SECURITIES AND EXCHANGE COMMISSION
                              WASHINGTON, DC 20549

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


                    For the fiscal year ended December 31, 2003

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


                For the transition period from _________to _________

                         Commission file number 0-11864

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

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

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

                    Issuer's telephone number (864) 239-1000

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

                                      None

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

                            Limited Partnership Units
                                (Title of class)

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

Check if there is no disclosure of delinquent  filers in response to Item 405 of
Regulation S-B contained in this form, and no disclosure  will be contained,  to
the best of the  Partnership's  knowledge  in  definitive  proxy or  information
statements  incorporated  by  reference  in Part III of this Form  10-KSB or any
amendment to this Form 10-KSB. [X]

State issuer's revenues for its most recent fiscal year.  $7,516,000

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, 2003. 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>



The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  Actual results may differ materially
from those described in the forward-looking statements and will be affected by a
variety of risks and factors including,  without limitation:  national and local
economic  conditions;  the terms of  governmental  regulations  that  affect the
Registrant and interpretations of those regulations; the competitive environment
in which the Registrant operates;  financing risks, including the risk that cash
flows from operations may be insufficient to meet required payments of principal
and interest;  real estate risks, including variations of real estate values and
the general  economic  climate in local markets and  competition  for tenants in
such markets;  litigation,  including  costs  associated  with  prosecuting  and
defending  claims  and  any  adverse   outcomes,   and  possible   environmental
liabilities.   Readers  should  carefully  review  the  Registrant's   financial
statements and the notes thereto,  as well as the risk factors  described in the
documents  the  Registrant  files  from  time to time  with the  Securities  and
Exchange Commission.

                                     PART I

Item 1.     Description of Business

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

The Partnership,  through its public offering of Limited Partnership Units, sold
109,600 units aggregating  $54,800,000.  The general partner contributed capital
in the amount of $1,000 for a 1% interest in the Partnership.  Since its initial
offering, the Partnership has not received, nor are limited partners required to
make,  additional  capital  contributions.  The  Partnership  is  engaged in the
business of operating and holding real estate  properties  for  investment.  The
Partnership  currently owns and operates three 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, 2003 and 2002.

Risk Factors

The  real  estate  business  in which  the  Partnership  is  engaged  is  highly
competitive.  There are other  residential  properties within the market area of
the Partnership's properties.  The number and quality of competitive properties,
including  those which may be managed by an affiliate  of the  Managing  General
Partner,  in such market area could have a material  effect on the rental market
for the  apartments at the  Partnership's  properties  and the rents that may be
charged for such apartments.

While the  Managing  General  Partner and its  affiliates  own and/or  control a
significant number of apartment units in the United States, such units represent
an  insignificant  percentage of total  apartment units in the United States and
competition for apartments is local.

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

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

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

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

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

Item 2.     Description of Properties

The following table sets forth the Partnership's investments in properties:
<TABLE>
<CAPTION>

                                   Date of
Properties                         Purchase       Type of Ownership        Use

<S>                                <C>   <C>
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
</TABLE>

In May 2003, the  Partnership  sold Ski Lodge  Apartments to an unrelated  third
party for net proceeds of  approximately  $13,903,000  after  payment of closing
costs. The Partnership realized a gain of approximately  $11,151,000 as a result
of the sale. The  Partnership  used  $6,800,000 of the net proceeds to repay the
mortgage encumbering the property. In addition,  the Partnership recorded a loss
on  early  extinguishment  of debt  of  approximately  $19,000  as a  result  of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $943,000 and $2,638,000, respectively, of revenue generated by the
property.

In June 2003, the  Partnership  sold Alpine  Village  Apartments to an unrelated
third  party,  for net proceeds of  approximately  $4,365,000  after  payment of
closing costs. The Partnership realized a gain of approximately  $2,855,000 as a
result of the sale. The Partnership used $2,100,000 of the net proceeds to repay
the mortgage encumbering the property.  In addition,  the Partnership recorded a
loss on early  extinguishment  of debt of  approximately  $28,000 as a result of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $493,000 and $980,000,  respectively,  of revenue generated by the
property.

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>
Place du Plantier        $11,787     $ 9,642      5-30 yrs     S/L         $ 2,100
Fairway View I            10,687       8,362      5-30 yrs     S/L           1,816
Colony at Kenilworth      24,141      19,307      5-30 yrs     S/L           4,705
        Totals           $46,615     $37,311                               $ 8,621
</TABLE>

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

Schedule of Properties Indebtedness

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

                           Principal                                        Principal
                          Balance At      Stated                             Balance
                         December 31,    Interest    Period    Maturity       Due At
Properties                   2003          Rate    Amortized     Date      Maturity (1)
                        (in thousands)                                    (in thousands)

<S>                         <C>           <C>        <C>       <C>   <C>       <C>
Place du Plantier           $ 6,111       7.09%      20 yrs    10/01/21        $ --
Fairway View I                4,944       7.01%      20 yrs    12/01/21           --
Colony at Kenilworth         13,583       7.58%      20 yrs    07/01/21           --
        Totals              $24,638                                            $ --
</TABLE>

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

Rental Rates and Occupancy

Average annual rental rates and occupancy for 2003 and 2002 for each property:

                                      Average Annual             Average Annual
                                       Rental Rates                 Occupancy
                                        (per unit)
Properties                         2003            2002         2003        2002

Place du Plantier (1)             $ 7,112        $ 7,225         83%         91%
Fairway View I                      6,965          6,716         91%         93%
Colony at Kenilworth (2)           11,742         10,612         94%         89%

(1)   The Managing General Partner attributes the decrease in occupancy at Place
      du Plantier  Apartments to increased  competition and the  construction of
      new homes in the local market.

(2)   The  Managing  General  Partner  attributes  the  increase in occupancy at
      Colony at Kenilworth Apartments to an increase in student occupancy from a
      local  college and to  increased  marketing  and  retention  efforts  from
      property management

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 2003 for each property were:

                                                2003            2003
                                               Billing          Rate
                                           (in thousands)

       Place du Plantier                        $ 45           10.40%
       Fairway View I                             55           10.40%
       Colony at Kenilworth                      287            1.76%

Capital Improvements

Place du Plantier Apartments

For  2003,  the  Partnership   completed   approximately   $113,000  of  capital
improvements  at Place  du  Plantier  Apartments  consisting  primarily  of roof
replacements,  mini blind and floor covering  replacements,  interior decoration
and landscaping improvements. These improvements were funded from operating cash
flow. The Partnership is currently  evaluating the capital  improvement needs of
the property for the upcoming year and currently expects to budget approximately
$147,000.  Additional improvements may be considered during 2004 and will depend
on the  physical  condition  of the  property as well as  anticipated  cash flow
generated by the property.

