FORM 10-KSB--ANNUAL OR TRANSITIONAL REPORT UNDER
                                SECTION 13 OR 15(d)

                                   Form 10-KSB
(Mark One)
[X]  ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE  SECURITIES  EXCHANGE ACT OF
     1934 [No Fee Required]

                    For the fiscal year ended December 31, 2000

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

                For the transition period from _________to _________

                         Commission file number 0-11864

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

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

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

                    Issuer's telephone number (864) 239-1000

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

                                      None

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

                            Limited Partnership Units
                                (Title of class)

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

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

State issuer's revenues for its most recent fiscal year.  $11,496,000

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, 2000. No market exists for the limited  partnership
interests of the Registrant,  and,  therefore,  no aggregate market value can be
determined.

                       DOCUMENTS INCORPORATED BY REFERENCE
                                      NONE

<PAGE>

                                     PART I

Item 1.     Description of Business

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

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

The  Partnership  has no full  time  employees.  Management  and  administrative
services are provided by the Managing  General Partner and by agents retained by
the Managing  General  Partner.  These services were provided by an affiliate of
the Managing General Partner for the years ended December 31, 2000 and 1999.

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

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

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

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

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

Transfer of Control

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

Item 2.     Description of Properties

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

                                   Date of
Properties                         Purchase       Type of Ownership           Use

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

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

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

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

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

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

Schedule of Properties

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

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

<S>                      <C>         <C>         <C>                       <C>
Ski Lodge                $16,025     $12,292     5-27.5 yrs    S/L         $ 2,423
Panorama Terrace II        4,928       3,393     5-27.5 yrs    S/L           1,268
Place du Plantier         11,302       8,039     5-27.5 yrs    S/L           2,508
Fairway View I            10,355       6,989     5-27.5 yrs    S/L           2,176
Colony at Kenilworth      23,817      16,057     5-27.5 yrs    S/L           5,181
Alpine Village             5,834       3,887     5-27.5 yrs    S/L           1,649
        Totals           $72,261     $50,657                               $15,205
</TABLE>

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

Schedule of Properties Indebtedness

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

                           Principal                                        Principal
                          Balance At      Stated                             Balance
                         December 31,    Interest    Period    Maturity       Due At
Properties                   2000          Rate    Amortized     Date      Maturity (2)
                        (in thousands)                                    (in thousands)

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

(1)   Loan requires payments of interest only.

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

Rental Rates and Occupancy

Average annual rental rates and occupancy for 2000 and 1999 for each property:

                                      Average Annual             Average Annual
                                       Rental Rates                 Occupancy
                                        (per unit)
Properties                         2000            1999         2000        1999

Ski Lodge                         $5,283          $5,247         92%         93%
Panorama Terrace II                6,317           6,003         92%         94%
Place du Plantier                  6,907           6,691         93%         94%
Fairway View I                     6,980           6,752         95%         95%
Colony at Kenilworth               9,320           9,030         96%         94%
Alpine Village                     6,325           6,174         93%         95%

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 2000 for each property were:

                                                2000            2000
                                               Billing          Rate
                                           (in thousands)

       Ski Lodge                                $ 93            3.45%
       Panorama Terrace II                        40            7.26%
       Place du Plantier                          42            9.80%
       Fairway View I                             52            9.80%
       Colony at Kenilworth                      254            4.79%
       Alpine Village                             50            7.26%

Capital Improvements

Ski Lodge Apartments

The Partnership completed  approximately $341,000 in capital expenditures at Ski
Lodge Apartments as of December 31, 2000, consisting primarily of floor covering
replacements, HVAC replacements, appliances, interior decoration, wall covering,
major landscaping,  structural  improvements,  and plumbing improvements.  These
improvements were funded from operating cash flow and replacement reserves.  The
Partnership  is  currently  evaluating  the  capital  improvement  needs  of the
property for the upcoming year. The minimum amount to be budgeted is expected to
be $275 per unit or $143,550. Additional improvements may be considered and will
depend on the physical condition of the property as well as replacement reserves
and anticipated cash flow generated by the property.

Panorama Terrace II Apartments

The  Partnership  completed  approximately  $257,000 in capital  expenditures at
Panorama Terrace II Apartments as of December 31, 2000,  consisting primarily of
building sub-structure and plumbing improvements,  HVAC replacements,  and floor
covering  replacements.  These improvements were funded from operating cash flow
and replacement  reserves.  The Partnership is currently  evaluating the capital
improvement  needs of the property for the upcoming  year. The minimum amount to
be budgeted is expected to be $275 per unit or $31,900.  Additional improvements
may be considered  and will depend on the physical  condition of the property as
well  as  replacement  reserves  and  anticipated  cash  flow  generated  by the
property.

