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 Chemical 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:

     Exhibit 18,  Independent  Accountants'  Preferability  Letter for Change in
     Accounting Principle, is filed as an exhibit to this report.

     Exhibit 27, Financial Data Schedule, is filed as an exhibit to this
     report.

(b)  Reports on Form 8-K filed in the fourth quarter of calendar year 1999:

     None.


<PAGE>


                                   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/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President
                                          and Controller

                                    Date:


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:
Patrick J. Foye         and Director


/s/Martha L. Long       Senior Vice President         Date:
Martha L. Long          and Controller

<PAGE>


                                  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.)

<PAGE>


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.)

<PAGE>
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.

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.

18   Independent  Accountants'  Preferability  Letter for  Change in  Accounting
     Principle.

27   Financial Data Schedule.

<PAGE>
                                                                     Exhibit 18


February 7, 2000


Mr. Patrick J. Foye
Executive Vice President
NPI Equity Investments, Inc.
Managing General Partner of National Property Investors 6
55 Beattie Place
P.O. Box 1089
Greenville, South Carolina 29602

Dear Mr. Foye:

Note L of Notes to the  Financial  Statements of National  Property  Investors 6
included in its Form  10-KSB for the year ended  December  31, 1999  describes a
change in the method of  accounting to  capitalize  exterior  painting and major
landscaping,  which  would have been  expensed  under the old  policy.  You have
advised us that you believe  that the change is to a  preferable  method in your
circumstances because it provides a better matching of expenses with the related
benefit of the expenditures and is consistent with policies currently being used
by your industry and conforms to the policies of the Managing General Partner.

There are no authoritative criteria for determining a preferable method based on
the particular circumstances; however, we conclude that the change in the method
of accounting  for exterior  painting and major  landscaping is to an acceptable
alternative  method which,  based on your business  judgment to make this change
for the reasons cited above, is preferable in your circumstances.

                                                               Very truly yours,
                                                            /s/Ernst & Young LLP