Fairway View I Apartments

For  2003,  the   Partnership   completed   approximately   $90,000  of  capital
improvements  at  Fairway  View  I  Apartments  consisting  primarily  of  roof,
appliance,  air  conditioning  unit  and  floor  covering  replacements.   These
improvements  were funded from operating cash flow. The Partnership is currently
evaluating the capital  improvement  needs of the property for the upcoming year
and currently expects to budget approximately $133,000.  Additional improvements
may be considered  during 2004 and will depend on the physical  condition of the
property as well as replacement  reserves and anticipated cash flow generated by
the property.

Colony at Kenilworth Apartments

For  2003,  the  Partnership   completed   approximately   $234,000  of  capital
improvements at Colony at Kenilworth  Apartments  consisting  primarily of roof,
water heater, mini blind,  appliance,  HVAC and floor covering  replacements and
exterior painting.  These improvements were funded from operating cash flow. The
Partnership  is  currently  evaluating  the  capital  improvement  needs  of the
property for the upcoming  year and  currently  expects to budget  approximately
$211,000.  Additional improvements may be considered during 2004 and will depend
on the  physical  condition  of the  property as well as  anticipated  cash flow
generated by the property.

Ski Lodge Apartments

For  2003,  the   Partnership   completed   approximately   $82,000  of  capital
improvements  at Ski Lodge  Apartments,  consisting  primarily of floor and wall
covering  replacements and interior  decoration.  These improvements were funded
from operating cash flow. Ski Lodge Apartments was sold in May 2003.

Alpine Village Apartments

For  2003,  the   Partnership   completed   approximately   $84,000  of  capital
improvements at Alpine Village Apartments, consisting primarily of appliance and
floor covering replacements.  These improvements were funded from operating cash
flow. Alpine Village Apartments was sold in June 2003.

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.

Item 3.     Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector")  filed an  appeal  seeking  to  vacate  and/or  reverse  the  order
approving the settlement and entering  judgment  thereto.  On November 24, 2003,
the Objector filed an  application  requesting the Court order AIMCO to withdraw
settlement  tender offers it had  commenced,  refrain from making further offers
pending the appeal and auction any units tendered to third  parties,  contending
that the offers did not conform  with the terms of the  Settlement.  Counsel for
the Objector (on behalf of another  investor)  had  alternatively  requested the
Court take certain  action  purportedly  to enforce the terms of the  settlement
agreement.  On December 18, 2003,  the Court heard oral  argument on the motions
and denied them both in their entirety.  On January 28, 2004, Objector filed his
opening brief in his pending appeal.  The Managing  General Partner is currently
scheduled  to file a brief in  support  of the order  approving  settlement  and
entering judgment thereto by April 23, 2004.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the  Complaint  denying the  substantive  allegations.  Discovery  is  currently
underway.

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

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, 2003.


<PAGE>


                                     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 (the "Units") aggregating $54,800,000.  As of December
31, 2003, the  Partnership had 109,600 Units  outstanding  held by 2,125 limited
partners of record.  Affiliates  of the Managing  General  Partner  owned 72,883
Units or 66.50% at December 31, 2003. 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, 2003 and 2002 (in thousands, except per unit data) (see
"Item  6.  Management's  Discussion  and  Analysis  of  Operation"  for  further
details):
<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                      Year Ended      Partnership       Year Ended       Partnership
                  December 31, 2003       Unit      December 31, 2002        Unit

<S>                     <C>              <C>             <C>               <C>
Operations              $ 735            $ 6.64          $ 2,426           $ 21.91
Sale (1)                 9,386            84.78               --                --
Refinance (2)               --               --               26              0.24
                       $10,121          $ 91.42          $ 2,452           $ 22.15
</TABLE>

(1)  Proceeds  from the sales of Ski  Lodge  Apartments  in May 2003 and  Alpine
     Village Apartments in June 2003.

(2)   Proceeds from the refinancing of Fairway View I Apartments in 2001.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability  of cash  reserves,  and the timing of debt
maturities,  refinancings  and/or  property  sales.  There can be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required capital  improvements to permit any distributions to its partners
during  the  year  2004 or  subsequent  periods.  See  "Item 2.  Description  of
Properties  - Capital  Improvements"  for  information  relating to  anticipated
capital expenditures at the properties.

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO and its affiliates  owned 72,883 limited  partnership
units (the "Units") in the  Partnership  representing  66.50% of the outstanding
Units at December 31, 2003.  A number of these Units were  acquired  pursuant to
tender offers made by AIMCO or its affiliates.  It is possible that AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unit  holders  holding a majority of the Units are  entitled to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove the Managing General  Partner.  As a result of its ownership of 66.50% of
the outstanding  Units,  AIMCO and its affiliates are in a position to influence
all such voting decisions with respect to the Partnership. However, with respect
to the 46,289 Units  acquired on January 19, 1996,  AIMCO IPLP,  L.P.,  formerly
known as Insignia  Properties,  L.P.  ("IPLP"),  an  affiliate  of the  Managing
General  Partner  and of AIMCO,  agreed  to vote such  Units:  (i)  against  any
increase  in  compensation  payable to the  Managing  General  Partner or to its
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  vote  cast  by  third  party  unitholders.  Except  for  the
foregoing,  no other  limitations  are  imposed on IPLP's,  AIMCO's or any other
affiliates' right to vote each Unit held.  Although the Managing General Partner
owes fiduciary duties to the limited  partners of the Partnership,  the Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  Managing  General
Partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing General Partner to AIMCO, as its sole stockholder.

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

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

Results of Operations

The  Partnership's  net  income  for  the  year  ended  December  31,  2003  was
approximately $12,982,000,  compared to a loss of approximately $300,000 for the
year  ended  December  31,  2002.  The  decrease  in net loss for the year ended
December 31, 2003 is primarily due to the  recognition  of the gain on the sales
of Ski Lodge and Alpine Village Apartments.

Effective  January 1, 2002,  the  Partnership  adopted  Statement  of  Financial
Accounting  Standards  No. 144,  "Accounting  for the  Impairment or Disposal of
Long-Lived Assets", which established standards for the way that public business
enterprises  report  information  about long-lived  assets that are either being
held for sale or have  already  been  disposed  of by sale or other  means.  The
standard  requires  that results of  operations  for a long-lived  asset that is
being  held  for  sale  or  has  already  been  disposed  of  be  reported  as a
discontinued  operations  on the  statement  of  operations.  As a  result,  the
accompanying  statements of operations  have been restated as of January 1, 2002
to reflect the operations of Ski Lodge and Alpine  Village  Apartments as (loss)
income from  discontinued  operations due to the sale of these properties during
2003.