Place du Plantier Apartments

The  Partnership  completed  approximately  $101,000 in capital  expenditures at
Place du Plantier  Apartments as of December 31, 2000,  consisting  primarily of
air  conditioning  replacements,  floor  covering,  appliance  and light fixture
replacements.  These  improvements  were  funded  from  operating  cash flow and
replacement  reserves.  The  Partnership  is  currently  evaluating  the capital
improvement  needs of the property for the upcoming  year. The minimum amount to
be budgeted is expected to be $275 per unit or $73,700.  Additional improvements
may be considered  and will depend on the physical  condition of the property as
well  as  replacement  reserves  and  anticipated  cash  flow  generated  by the
property.

Fairway View I Apartments

The  Partnership  completed  approximately  $196,000 in capital  expenditures at
Fairway View I Apartments as of December 31, 2000,  consisting primarily of HVAC
replacements,   clubhouse  renovations,   appliance   replacements,   structural
improvements,  and floor covering  replacements.  These improvements were funded
from operating cash flow and replacement reserves.  The Partnership is currently
evaluating the capital  improvement needs of the property for the upcoming year.
The  minimum  amount to be  budgeted is expected to be $275 per unit or $66,550.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Colony at Kenilworth Apartments

The  Partnership  completed  approximately  $591,000 in capital  expenditures at
Colony at Kenilworth Apartments as of December 31, 2000, consisting primarily of
HVAC,  appliances,  maintenance  equipment,  and floor covering replacements and
miscellaneous  and building  improvements.  These  improvements were funded from
operating  cash flow and  replacement  reserves.  The  Partnership  is currently
evaluating the capital  improvement needs of the property for the upcoming year.
The minimum  amount to be budgeted is expected to be $275 per unit or  $105,325.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Alpine Village Apartments

The  Partnership  completed  approximately  $214,000 in capital  expenditures at
Alpine Village Apartments as of December 31, 2000, consisting primarily of floor
covering and appliance  replacements,  plumbing  improvements,  air conditioning
upgrades, furniture and fixtures and structural improvements. These improvements
were funded from operating cash flow and replacement  reserves.  The Partnership
is currently  evaluating the capital  improvement  needs of the property for the
upcoming year. The minimum amount to be budgeted is expected to be $275 per unit
or $44,000.  Additional  improvements  may be considered  and will depend on the
physical  condition  of  the  property  as  well  as  replacement  reserves  and
anticipated cash flow generated by the property.

Item 3.     Legal Proceedings

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

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  The Managing General Partner does not
anticipate  that  costs  associated  with  this  case  will be  material  to the
Partnership's overall operations.

The Partnership is a party to certain legal actions resulting from its operating
activities.  These actions are routine litigation and administrative proceedings
arising in the  ordinary  course of business  and none of which are  expected to
have a  material  adverse  effect  on the  financial  condition  or  results  of
operations of the Partnership.

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, 2000.


                                     PART II

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

The Partnership,  a publicly-held limited partnership,  offered and sold 109,600
Limited Partnership Units aggregating $54,800,000.  As of December 31, 2000, the
Partnership  had 109,600 units  outstanding  held by 2,290  limited  partners of
record. Affiliates of the Managing General Partner owned 70,618 units or 64.432%
at December 31, 2000. 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, 1999 and 2000 and subsequent to December 31, 2000:

                                                Distributions
                                                           Per Limited
                                      Aggregate (1)      Partnership Unit
                                      (in thousands)

       01/01/99 - 12/31/99              $    --               $   --
       01/01/00 - 12/31/00                2,711                24.49
      Subsequent to 12/31/00                643                 5.81

(1)   Consist of cash from operations.

The Partnership's  distribution  policy is reviewed on a quarterly basis. Future
cash  distributions  will  depend  on the  levels  of net  cash  generated  from
operations,  the  availability  of cash  reserves,  and the  timing  of the debt
maturity,  refinancings  and/or  property  sales.  There  can  be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after  required  capital  improvements  to permit further  distributions  to its
partners during the year 2001 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,618 limited partnership
units in the Partnership representing 64.432% of the outstanding units. 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 make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result of its  ownership  of 64.432%  of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner)  (i)  against  any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on AIMCO's or its affiliates right
to vote each Unit acquired.

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

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

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

Results of Operations

The  Partnership's  net  income  for the  year  ended  December  31,  2000,  was
approximately  $463,000  compared to net income of approximately  $1,349,000 for
the year ended  December 31, 1999. The decrease in net income for the year ended
December 31, 2000, is primarily  attributable to the cumulative  effect on prior
years of a change in accounting principle of approximately $302,000 as discussed
below and a casualty gain of approximately $395,000 which were recognized during
1999.  Income  before  the  cumulative  effect  on prior  years  of a change  in
accounting  principle was  approximately  $463,000 and  $1,047,000 for the years
ended  December 31, 2000 and 1999,  respectively.  The decrease in income before
the cumulative effect on prior years of a change in accounting principle for the
year ended December 31, 2000 is primarily  attributable  to an increase in total
expenses  partially  offset  by an  increase  in total  revenues  excluding  the
casualty gain mentioned above.

The increase in total revenues, excluding the casualty gain, is due to increases
in rental and other income. The increase in rental income is primarily due to an
increase  in the average  rental  rates at all of the  Partnership's  investment
properties  which more than offset the decreases in average  occupancy  rates at
four of the investment properties. The increase in other income is primarily due
to  increases  in  telephone  and  laundry  income  at  all  of  the  investment
properties,   late  charges  at  Ski  Lodge  Apartments,   Panorama  Terrace  II
Apartments,  Fairway  View I Apartments  and Alpine  Village  Apartments,  cable
television  charges at Ski Lodge Apartments,  Panorama Terrace II Apartments and
Colony at  Kenilworth  Apartments  and cleaning and damage  charges at Colony at
Kenilworth  Apartments.  Other  income  also  increased  due to an  increase  in
interest  income as a result of higher  average cash  balances  held in interest
bearing accounts.

The  increase  in  total   expenses  is  due  to  an  increase  in  general  and
administrative  expense and depreciation  expense partially offset by a decrease
in operating expense. The increase in general and administrative  expense is due
to an increase in non-accountable reimbursements and Partnership management fees
resulting from  distributions  of operating cash made during 2000 as required by
the  Partnership  Agreement  in  addition to an increase in the cost of services
included in the management  reimbursements  to the Managing  General  Partner as
allowed under the Partnership Agreement. The increase in depreciation expense is
the result of fixed assets  placed into  service  during the past two years that
are now being depreciated. The decrease in operating expense is primarily due to
a decrease in maintenance  expense  partially  offset by an increase in property
expense.  The decrease in  maintenance  expense is primarily  attributable  to a
decrease in  contract  yard and ground  work at Ski Lodge  Apartments,  Place du
Plantier  Apartments,  Colony  at  Kenilworth  Apartments,  and  Alpine  Village
Apartments,  floor covering repairs at all of the investment  properties  except
Fairway View I Apartments  and interior  improvements  at all of the  investment
properties.  The increase in property  expense is attributable to an increase in
contract courtesy patrol at Ski Lodge Apartments,  Place du Plantier Apartments,
Fairway View I Apartments,  and Colony at Kenilworth Apartments, and an increase
in employee  salaries  and  employee  related  expense at all of the  investment
properties.

Also included in general and administrative expense for the years ended December
31,  2000  and  1999  are  costs   associated  with  the  quarterly  and  annual
communications  with the investors and regulatory  agencies and the annual audit
required by the Partnership Agreement.

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

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

Capital Resources and Liquidity

At  December  31,  2000,  the  Partnership  had  cash and  cash  equivalents  of
approximately  $963,000 as compared to approximately  $2,538,000 at December 31,
1999. For the year ended December 31, 2000, cash and cash equivalents  decreased
by approximately $1,575,000 from the Partnership's year ended December 31, 1999.
The decrease in cash and cash equivalents is due to approximately  $1,776,000 of
cash used in investing activities and approximately $2,711,000 used in financing
activities  partially  offset by  approximately  $2,912,000  of cash provided by
operating  activities.  Cash used in investing  activities consists primarily of
property  improvements and  replacements and net deposits to restricted  escrows
maintained by mortgage lenders.  Cash used in financing  activities consisted of
distributions  to the  partners.  The  Partnership  invests its working  capital
reserves in interest bearing accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the various  properties  to  adequately  maintain  the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state and local legal and regulatory  requirements.  The Partnership is
currently  evaluating  the capital  improvement  needs of the properties for the
upcoming year. The minimum amount to be budgeted is expected to be $275 per unit
or $465,025.  Additional  improvements  may be considered and will depend on the
physical  condition  of the  property,  as  well  as  replacement  reserves  and
anticipated  cash  flow  generated  by each  property.  The  additional  capital
expenditures  will be incurred only if cash is available from operations or from
Partnership  reserves. To the extent that such budgeted capital improvements are
completed,  the Partnership's  distributable cash flow, if any, may be adversely
affected at least in the short term.

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

During  the  year  ended   December  31,  2000,  the   Partnership   distributed
approximately  $2,711,000  (approximately  $2,684,000 to the limited partners or
$24.49 per limited partnership unit) to the partners from operations. Subsequent
to December  31, 2000,  the  Partnership  distributed  cash from  operations  of
approximately $643,000  (approximately $637,000 to the limited partners or $5.81
per limited  partnership unit) to the partners.  There were no distributions for
the year ended  December  31, 1999.  The  Partnership's  distribution  policy is
reviewed on a quarterly  basis.  Future  cash  distributions  will depend on the
levels of net cash generated from operations, the availability of cash reserves,
and the timing of the debt maturity,  refinancings  and/or property sales. There
can be no assurance,  however,  that the  Partnership  will generate  sufficient
funds from  operations  after required  capital  improvements  to permit further
distributions to its partners during the year 2001 or subsequent periods.