In May 2003, the  Partnership  sold Ski Lodge  Apartments to an unrelated  third
party for net proceeds of  approximately  $13,903,000  after  payment of closing
costs. The Partnership realized a gain of approximately  $11,151,000 as a result
of the sale. The  Partnership  used  $6,800,000 of the net proceeds to repay the
mortgage encumbering the property. In addition,  the Partnership recorded a loss
on  early  extinguishment  of debt  of  approximately  $19,000  as a  result  of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $943,000 and $2,638,000, respectively, of revenue generated by the
property.

In June 2003, the  Partnership  sold Alpine  Village  Apartments to an unrelated
third  party for net  proceeds  of  approximately  $4,365,000  after  payment of
closing costs. The Partnership realized a gain of approximately  $2,855,000 as a
result of the sale. The Partnership used $2,100,000 of the net proceeds to repay
the mortgage encumbering the property.  In addition,  the Partnership recorded a
loss on early  extinguishment  of debt of  approximately  $28,000 as a result of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $493,000 and $980,000,  respectively,  of revenue generated by the
property.

Excluding the gain on sales and the discontinued  operations,  the Partnership's
loss from  continuing  operations for the years ended December 31, 2003 and 2002
was approximately $756,000 and $524,000, respectively. The increase in loss from
continuing operations for the year ended December 31, 2003 is due to an increase
in total  expenses  partially  offset by an  increase in total  revenues.  Total
revenue  increased  due to increases in rental and other  income.  Rental income
increased due to increases in occupancy and the average rental rate at Colony at
Kenilworth and an increase in the average rental rate at Fairway View, partially
offset by  decreases  in  occupancy at Place du Plantier and Fairway View and an
increase  in  concessions  and  bad  debt  expense  at  all  of  the  investment
properties.  Other income increased due to increases in lease  cancellation fees
at Place du  Plantier  and Colony at  Kenilworth  and  corporate  unit rental at
Colony at Kenilworth.  Income from corporate  units,  and corporate unit expense
(as  discussed  below),  increased at Colony at Kenilworth  Apartments  due to a
student housing contract with a local college.

Total  expenses  increased due to an increase in operating  expenses,  partially
offset by  decreases  in  general  and  administrative  and  interest  expenses.
Operating  expenses  increased due to increases in  advertising,  property,  and
maintenance  expenses.   Advertising  expense  increased  due  to  increases  in
periodicals, web advertising, and newspaper advertising at all of the investment
properties.  Property  expense  increased  due to increases  in  corporate  unit
expense and payroll and related  benefits at Colony at  Kenilworth.  Maintenance
expense  increased due to an increase in contract labor at all of the investment
properties,  an increase in repairs and snow removal at Colony at Kenilworth and
a decrease in the  capitalization  of certain  payroll related costs at Place du
Plantier and Fairway View. Interest expense decreased due to scheduled principal
payments on the mortgages encumbering the three investment properties.

General and  administrative  expenses decreased due to a decrease in Partnership
management  fees,  which  is the  result  of less  cash  from  operations  being
distributed  by the  Partnership  during the year ended  December 31, 2003 and a
decrease in management reimbursements to the Managing General Partner as allowed
under the  Partnership  Agreement.  Also included in general and  administrative
expenses are costs associated with the quarterly and annual  communications with
investors  and  regulatory  agencies  and  the  annual  audit  required  by  the
Partnership Agreement.

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

Capital Resources and Liquidity

At  December  31,  2003,  the  Partnership  had  cash and  cash  equivalents  of
approximately  $525,000 compared to approximately $843,000 at December 31, 2002.
The decrease in cash and cash  equivalents of  approximately  $318,000 is due to
approximately  $19,675,000 of cash used in financing activities partially offset
by  approximately  $1,448,000 and  $17,909,000 of cash provided by operating and
investing activities,  respectively. Cash used in financing activities consisted
of  distributions  to partners,  repayment of the mortgage  notes payable on Ski
Lodge and Alpine Village Apartments and principal payments on the mortgage notes
payable  encumbering  the  investment  properties.  Cash  provided by  investing
activities  consisted of proceeds from the sales of Ski Lodge and Alpine Village
Apartments  and the refund of  restricted  escrows  maintained  by the  mortgage
lenders  partially  offset  by  property  improvements  and  replacements.   The
Partnership invests its working capital in interest bearing accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the various  properties  to  adequately  maintain  the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state and local legal and regulatory requirements. The Managing General
Partner monitors developments in the area of legal and regulatory compliance and
is studying new federal laws,  including  the  Sarbanes-Oxley  Act of 2002.  The
Sarbanes-Oxley Act of 2002 mandates or suggests  additional  compliance measures
with regard to governance,  disclosure, audit and other areas. In light of these
changes,  the Partnership  expects that it will incur higher expenses related to
compliance,  including  increased  legal  and audit  fees.  The  Partnership  is
currently  evaluating  the capital  improvement  needs of the properties for the
upcoming year and currently expects to budget approximately $491,000. Additional
improvements may be considered and will depend on the physical  condition of the
properties,  as well as Partnership reserves and anticipated cash flow generated
by the  properties.  The 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  assets are thought to be sufficient for any near-term  needs
(exclusive  of  capital   improvements)   of  the   Partnership.   The  mortgage
indebtedness encumbering the investment properties of approximately  $24,638,000
has maturity  dates of July 1, October 1, and December 1, 2021 at which time the
loans are scheduled to be fully amortized.

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

The Partnership distributed the following amounts during the twelve months ended
December 31, 2003 and 2002 (in thousands, except per unit data):
<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                      Year Ended      Partnership       Year Ended       Partnership
                  December 31, 2003       Unit      December 31, 2002        Unit

<S>                     <C>              <C>             <C>               <C>
Operations              $ 735            $ 6.64          $ 2,426           $ 21.91
Sale (1)                 9,386            84.78               --                --
Refinance (2)               --               --               26              0.24
                       $10,121          $ 91.42          $ 2,452           $ 22.15
</TABLE>

(1)  Proceeds  from the sales of Ski  Lodge  Apartments  in May 2003 and  Alpine
     Village Apartments in June 2003.

(2)   Proceeds from the refinancing of Fairway View I Apartments in 2001.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from  operations,  the  availability  of cash  reserves,  and the timing of debt
maturities,  refinancings  and/or  property  sales.  There can be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required capital  improvements to permit any distributions to its partners
during the year 2004 or subsequent periods.