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

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,618 limited partnership
units in the Partnership representing 64.432% of the outstanding units. 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 make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result of its  ownership  of 64.432%  of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner)  (i)  against  any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on AIMCO's or its affiliates right
to vote each Unit acquired.

<PAGE>

Item 7.     Financial Statements

NATIONAL PROPERTY INVESTORS 6

LIST OF FINANCIAL STATEMENTS

      Report of Ernst & Young LLP, Independent Auditors

      Balance Sheet - December 31, 2000

      Statements of Operations - Years ended December 31, 2000 and 1999

      Statements of Changes in Partners' Deficit - Years ended December 31, 2000
      and 1999

      Statements of Cash Flows - Years ended December 31, 2000 and 1999

      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, 2000, 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, 2000.  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, 2000,  and the results of its  operations and its cash flows for
each of the two years in the period ended December 31, 2000, in conformity  with
accounting principles generally accepted in the United States.

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


                                                            /s/ERNST & YOUNG LLP



Greenville, South Carolina
March 2, 2001



<PAGE>




                           NATIONAL PROPERTY INVESTORS 6

                                  BALANCE SHEET
                          (in thousands, except unit data)

                                December 31, 2000
<TABLE>
<CAPTION>



Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $   963
   Receivables and deposits                                                      667
   Restricted escrows                                                            367
   Other assets                                                                  670
   Investment properties (Notes C and F):
      Land                                                    $  4,349
      Buildings and related personal property                   67,912
                                                                72,261
      Less accumulated depreciation                            (50,657)       21,604
                                                                            $ 24,271
Liabilities and Partners' Deficit
Liabilities
      Accounts payable                                                       $   270
      Tenant security deposits payable                                           278
      Accrued property taxes                                                     142
      Other liabilities                                                          475
      Mortgage notes payable (Note C)                                         26,135

Partners' Deficit
   General partner                                             $  (578)
   Limited partners (109,600 units issued and
      outstanding)                                              (2,451)       (3,029)
                                                                            $ 24,271

                 See Accompanying Notes to Financial Statements
</TABLE>


<PAGE>

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF OPERATIONS
                          (in thousands, except unit data)

<TABLE>
<CAPTION>

                                                           Years Ended December 31,
                                                              2000         1999
Revenues:
<S>                                                         <C>           <C>
   Rental income                                            $10,571       $10,417
   Other income                                                 925           682
   Casualty gain (Note G)                                        --           395
      Total revenues                                         11,496        11,494

Expenses:
   Operating                                                  4,195         4,388
   General and administrative                                   747           358
   Depreciation                                               3,484         3,119
   Interest                                                   2,059         2,058
   Property taxes                                               548           524
      Total expenses                                         11,033        10,447

Income before cumulative effect of a change in
   accounting principle                                         463         1,047
Cumulative effect on prior years of a change in
   accounting for the cost of exterior painting and
   major landscaping (Note J)                                    --           302

Net income (Note D)                                          $  463       $ 1,349

Net income allocated to general partner (1%)                 $    5          $ 13
Net income allocated to limited partners (99%)                  458         1,336

                                                             $  463       $ 1,349
Per limited partnership unit:
   Income before cumulative effect on a change in
      accounting principle                                   $ 4.18       $  9.46
   Cumulative effect on prior years of a change in
      accounting for the cost of painting and major
      landscaping                                                --          2.73

Net income                                                   $ 4.18       $ 12.19

Distributions per limited partnership unit                  $ 24.49        $   --


                 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, 1998                    109,600        $ (569)    $ (1,561)   $ (2,130)

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

Partners' deficit at
  December 31, 1999                    109,600           (556)       (225)       (781)

Distribution to partners                    --            (27)     (2,684)     (2,711)

Net income for the year ended
  December 31, 2000                         --              5         458         463

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

                 See Accompanying Notes to Financial Statements
</TABLE>


<PAGE>

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                   (in thousands)

<TABLE>
<CAPTION>

                                                             Years Ended December 31,
                                                                 2000         1999
Cash flows from operating activities:
<S>                                                              <C>         <C>
  Net income                                                     $  463      $ 1,349
  Adjustments to reconcile net income to net cash provided
   by operating activities:
   Depreciation                                                   3,484        3,119
   Amortization of loan costs                                       149          142
   Cumulative effect on prior years of change in
      accounting principle                                           --         (302)
   Casualty gain                                                     --         (395)
   Change in accounts:
      Receivables and deposits                                     (305)         153
      Other assets                                                  (30)         (76)
      Accounts payable                                               56          (93)
      Tenant security deposits payable                               39           32
      Accrued property taxes                                        (41)          53
      Payable to affiliates                                        (916)          --
      Other liabilities                                              13          116