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO and its affiliates  owned 72,883 limited  partnership
units (the "Units") in the  Partnership  representing  66.50% of the outstanding
Units at December 31, 2003.  A number of these Units were  acquired  pursuant to
tender offers made by AIMCO or its affiliates.  It is possible that AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unit  holders  holding a majority of the Units are  entitled to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove the Managing General  Partner.  As a result of its ownership of 66.50% of
the outstanding  Units,  AIMCO and its affiliates are in a position to influence
all such voting decisions with respect to the Partnership. However, with respect
to the 46,289 Units  acquired on January 19, 1996,  AIMCO IPLP,  L.P.,  formerly
known as Insignia  Properties,  L.P.  ("IPLP"),  an  affiliate  of the  Managing
General  Partner  and of AIMCO,  agreed  to vote such  Units:  (i)  against  any
increase  in  compensation  payable to the  Managing  General  Partner or to its
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  vote  cast  by  third  party  unitholders.  Except  for  the
foregoing,  no other  limitations  are  imposed on IPLP's,  AIMCO's or any other
affiliates' right to vote each Unit held.  Although the Managing General Partner
owes fiduciary duties to the limited  partners of the Partnership,  the Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  Managing  General
Partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing General Partner to AIMCO, as its sole stockholder.

Critical Accounting Policies and Estimates

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

Impairment of Long-Lived Assets

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

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's investment properties.  These factors include, but are not limited
to,  changes  in the  national,  regional  and  local  economic  climate;  local
conditions,  such as an oversupply of multifamily  properties;  competition from
other available  multifamily property owners and changes in market rental rates.
Any adverse changes in these factors could cause impairment of the Partnership's
assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized monthly as it is earned. The
Partnership  evaluates all accounts receivable from residents and establishes an
allowance, after the application of security deposits, for accounts greater than
30 days past due on current tenants and all receivables due from former tenants.
The Partnership will offer rental concessions during particularly slow months or
in response to heavy  competition from other similar  complexes in the area. Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.


<PAGE>


Item 7.     Financial Statements

NATIONAL PROPERTY INVESTORS 6

LIST OF FINANCIAL STATEMENTS

      Report of Ernst & Young LLP, Independent Auditors

      Balance Sheet - December 31, 2003

      Statements of Operations - Years ended December 31, 2003 and 2002

      Statements of Changes in Partners' Deficit - Years ended December 31, 2003
      and 2002

      Statements of Cash Flows - Years ended December 31, 2003 and 2002

      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, 2003, and the related  statements of  operations,  changes in
partners' deficit,  and cash flows for each of the two years in the period ended
December 31, 2003.  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, 2003,  and the results of its  operations and its cash flows for
each of the two years in the period ended December 31, 2003, in conformity  with
accounting principles generally accepted in the United States.


                                                            /s/ERNST & YOUNG LLP



Greenville, South Carolina
February 27, 2004



<PAGE>




                          NATIONAL PROPERTY INVESTORS 6

                                  BALANCE SHEET
                        (in thousands, except unit data)

                                December 31, 2003

<TABLE>
<CAPTION>

Assets
<S>                                                                            <C>
  Cash and cash equivalents                                                    $ 525
  Receivables and deposits                                                         349
  Restricted escrows                                                               245
  Other assets                                                                   1,030
  Investment properties (Notes B, E and F):
    Land                                                        $ 2,977
    Buildings and related personal property                       43,638
                                                                  46,615
    Less accumulated depreciation                                (37,311)        9,304
                                                                              $ 11,453
Liabilities and Partners' Deficit
Liabilities
  Accounts payable                                                             $ 268
  Tenant security deposits payable                                                 142
  Other liabilities                                                                294
  Mortgage notes payable (Note B)                                               24,638

Partners' Deficit
  General partner                                                $ (686)
  Limited partners (109,600 units issued and outstanding)        (13,203)      (13,889)
                                                                              $ 11,453

                 See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>
                          NATIONAL PROPERTY INVESTORS 6

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

<TABLE>
<CAPTION>

                                                             Years Ended December 31,
                                                               2003            2002
Revenues:                                                                   (Restated)
<S>                                                           <C>            <C>
  Rental income                                               $ 6,987        $ 6,783
  Other income                                                    529             452
      Total revenues                                            7,516           7,235

Expenses:
  Operating                                                     3,397           2,566
  General and administrative                                      429             670
  Depreciation                                                  2,176           2,190
  Interest                                                      1,874           1,951
  Property taxes                                                  396             382
      Total expenses                                            8,272           7,759

Loss from continuing operations                                  (756)           (524)
(Loss) income from discontinued operations (Note A)              (268)            224
Gain on sale of discontinued operations (Note E)               14,006              --

Net income (loss) (Note C)                                   $ 12,982         $ (300)

Net income (loss) allocated to general partner (1%)            $ 130           $ (3)
Net income (loss) allocated to limited partners (99%)          12,852            (297)

                                                             $ 12,982         $ (300)
Per limited partnership unit:
  Loss from continuing operations                             $ (6.83)       $ (4.73)
  (Loss) income from discontinued operations                    (2.42)           2.02
  Gain on sale of discontinued operations                      126.51              --

Net income (loss)                                            $ 117.26        $ (2.71)

Distributions per limited partnership unit                    $ 91.42        $ 22.15

                 See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

                          NATIONAL PROPERTY INVESTORS 6

                   STATEMENTS OF CHANGES IN PARTNERS' DEFICIT
                        (in thousands, except unit data)
<TABLE>
<CAPTION>

                                     Limited
                                     Partnership     General      Limited
                                        Units        Partner     Partners      Total

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

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

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

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

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

Distributions to partners                   --          (101)     (10,020)    (10,121)

Net income for the year ended
  December 31, 2003                         --           130       12,852      12,982

Partners' deficit at
  December 31, 2003                    109,600        $ (686)    $(13,203)   $(13,889)

                 See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>

                          NATIONAL PROPERTY INVESTORS 6

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

                                                             Years Ended December 31,
                                                                 2003         2002
Cash flows from operating activities:
<S>                                                            <C>           <C>
  Net income (loss)                                            $ 12,982      $ (300)
  Adjustments to reconcile net income (loss) to net cash
   provided by operating activities:
     Depreciation                                                 2,680        3,319
     Amortization of loan costs                                      61           91
     Gain on sale of investment properties                      (14,006)          --
     Loss on early extinguishment of debt                            47           --
     Casualty gain                                                   --          (30)
     Change in accounts:
      Receivables and deposits                                      166          322
      Other assets                                                  (53)          36
      Accounts payable                                               76          101
      Tenant security deposits payable                              (83)         (12)
      Accrued property taxes                                        (36)          (2)
      Other liabilities                                            (386)         315
          Net cash provided by operating activities               1,448        3,840

Cash flows from investing activities:
  Property improvements and replacements                           (603)        (838)
  Net withdrawals from restricted escrows                           244           54
  Net proceeds from sale of investment properties                18,268           --
  Net insurance proceeds                                             --           33
          Net cash provided by (used in) investing
            activities                                           17,909         (751)