          Net cash provided by operating activities               2,912        4,098

Cash flows from investing activities:
  Net (deposits to) withdrawals from restricted escrows             (61)         663
  Property improvements and replacements                         (1,715)      (4,209)
  Net insurance proceeds                                             --          485

          Net cash used in investing activities                  (1,776)      (3,061)

Cash flows used in financing activities:
  Distributions paid                                             (2,711)          --

Net (decrease) increase in cash and cash equivalents             (1,575)       1,037

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

Cash and cash equivalents at end of year                        $   963      $ 2,538

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

Supplemental disclosure of non-cash activity:
  Property improvements and replacements in accounts
   payable                                                      $    86        $ 101

                 See Accompanying Notes to Financial Statements
</TABLE>


<PAGE>
                           NATIONAL PROPERTY INVESTORS 6

                          NOTES TO FINANCIAL STATEMENTS

                                December 31, 2000


Note A - Organization and Significant Accounting Policies

Organization

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

Use of Estimates

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

Allocation of Income, Loss and Distributions

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

Fair Value of Financial Statements

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

Cash and Cash Equivalents

Cash and cash  equivalents  include cash on hand, cash in banks and money market
accounts.  At certain  times,  the amount of cash deposited at a bank may exceed
the limit on insured deposits.  Cash balances included approximately $711,000 at
December 31, 2000 that are  maintained by the affiliated  management  company on
behalf of affiliated entities in cash concentration accounts.

Depreciation

Depreciation is provided by the straight-line method over the estimated lives of
the apartment  properties and related personal property.  For Federal income tax
purposes,  the  accelerated  cost recovery  method is used (1) for real property
over 15 years for  additions  prior to March 16,  1984,  18 years for  additions
after March 15, 1984 and before May 9, 1985,  and 19 years for  additions  after
May 8, 1985, and before  January 1, 1987,  and (2) for personal  property over 5
years for additions  prior to January 1, 1987. As a result of the Tax Reform Act
of 1986, for additions  after December 31, 1986, the modified  accelerated  cost
recovery method is used for  depreciation of (1) real property over 27 1/2 years
and (2) personal property additions over 5 years.

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

Loan Costs

Loan  costs  of  approximately  $1,003,000,  less  accumulated  amortization  of
approximately  $587,000, are included in other assets and are being amortized on
a straight-line basis over the life of the loans.

Tenant Security Deposits

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

Leases

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

Investment Properties

Investment properties consist of six apartment complexes and are stated at cost.
Acquisition  fees are  capitalized as a cost of real estate.  In accordance with
SFAS No.  121,  "Accounting  for the  Impairment  of  Long-Lived  Assets and for
Long-Lived Assets to be Disposed of", the Partnership  records impairment losses
on long-lived assets used in operations when events and  circumstances  indicate
that the assets might be impaired and the  undiscounted  cash flows estimated to
be generated by those assets are less than the carrying amounts of those assets.
No adjustments for impairment of value were recorded in the years ended December
31, 2000 and 1999.

Replacement Reserve Escrow

The Partnership  maintains replacement reserve escrows at each of its properties
to fund  replacement,  refurbishment  or repair of  improvements to the property
pursuant to the mortgage note documents. As of December 31, 2000, the balance in
these accounts are approximately $367,000.

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. The
Managing General Partner believes that segment-based disclosures will not result
in a more  meaningful  presentation  than the financial  statements as currently
presented.

Advertising Costs

Advertising costs of approximately  $146,000 in 2000 and approximately  $166,000
in 1999 were  charged to expense  as  incurred  and are  included  in  operating
expenses.

Note B - Transfer of Control

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

Note C - Mortgage Notes Payable

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

                          Principal      Monthly                           Principal
                          Balance At     Payment    Stated                  Balance
                         December 31,   Interest   Interest   Maturity      Due At
                             2000         Only       Rate       Date       Maturity
                              (in thousands)                            (in thousands)
Properties
<S>                        <C>            <C>        <C>      <C>   <C>     <C>
Ski Lodge                  $ 6,800        $   42     7.33%    11/01/03      $ 6,800
Panorama Terrace II          1,450             9     7.33%    11/01/03        1,450
Place du Plantier            3,800            23     7.33%    11/01/03        3,800
Fairway View I               4,000            24     7.33%    11/01/03        4,000
Colony at Kenilworth         7,985            49     7.33%    11/01/03        7,985
Alpine Village               2,100            13     7.33%    11/01/03        2,100
                           $26,135        $  160                            $26,135
</TABLE>

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

Scheduled  principal  payments  of the  mortgage  notes  payable  subsequent  to
December 31, 2000 are as follows (in thousands):