Cash flows from financing activities:
  Payments on mortgage notes payable                               (654)        (607)
  Distributions paid                                            (10,121)      (2,452)
  Repayment of mortgage notes payable                            (8,900)          --
          Net cash used in financing activities                 (19,675)      (3,059)

Net (decrease) increase in cash and cash equivalents               (318)          30

Cash and cash equivalents at beginning of year                      843          813

Cash and cash equivalents at end of year                         $ 525        $ 843

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 2,175      $ 2,534

                 See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

                          NATIONAL PROPERTY INVESTORS 6

                          NOTES TO FINANCIAL STATEMENTS

                                December 31, 2003


Note A - Organization and Significant Accounting Policies

Organization

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

Basis of Presentation

Effective  January 1, 2002,  the  Partnership  adopted  Statement  of  Financial
Accounting  Standards  ("SFAS")  No.  144,  "Accounting  for the  Impairment  or
Disposal of Long-Lived  Assets",  which  established  standards for the way that
public business  enterprises report information about long-lived assets that are
either  being held for sale or have  already  been  disposed of by sale or other
means.  The standard  requires that results of operations for a long-lived asset
that is being held for sale or has  already  been  disposed  of be  reported  as
discontinued  operations  on the  statement  of  operations.  As a  result,  the
accompanying  statements of operations  have been restated as of January 1, 2002
to reflect the operations of Ski Lodge and Alpine Apartments,  which sold in May
and June 2003, respectively, as (loss) income from discontinued operations.

Use of Estimates

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

Allocation of Income, Loss and Distributions

Net income,  net 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

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, at the Partnership's  incremental  borrowing rate,
is approximately $26,138,000.

Cash and Cash Equivalents

Cash and cash  equivalents  include  cash on hand and cash in banks.  At certain
times,  the amount of cash  deposited  at a bank may exceed the limit on insured
deposits.  Cash balances  included  approximately  $479,000 at December 31, 2003
that are maintained by the affiliated management company on behalf of affiliated
entities in cash concentration accounts.

Tenant Security Deposits

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

Depreciation

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

Loan Costs

Loan  costs  of  approximately  $851,000,   less  accumulated   amortization  of
approximately  $100,000, are included in other assets and are being amortized by
the straight-line method over the life of the loans.  Amortization of loan costs
is  included  in  interest  expense.  Amortization  expense  is  expected  to be
approximately $43,000 for each of the years 2004 through 2008.

Leases

The Partnership generally leases apartment units for twelve-month terms or less.
The Partnership recognizes income as earned on leases. The Partnership evaluates
all accounts  receivable from residents and establishes an allowance,  after the
application of security deposits,  for accounts greater than 30 days past due on
current  tenants and all  receivables  due from  former  tenants.  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. Any concessions given at the inception of the lease are amortized over the
life of the lease.

Investment Properties

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

In accordance  with SFAS No. 144,  "Accounting for the Impairment or Disposal of
Long-Lived  Assets",  the Partnership  records  impairment  losses on long-lived
assets used in operations when events and circumstances indicate that the assets
might be impaired and the  undiscounted  cash flows estimated to be generated by
those assets are less than the carrying amounts of those assets.  No adjustments
for  impairment of value were recorded in the years ended  December 31, 2003 and
2002.

Replacement Reserve Escrow

The Partnership  maintains replacement reserve escrows at some of its properties
to fund  replacement,  refurbishment  or repair of  improvements to the property
pursuant to the mortgage note documents. As of December 31, 2003, the balance in
these accounts is approximately $245,000.

Segment Reporting

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

Advertising Costs

Advertising costs of approximately $137,000 in 2003 and approximately $93,000 in
2002 were charged to expense as incurred and are included in operating  expenses
and (loss) income from discontinued operations.

Note B - Mortgage Notes Payable

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

                          Principal                                        Principal
                          Balance At                Stated                  Balance
                         December 31,    Monthly   Interest   Maturity      Due At
                             2003        Payment     Rate       Date       Maturity
                              (in thousands)                            (in thousands)
Properties
<S>                        <C>            <C>        <C>      <C>   <C>      <C>
Place du Plantier          $ 6,111        $ 50       7.09%    10/01/21       $ --
Fairway View I               4,944           40      7.01%    12/01/21           --
Colony at Kenilworth        13,583          117      7.58%    07/01/21           --
                           $24,638        $ 207                              $ --
</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, 2003 are as follows (in thousands):

                               2004              $ 703
                               2005                 757
                               2006                 814
                               2007                 876
                               2008                 943
                            Thereafter           20,545
                                                $24,638

Note C - Income Taxes

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

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

                                                December 31,
                                              2003         2002
Net income (loss) as reported                $12,982      $ (300)
Add (deduct):
   Depreciation differences                    1,795        1,744
   Prepaid rent                                 (192)         (25)
   Gain on sale                                  825           --
   Casualty                                       --          (30)
   Other                                          (9)         465
Federal taxable income                       $15,401      $ 1,854
Federal taxable income per limited
   partnership unit                          $139.11      $ 16.75

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

Net liabilities as reported                       $(13,889)
Land and buildings                                  (1,555)
Accumulated depreciation                               872
Syndication and distribution costs                   6,295
Prepaid rent                                           182
Other                                                  167
Net liabilities - tax basis                       $ (7,928)

Note D - Transactions with Affiliated Parties

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

During the years ended  December 31, 2003 and 2002,  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  $434,000 and
$551,000 for the years ended December 31, 2003 and 2002, respectively,  which is
included in operating expenses and (loss) income from discontinued operations.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $310,000 and
$389,000 for the years ended December 31, 2003 and 2002, respectively,  which is
included in general  and  administrative  expenses  and  investment  properties.
Included in these amounts are fees related to construction  management  services
provided  by an  affiliate  of the  Managing  General  Partner of  approximately
$17,000 for both of the years ended December 31, 2003 and 2002. The construction
management  service fees are calculated  based upon a percentage of additions to
the investment properties.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations. Approximately $16,000 and $106,000 of fees were paid in conjunction
with the operating  distributions  made during the years ended December 31, 2003
and  2002,  respectively,  which  is  included  in  general  and  administrative
expenses.

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 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  approximately $49,000 and $110,000
for the years ended December 31, 2003 and 2002, respectively,  which is included
in general and administrative expenses.

NPI Equity,  on behalf of the Partnership and certain  affiliated  partnerships,
has established a revolving credit facility (the  "Partnership  Revolver") to be
used to fund deferred  maintenance  and working capital needs of the Partnership
and certain other  affiliated  partnerships in 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 prime rate plus 2% per
annum. The maturity date of any such borrowing  accelerates in the event of: (i)
the removal of NPI Equity as the managing  general  partner  (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. To date, the Partnership
has not borrowed under the Partnership Revolver.