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

Note D - Income Taxes

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

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

                                                  December 31,
                                               2000         1999
Net income as reported                        $  463      $ 1,349
Add (deduct):
   Depreciation differences                      905          559
   Prepaid rent                                   11         (77)
   Subordinate incentive fee                    (916)          --
   Other                                           5          171
Federal taxable income                        $  468      $ 2,002
Federal taxable income per limited
   partnership unit                           $ 4.23      $ 18.08

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

Net liabilities as reported                       $(3,029)
Land and buildings                                 (2,078)
Accumulated depreciation                           (4,321)
Syndication and distribution costs                  6,295
Prepaid rent                                           38
Other                                                 372

Net liabilities - tax basis                       $(2,723)


Note E - Transactions with Affiliated Parties

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

The following  payments were accrued or paid to the Managing General Partner and
affiliates  of the  Managing  General  Partner  during  each of the years  ended
December 31, 2000 and 1999:

                                                         2000       1999
                                                         (in thousands)
Property management fees (included in operating
  expenses)                                              $580       $556
Reimbursement for services of affiliates
  (included in operating, general and
  administrative expenses, and investment
  properties)                                             532        354
Partnership management fee (included in general
  and administrative expenses)                             91         --
Non-accountable reimbursement (included in general
  and administrative expenses)                            150         --

During the years ended  December 31, 2000 and 1999,  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  $580,000 and
$556,000 for the years ended December 31, 2000 and 1999, respectively.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $532,000 and
$354,000 for the years ended December 31, 2000 and 1999, respectively.  Included
in "Reimbursements  for services of affiliates" for the years ended December 31,
2000  and  1999  is  approximately  $140,000  and  $115,000,   respectively,  in
reimbursements for construction oversight costs.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations. Approximately $91,000 of fees were paid in 2000 in conjunction with
the  operating  distributions  made during the year ended  December 31, 2000. No
such fee was earned in 1999.

For services relating to the  administration of the Partnership and operation of
the Partnership's  property, the Managing General Partner is entitled to receive
payment for the  non-accountable  expenses up to a maximum of $150,000  per year
based upon the number of Partnership units sold, subject to certain limitations.
The Managing General Partner earned and received  $150,000 during the year ended
December 31, 2000. No such fee was earned in 1999.

Upon the sale of the Partnership  properties,  NPI Equity will be entitled to an
Incentive  Compensation  Fee equal to a declining  percentage of the  difference
between the total amount distributed to limited partners and the appraised value
of their investment at February 1, 1992. The percentage amount to be realized by
NPI Equity,  if any,  will be  dependent  upon the year in which the property is
sold.  Payment of the Incentive  compensation Fee is subordinated to the receipt
by the limited partners, of: (a) distributions from capital transaction proceeds
of an amount equal to their appraised  investment in the Partnership at February
1, 1992, and (b) distributions from all sources (capital transactions as well as
cash  flow)  of an  amount  equal to six  percent  (6%)  per  annum  cumulative,
non-compounded,  on their appraised investment in the Partnership at February 1,
1992. With the sale of The Village  Apartments in 1998, an incentive  management
fee of  approximately  $916,000 was accrued and was  previously  included on the
balance sheet as "Payable to  Affiliate".  The limited  partners  received their
aforementioned  cumulative  preferred return with the February 2000 distribution
and the  Managing  General  Partner was paid the  previously  accrued  incentive
management fee.

NPI Equity is entitled to receive 1% of  distributions  of cash from  operations
and an allocation of 1% of the net income or loss of the Partnership. NPI Equity
received  distributions of $27,000 for the year ended December 31, 2000. No such
distributions were received during the year ended December 31, 1999.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,618 limited partnership
units in the Partnership representing 64.432% of the outstanding units. 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 make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result of its  ownership  of 64.432%  of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner)  (i)  against  any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on AIMCO's or its affiliates right
to vote each Unit acquired.

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

Note F - Real Estate and Accumulated Depreciation
<TABLE>
<CAPTION>

                                                  Initial Cost
                                                 To Partnership
                                                 (in thousands)
                                                         Buildings         Cost
                                                        and Related     Capitalized
                                                         Personal      Subsequent to
Description                 Encumbrances       Land      Property       Acquisition
                           (in thousands)                             (in thousands)
<S>                           <C>             <C>         <C>             <C>
Ski Lodge                     $ 6,800         $  672      $11,587         $ 3,766
Panorama Terrace II             1,450            323        2,972           1,633
Place du Plantier               3,800            840        7,773           2,689
Fairway View I                  4,000            762        7,048           2,545
Colony at Kenilworth            7,985          1,306       13,187           9,324
Alpine Village                  2,100            359        3,515           1,960

                              $26,135        $ 4,262      $46,082         $21,917
</TABLE>

<TABLE>
<CAPTION>

                      Gross Amount At Which
                             Carried
                       At December 31, 2000
                          (in thousands)