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.

The Managing  General Partner earned and received an Incentive  Compensation Fee
of approximately $114,000 as a result of the sale of Ski Lodge Apartments in May
2003. The Managing General Partner earned and received an Incentive Compensation
Fee  of  approximately  $64,000  as a  result  of the  sale  of  Alpine  Village
Apartments in June 2003.

The  Partnership  insures its properties up to certain  limits through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability. The Partnership insures its properties above the AIMCO limits through
insurance  policies  obtained  by  AIMCO  from  insurers  unaffiliated  with the
Managing General Partner. During the years ended December 31, 2003 and 2002, the
Partnership was charged by AIMCO and its affiliates  approximately  $147,000 and
$177,000,  respectively,  for insurance coverage and fees associated with policy
claims administration.

In addition to its indirect  ownership of the Managing  General Partner interest
in the  Partnership,  AIMCO and its affiliates owned  72,883limited  partnership
units (the "Units") in the  Partnership  representing  66.50% of the outstanding
Units at December 31, 2003.  A number of these Units were  acquired  pursuant to
tender offers made by AIMCO or its affiliates.  It is possible that AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unit  holders  holding a majority of the Units are  entitled to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove the Managing General  Partner.  As a result of its ownership of 66.50% of
the outstanding  Units,  AIMCO and its affiliates are in a position to influence
all such voting decisions with respect to the Partnership. However, with respect
to the 46,289 Units  acquired on January 19, 1996,  AIMCO IPLP,  L.P.,  formerly
known as Insignia  Properties,  L.P.  ("IPLP"),  an  affiliate  of the  Managing
General  Partner  and of AIMCO,  agreed  to vote such  Units:  (i)  against  any
increase  in  compensation  payable to the  Managing  General  Partner or to its
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  vote  cast  by  third  party  unitholders.  Except  for  the
foregoing,  no other  limitations  are  imposed on IPLP's,  AIMCO's or any other
affiliates' right to vote each Unit held.  Although the Managing General Partner
owes fiduciary duties to the limited  partners of the Partnership,  the Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  Managing  General
Partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing General Partner to AIMCO, as its sole stockholder.

Note E - Sale of Investment Properties

In May 2003, the  Partnership  sold Ski Lodge  Apartments to an unrelated  third
party,  for net proceeds of approximately  $13,903,000  after payment of closing
costs. The Partnership realized a gain of approximately  $11,151,000 as a result
of the sale. The  Partnership  used  $6,800,000 of the net proceeds to repay the
mortgage encumbering the property. In addition,  the Partnership recorded a loss
on  early  extinguishment  of debt  of  approximately  $19,000  as a  result  of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $943,000 and $2,638,000, respectively, of revenue generated by the
property.

In June 2003, the  Partnership  sold Alpine  Village  Apartments to an unrelated
third  party,  for net proceeds of  approximately  $4,365,000  after  payment of
closing costs. The Partnership realized a gain of approximately  $2,855,000 as a
result of the sale. The Partnership used $2,100,000 of the net proceeds to repay
the mortgage encumbering the property.  In addition,  the Partnership recorded a
loss on early  extinguishment  of debt of  approximately  $28,000 as a result of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  Also  included  in (loss)  income  from
discontinued  operations  for the  years  ended  December  31,  2003 and 2002 is
approximately $493,000 and $980,000,  respectively,  of revenue generated by the
property.

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>
Place du Plantier             $ 6,111         $ 840       $ 7,773         $ 3,174
Fairway View I                  4,944            762        7,048           2,877
Colony at Kenilworth           13,583          1,306       13,187           9,648
                              $24,638        $ 2,908      $28,008         $15,699
</TABLE>

<TABLE>
<CAPTION>

                  Gross Amount At Which Carried
                       At December 31, 2003
                        (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>
Place du Plantier  $ 844    $10,943   $11,787     $ 9,642       1974       05/84      5-30
Fairway View I        767     9,920    10,687       8,362       1974       05/84      5-30
Colony at
  Kenilworth        1,366    22,775    24,141      19,307       1967       03/84      5-30
      Totals       $2,977   $43,638   $46,615     $37,311
</TABLE>

Reconciliation of Real Estate and Accumulated Depreciation:

                                                     December 31,
                                                  2003          2002
                                                    (in thousands)
Real Estate
Balance at beginning of year                    $ 69,431      $ 68,616
  Property improvements and replacements             603           838
  Disposal of assets                             (23,419)          (23)
Balance at end of year                          $ 46,615      $ 69,431

Accumulated Depreciation
Balance at beginning of year                    $ 53,841      $ 50,542
  Additions charged to expense                     2,680         3,319
  Disposal of assets                             (19,210)          (20)
Balance at end of year                          $ 37,311      $ 53,841

The  aggregate  cost of the real  estate  for  Federal  income tax  purposes  at
December  31,  2003 and 2002,  is  approximately  $45,060,000  and  $67,413,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December 31, 2003 and 2002, is  approximately  $36,439,000  and  $55,310,000,
respectively.

Note G - Casualty Events

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

Note H - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that are named as nominal  defendants,  challenging,  among  other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc.  ("Insignia") and entities that were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged into AIMCO.  The plaintiffs  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, during the third quarter of 2001, a complaint (the "Heller action")
was filed  against  the same  defendants  that are named in the  Nuanes  action,
captioned  Heller v.  Insignia  Financial  Group.  On or about  August 6,  2001,
plaintiffs filed a first amended  complaint.  The Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
("Objector")  filed an  appeal  seeking  to  vacate  and/or  reverse  the  order
approving the settlement and entering  judgment  thereto.  On November 24, 2003,
the Objector filed an  application  requesting the Court order AIMCO to withdraw
settlement  tender offers it had  commenced,  refrain from making further offers
pending the appeal and auction any units tendered to third  parties,  contending
that the offers did not conform  with the terms of the  Settlement.  Counsel for
the Objector (on behalf of another  investor)  had  alternatively  requested the
Court take certain  action  purportedly  to enforce the terms of the  settlement
agreement.  On December 18, 2003,  the Court heard oral  argument on the motions
and denied them both in their entirety.  On January 28, 2004, Objector filed his
opening brief in his pending appeal.  The Managing  General Partner is currently
scheduled  to file a brief in  support  of the order  approving  settlement  and
entering judgment thereto by April 23, 2004.

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the  Complaint  denying the  substantive  allegations.  Discovery  is  currently
underway.

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

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters  involving  it or its  investment  properties  that are not of a routine
nature arising in the ordinary course of business.


<PAGE>




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

            None.

Item 8a.    Controls and Procedures

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

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fourth quarter of 2003 that have materially  affected,  or are reasonably likely
to  materially  affect,  the  Partnership's   internal  control  over  financial
reporting.



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

Peter K. Kompaniez               59   Director
Martha L. Long                   44   Director and Senior Vice President
Harry G. Alcock                  41   Executive Vice President
Miles Cortez                     60   Executive Vice President, General Counsel
                                        and Secretary
Patti K. Fielding                40   Executive Vice President
Paul J. McAuliffe                47   Executive Vice President and Chief
                                        Financial Officer
Thomas M. Herzog                 41   Senior Vice President and Chief Accounting
                                        Officer

Peter K.  Kompaniez  has been  Director of the Managing  General  Partner  since
February 2004. Mr. Kompaniez has been Vice Chairman of the Board of Directors of
AIMCO since July 1994 and was appointed  President in July 1997.  Mr.  Kompaniez
has also  served as Chief  Operating  Officer of NHP  Incorporated  after it was
acquired by AIMCO in  December  1997.  Effective  April 1, 2004,  Mr.  Kompaniez
resigned as  President  of AIMCO.  Mr.  Kompaniez  will  continue in his role as
Director of the Managing  General Partner and Vice Chairman of AIMCO's Board and
will serve AIMCO on a variety of special and  ongoing  projects in an  operating
role.

Martha L. Long has been a Director  and Senior Vice  President  of the  Managing
General  Partner since February 2004. Ms. Long has been with AIMCO since October
1998 and has served in various capacities. From 1998 to 2001, Ms. Long served as
Senior Vice President and Controller of AIMCO and the Managing  General Partner.
During 2002 and 2003,  Ms. Long served as Senior Vice  President  of  Continuous
Improvement for AIMCO.

Harry G. Alcock was appointed  Executive Vice President of the Managing  General
Partner  in  February  2004 and has been  Executive  Vice  President  and  Chief
Investment Officer of AIMCO since October 1999. Prior to October 1999 Mr. Alcock
served as a Vice President of AIMCO from July 1996 to October 1997,  when he was
promoted to Senior Vice  President-Acquisitions  where he served  until  October
1999. Mr. Alcock has had responsibility for acquisition and financing activities
of AIMCO since July 1994.

Miles  Cortez was  appointed  Executive  Vice  President,  General  Counsel  and
Secretary  of the  Managing  General  Partner in  February  2004 and of AIMCO in
August 2001. Prior to joining AIMCO, Mr. Cortez was the senior partner of Cortez
Macaulay Bernhardt & Schuetze LLC, a Denver law firm, from December 1997 through
September 2001.

Patti K. Fielding was appointed  Executive  Vice President - Securities and Debt
of the Managing  General Partner in February 2004 and of AIMCO in February 2003.
Ms. Fielding previously served as Senior Vice President - Securities and Debt of
AIMCO from  January  2000 to February  2003.  Ms.  Fielding is  responsible  for
securities and debt financing and the treasury  department.  Ms. Fielding joined
AIMCO in February 1997 and served as Vice  President - Tenders,  Securities  and
Debt until January 2000.

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

Thomas M.  Herzog was  appointed  Senior  Vice  President  and Chief  Accounting
Officer of the Managing General Partner in February 2004 and of AIMCO in January
2004.  Prior to joining AIMCO in January 2004, Mr. Herzog was at GE Real Estate,
serving  as Chief  Accounting  Officer & Global  Controller  from  April 2002 to
January 2004 and as Chief Technical Advisor from March 2000 to April 2002. Prior
to joining GE Real  Estate,  Mr.  Herzog was at  Deloitte & Touche LLP from 1990
until 2000, including a two-year assignment in the real estate national office.

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

The board of directors of the Managing  General Partner does not have a separate
audit committee. As such, the board of directors of the Managing General Partner
fulfills  the  functions  of an audit  committee.  The  board of  directors  has
determined  that  Martha L. Long meets the  requirement  of an "audit  committee
financial expert".

The directors and officers of the Managing  General  Partner with authority over
the Partnership are all employees of subsidiaries of AIMCO.  AIMCO has adopted a
code of ethics that applies to such  directors  and  officers  that is posted on
AIMCO's  website  (www.AIMCO.com).   AIMCO's  website  is  not  incorporated  by
reference to this filing.

Item 10.    Executive Compensation

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

Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as noted below, as of December 31, 2003, 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

           AIMCO IPLP, L.P.                     48,033            43.83%
             (an affiliate of AIMCO)
           AIMCO Properties, L.P.               24,850            22.67%
             (an affiliate of AIMCO)

AIMCO IPLP,  L.P.  (formerly known as Insignia  Properties,  L.P.) is indirectly
ultimately  owned  by  AIMCO.  Their  business  address  is  55  Beattie  Place,
Greenville, SC 29602.

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

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

Item 12.    Certain Relationships and Related Transactions

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

During the years ended  December 31, 2003 and 2002,  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  $434,000 and
$551,000 for the years ended December 31, 2003 and 2002, respectively,  which is
included in operating expenses and (loss) income from discontinued operations.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $310,000 and
$389,000 for the years ended December 31, 2003 and 2002, respectively,  which is
included in general  and  administrative  expenses  and  investment  properties.
Included in these amounts are fees related to construction  management  services
provided  by an  affiliate  of the  Managing  General  Partner of  approximately
$17,000 for both of the years ended December 31, 2003 and 2002. The construction
management  service fees are calculated  based upon a percentage of additions to
the investment properties.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations. Approximately $16,000 and $106,000 of fees were paid in conjunction
with the operating  distributions  made during the years ended December 31, 2003
and  2002,  respectively,  which  is  included  in  general  and  administrative
expenses.

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 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  approximately $49,000 and $110,000
for the years ended December 31, 2003 and 2002, respectively,  which is included
in general and administrative expenses.

NPI Equity,  on behalf of the Partnership and certain  affiliated  partnerships,
has established a revolving credit facility (the  "Partnership  Revolver") to be
used to fund deferred  maintenance  and working capital needs of the Partnership
and certain other  affiliated  partnerships in 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 prime rate plus 2% per
annum. The maturity date of any such borrowing  accelerates in the event of: (i)
the removal of NPI Equity as the managing  general  partner  (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. To date, the Partnership
has not borrowed under the Partnership Revolver.

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.

The Managing  General Partner earned and received an Incentive  Compensation Fee
of approximately $114,000 as a result of the sale of Ski Lodge Apartments in May
2003. The Managing General Partner earned and received an Incentive Compensation
Fee  of  approximately  $64,000  as a  result  of the  sale  of  Alpine  Village
Apartments in June 2003.