                             Buildings
                             And Related
                              Personal          Accumulated    Year of      Date     Depreciable
Description           Land   Properties Total  Depreciation  Construction  Acquired  Life-Years
                                             (in thousands)
<S>                  <C>      <C>       <C>       <C>           <C>       <C>      <C>
Ski Lodge            $ 676    $15,349   $16,025   $12,292       1977      07/84    5-27.5
Panorama Terrace II    330      4,598     4,928     3,393       1973      10/84    5-27.5
Place du Plantier      844    10,458     11,302     8,039       1974      05/84    5-27.5
Fairway View I         767     9,588     10,355     6,989       1974      05/84    5-27.5
Colony at Kenilworth 1,366    22,451     23,817    16,057       1967      03/84    5-27.5
Alpine Village         366     5,468      5,834     3,887       1972      10/84    5-27.5

      Totals        $4,349   $67,912   $72,261   $50,657
</TABLE>

Reconciliation of Real Estate and Accumulated Depreciation:

                                                      December 31,
                                                    2000         1999
                                                     (in thousands)
Real Estate
Balance at beginning of year                      $70,561      $66,540
  Property improvements and replacements            1,700        4,079
  Disposals of investment property                     --         (360)
  Cumulative effect on prior years of a
   change in accounting principle                      --          302
Balance at end of year                            $72,261      $70,561

Accumulated Depreciation
Balance at beginning of year                      $47,173      $44,324
  Additions charged to expense                      3,484        3,119
  Disposals of investment property                     --         (270)
Balance at end of year                            $50,657      $47,173

The  aggregate  cost of the real  estate  for  Federal  income tax  purposes  at
December  31,  2000 and 1999,  is  approximately  $70,183,000  and  $68,422,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December 31, 2000 and 1999, is  approximately  $54,978,000  and  $52,399,000,
respectively.

Note G - Casualty Events

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

Note H - Distributions

During  the  year  ended   December  31,  2000,  the   Partnership   distributed
approximately  $2,711,000  (approximately  $2,684,000  to the limited  partners,
$24.49 per limited partnership unit) to the partners from operations. Subsequent
to December  31, 2000,  the  Partnership  distributed  cash from  operations  of
approximately $643,000  (approximately $637,000 to the limited partners or $5.81
per limited  partnership unit) to the partners.  There were no distributions for
the year ended December 31, 1999.

Note I - Legal Proceedings

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

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  The Managing General Partner does not
anticipate  that  costs  associated  with  this  case  will be  material  to the
Partnership's overall operations.

The Partnership is a party to certain legal actions resulting from its operating
activities.  These actions are routine litigation and administrative proceedings
arising in the  ordinary  course of business  and none of which are  expected to
have a  material  adverse  effect  on the  financial  condition  or  results  of
operations of the Partnership.


Note J - Change in Accounting Principle

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

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

                         Increase/(decrease) in        Per limited
                               net income           partnership unit
                             (in thousands)
   First Quarter                  $(21)                  $(0.19)
   Second Quarter                  118                     1.07
   Third Quarter                   100                     0.90
   Fourth Quarter                  374                     3.38



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

         None.

<PAGE>


                                    PART III

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

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

Name                        Age    Position

Patrick J. Foye              43    Executive Vice President and Director

Martha L. Long               41    Senior Vice President and Controller

Patrick J. Foye has been  Executive  Vice President and Director of the Managing
General  Partner  since October 1, 1998.  Mr. Foye has served as Executive  Vice
President  of AIMCO  since May 1998.  Prior to  joining  AIMCO,  Mr.  Foye was a
partner in the law firm of Skadden, Arps, Slate, Meagher & Flom LLP from 1989 to
1998 and was  Managing  Partner  of the  firm's  Brussels,  Budapest  and Moscow
offices from 1992  through  1994.  Mr. Foye is also Deputy  Chairman of the Long
Island  Power   Authority  and  serves  as  a  member  of  the  New  York  State
Privatization  Council.  He received a B.A. from Fordham College and a J.D. from
Fordham University Law School.

Martha L. Long has been Senior Vice  President  and  Controller  of the Managing
General  Partner since October 1998 as a result of the  acquisition  of Insignia
Financial  Group,  Inc. As of February 2001, Ms. Long was also appointed head of
the service  business for AIMCO.  From June 1994 until January 1997, she was the
Controller for Insignia, and was promoted to Senior Vice President - Finance and
Controller in January 1997,  retaining that title until October 1998.  From 1988
to June 1994,  Ms. Long was Senior Vice  President and  Controller for The First
Savings Bank, FSB in Greenville, South Carolina.

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

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

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

The executive  officers and director of the Managing  General Partner  discussed
with the  Partnership's  independent  auditors  the overall  scope and plans for
their audit. In reliance on the reviews and discussions  referred to above,  the
executive  officers and director of the Managing  General  Partner have approved
the  inclusion of the audited  financial  statements  in the Form 10-KSB for the
year  ended  December  31,  2000 for filing  with the  Securities  and  Exchange
Commission.

The Managing  General Partner has  reappointed  Ernst & Young LLP as independent
auditors to audit the financial  statements of the  Partnership  for the current
fiscal  year.  Fees for the last  fiscal  year were  annual  audit  services  of
approximately  $55,000  and  non-audit  services  (principally  tax-related)  of
approximately $28,000.

Item 10.    Executive Compensation

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

Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as noted below, as of December 31, 2000, no person or entity was known to
own of  record  or  beneficially  more  than  five  percent  of the Units of the
Partnership.

                                           Number of Units      Percentage

           Insignia Properties, LP              48,033           43.825%
             (an affiliate of AIMCO)
           AIMCO Properties LP                  22,585           20.607%
             (an affiliate of AIMCO)

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

AIMCO Properties LP is indirectly  ultimately  controlled by AIMCO. Its business
address is 2000 South Colorado Boulevard, Denver, Colorado 80222.

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

Item 12.    Certain Relationships and Related Transactions

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
partnership  activities.  The  Partnership  Agreement  provides  for payments to
affiliates for property management services based on a percentage of revenue and
for  reimbursement of certain  expenses  incurred by affiliates on behalf of the
Partnership. The following payments were accrued or paid to the Managing General
Partner and affiliates of the Managing  General Partner during each of the years
ended December 31, 2000 and 1999:

                                                          2000       1999
                                                          (in thousands)
Property management fees                                  $580       $556
Reimbursement for services of affiliates                   532        354
Partnership management fee                                  91         --
Non-accountable reimbursement                              150         --

During the years ended  December 31, 2000 and 1999,  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  $580,000 and
$556,000 for the years ended December 31, 2000 and 1999, respectively.

An  affiliate  of  the  Managing  General  Partner  received   reimbursement  of
accountable  administrative  expenses  amounting to  approximately  $532,000 and
$354,000 for the years ended December 31, 2000 and 1999, respectively.  Included
in "Reimbursements  for services of affiliates" for the years ended December 31,
2000  and  1999,  is  approximately  $140,000  and  $115,000,  respectively,  in
reimbursements for construction oversight costs.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations. Approximately $91,000 of fees were paid in 2000 in conjunction with
the  operating  distributions  made during the year ended  December 31, 2000. No
such fee was earned in 1999.

For services relating to the  administration of the Partnership and operation of
the Partnership's  property, the Managing General Partner is entitled to receive
payment for the  non-accountable  expenses up to a maximum of $150,000  per year
based upon the number of Partnership units sold, subject to certain limitations.
The Managing General Partner earned and received  $150,000 during the year ended
December 31, 2000. No such fee was earned in 1999.

Upon the sale of the Partnership  properties,  NPI Equity will be entitled to an
Incentive  Compensation  Fee equal to a declining  percentage of the  difference
between the total amount distributed to limited partners and the appraised value
of their investment at February 1, 1992. The percentage amount to be realized by
NPI Equity,  if any,  will be  dependent  upon the year in which the property is
sold.  Payment of the Incentive  compensation Fee is subordinated to the receipt
by the limited partners, of: (a) distributions from capital transaction proceeds
of an amount equal to their appraised  investment in the Partnership at February
1, 1992, and (b) distributions from all sources (capital transactions as well as
cash  flow)  of an  amount  equal to six  percent  (6%)  per  annum  cumulative,
non-compounded,  on their appraised investment in the Partnership at February 1,
1992. With the sale of The Village  Apartments in 1998, an incentive  management
fee of  approximately  $916,000 was accrued and was  previously  included on the
balance sheet as "Payable to  Affiliate".  The limited  partners  received their
aforementioned  cumulative  preferred return with the February 2000 distribution
and the  Managing  General  Partner was paid the  previously  accrued  incentive
management fee.

NPI Equity is entitled to receive 1% of  distributions  of cash from  operations
and an allocation of 1% of the net income or loss of the Partnership. NPI Equity
received  distributions of $27,000 for the year ended December 31, 2000. No such
distributions were received during the year ended December 31, 1999.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,618 limited partnership
units in the Partnership representing 64.432% of the outstanding units. 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 make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result of its  ownership  of 64.432%  of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner)  (i)  against  any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on AIMCO's or its affiliates right
to vote each Unit acquired.

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

Item 13.  Exhibits and Reports on Form 8-K

      (a) Exhibits:

          None.

      (b) Reports on Form 8-K filed in the fourth quarter of calendar year 2000:

          None.


<PAGE>


                                   SIGNATURES



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


                                    NATIONAL PROPERTY INVESTORS 6


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


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


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


                                    Date:


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


/s/Patrick J. Foye      Executive Vice President      Date:
Patrick J. Foye         and Director


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





<PAGE>


                                  EXHIBIT INDEX


Exhibit

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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