The  Partnership  insures its properties up to certain  limits through  coverage
provided by AIMCO which is  generally  self-insured  for a portion of losses and
liabilities  related to workers  compensation,  property  casualty  and  vehicle
liability. The Partnership insures its properties above the AIMCO limits through
insurance  policies  obtained  by  AIMCO  from  insurers  unaffiliated  with the
Managing General Partner. During the years ended December 31, 2003 and 2002, the
Partnership was charged by AIMCO and its affiliates  approximately  $147,000 and
$177,000,  respectively,  for insurance coverage and fees associated with policy
claims administration.

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO and its affiliates  owned 72,883 limited  partnership
units (the "Units") in the  Partnership  representing  66.50% of the outstanding
Units at December 31, 2003.  A number of these Units were  acquired  pursuant to
tender offers made by AIMCO or its affiliates.  It is possible that AIMCO or its
affiliates will acquire  additional  Units in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  Pursuant to the Partnership
Agreement,  unit  holders  holding a majority of the Units are  entitled to take
action with  respect to a variety of matters that  include,  but are not limited
to,  voting on certain  amendments  to the  Partnership  Agreement and voting to
remove the Managing General  Partner.  As a result of its ownership of 66.50% of
the outstanding  Units,  AIMCO and its affiliates are in a position to influence
all such voting decisions with respect to the Partnership. However, with respect
to the 46,289 Units  acquired on January 19, 1996,  AIMCO IPLP,  L.P.,  formerly
known as Insignia  Properties,  L.P.  ("IPLP"),  an  affiliate  of the  Managing
General  Partner  and of AIMCO,  agreed  to vote such  Units:  (i)  against  any
increase  in  compensation  payable to the  Managing  General  Partner or to its
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  vote  cast  by  third  party  unitholders.  Except  for  the
foregoing,  no other  limitations  are  imposed on IPLP's,  AIMCO's or any other
affiliates' right to vote each Unit held.  Although the Managing General Partner
owes fiduciary duties to the limited  partners of the Partnership,  the Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  Managing  General
Partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing General Partner to AIMCO, as its sole stockholder.

Item 13.    Exhibits and Reports on Form 8-K

      (a)   Exhibits:

            See Exhibit Index attached.

      (b) Reports on Form 8-K filed in the fourth quarter of calendar year 2003:

            None.

Item 14.    Principal Accounting Fees and Services

The Managing  General Partner has  reappointed  Ernst & Young LLP as independent
auditors to audit the financial statements of the Partnership for 2004.

Audit  Fees.  The  Partnership   paid  to  Ernst  &  Young  LLP  audit  fees  of
approximately $62,000 and $53,000 for 2003 and 2002, respectively.

Tax Fees.  The  Partnership  paid to Ernst & Young LLP fees for tax services for
2003 and 2002 of approximately $25,000 and $26,000, respectively.


<PAGE>


                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the Registrant  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/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Thomas M. Herzog
                                          Thomas M. Herzog
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: March 26, 2004


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

/s/Peter K. Kompaniez         Director                      Date: March 26, 2004
Peter K. Kompaniez

/s/Martha L. Long             Director and Senior Vice      Date: March 26, 2004
Martha L. Long                President

/s/Thomas M. Herzog           Senior Vice President         Date: March 26, 2004
Thomas M. Herzog              and Chief Accounting Officer


<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.

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.

10.30Multifamily  Note dated June 27, 2001 between National  Property  Investors
     6, a California  limited  partnership  with respect to Colony at Kenilworth
     Apartments,   and  GMAC  Commercial  Mortgage  Corporation,   a  California
     corporation.  (Incorporated  by  reference to the  Partnership,s  Quarterly
     Report on Form 10-QSB for the quarter ended June 30, 2001.)

10.32Multifamily  Note  dated  September  27,  2001  between  National  Property
     Investors  6, a  California  limited  partnership  with respect to Place du
     Plantier Apartments, and GMAC Commercial Mortgage Corporation, a California
     corporation.  (Incorporated  by  reference to the  Partnership's  Quarterly
     Report on Form 10-QSB for the quarter ended September 30, 2001.)

10.33Multifamily  Note  dated  November  30,  2001  between  National   Property
     Investors 6, a California limited  partnership with respect to Fairway View
     I  Apartments,  and GMAC  Commercial  Mortgage  Corporation,  a  California
     corporation.  (Incorporated by reference to the Partnership's Annual Report
     on Form 10-KSB for the year ended December 31, 2001.)

31.1 Certification  of  equivalent  of  Chief  Executive   Officer  pursuant  to
     Securities Exchange Act Rules  13a-14(a)/15d-14(a),  as Adopted Pursuant to
     Section 302 of the Sarbanes-Oxley Act of 2002.

31.2 Certification  of  equivalent  of  Chief  Financial   Officer  pursuant  to
     Securities Exchange Act Rules  13a-14(a)/15d-14(a),  as Adopted Pursuant to
     Section 302 of the Sarbanes-Oxley Act of 2002.

32.1 Certification  Pursuant to 18 U.S.C.  Section 1350, as Adopted  Pursuant to
     Section 906 of the Sarbanes-Oxley Act of 2002.


<PAGE>




Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, certify that:


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

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

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

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

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

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

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

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

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

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

Date:  March 26, 2004

                                /s/Martha L. Long
                                 Martha L. Long
                                Senior    Vice    President    of   NPI   Equity
                                Investments,   Inc.,  equivalent  of  the  chief
                                executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Thomas M. Herzog, certify that:


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

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

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

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

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

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

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

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

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

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

Date:  March 26, 2004

                                    /s/Thomas M. Herzog
                                Thomas M. Herzog
                                Senior  Vice  President  and  Chief   Accounting
                                Officer of NPI Equity Investments, Inc.,
                                equivalent  of the chief  financial  officer  of
                                the Partnership


<PAGE>


Exhibit 32.1


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                  Section 906 of the Sarbanes-Oxley Act of 2002



In  connection  with the  Yearly  Report  on Form  10-KSB of  National  Property
Investors 6 (the  "Partnership"),  for the year ended December 31, 2003 as filed
with the Securities and Exchange  Commission on the date hereof (the  "Report"),
Martha  L.  Long,  as the  equivalent  of the  Chief  Executive  Officer  of the
Partnership,  and Thomas M. Herzog,  as the  equivalent  of the Chief  Financial
Officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section
1350,  as adopted  pursuant  to Section 906 of the  Sarbanes-Oxley  Act of 2002,
that, to the best of his knowledge:

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

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


                                           /s/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  March 26, 2004


                                           /s/Thomas M. Herzog
                                    Name:  Thomas M. Herzog
                                    Date:  March 26, 2004


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