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


                           FORM 10-QSB

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

             For the three months ended     March 31, 2002

                                or

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

   For the transition period from               to

   Commission File Number               0-16857

             Brauvin Income Properties  L.P. 6
       (Name of small business issuer as specified in its charter)

              Delaware                        36-1276801
   (State or other jurisdiction of       (I.R.S. Employer
    incorporation or organization)      Identification No.)

   30 North LaSalle Street, Chicago, Illinois         60602
    (Address of principal executive offices)       (Zip Code)

                        (312) 759-7660
                   (Issuer's telephone number)

   Securities registered pursuant to Section 12(b) of the Act:

   Title of each class                Name of each exchange on
                                          which registered
              None                              None

   Securities registered pursuant to Section 12(g) of the Act:

                 Limited Partnership Interests
                         (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 issuer was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes    X    No      .


                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

                             INDEX

                             PART I

                                                                      Page

Item 1.  Consolidated Financial Statements . . . . . . . . . . . . . . .3

         Consolidated Statement of Net Assets in Liquidation
         as of March 31, 2002 (Liquidation Basis). . . . . . . . . . . .4

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2002 to
         March 31, 2002 (Liquidation Basis). . . . . . . . . . . . . . .5

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2001 to
         March 31, 2001 (Liquidation Basis). . . . . . . . . . . . . . .6

         Consolidated Statements of Operations for the
                  three months ended March 31, 2002 and 2001
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .7

         Notes to Consolidated Financial Statements  . . . . . . . . .  8

Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 17

                            PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 23

Item 2.  Changes in Securities . . . . . . . . . . . . . . . . . . . . 23

Item 3.  Defaults Upon Senior Securities . . . . . . . . . . . . . . . 23

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

Item 5.  Other Information . . . . . . . . . . . . . . . . . . . . . . 23

Item 6.  Exhibits, and Reports on Form 8-K . . . . . . . . . . . . . . 23

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24



                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)


                 PART I - FINANCIAL INFORMATION


ITEM 1.  Consolidated Financial Statements

  The following Consolidated Statement of Net Assets in Liquidation
as of March 31, 2002 (Liquidation Basis), Consolidated Statement of
Changes in Net Assets in Liquidation for the period January 1, 2002
to March 31, 2002 (Liquidation Basis), Consolidated Statement of
Changes in Net Assets in Liquidation for the period January 1, 2001
to March 31, 2001 (Liquidation Basis) and Consolidated Statements
of Operations for the three months ended March 31, 2002 and March
31, 2001 (Liquidation Basis) for Brauvin Income Properties L.P. 6
(the "Partnership") are unaudited but reflect, in the opinion of
the management, all adjustments necessary to present fairly the
information required.  All such adjustments are of a normal
recurring nature.

  These financial statements should be read in conjunction with the
financial statements and notes thereto included in the
Partnership's 2001 Annual Report on Form 10-KSB.








                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)


   CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
               MARCH 31, 2002 (LIQUIDATION BASIS)
                          (Unaudited)



ASSETS

Real estate held for sale                           $12,278,250
Cash and cash equivalents                               376,779
Rent receivable (net of
   allowances of $219,721)                               42,109
Escrow and other deposits                               627,066
Other assets                                             12,146

     Total Assets                                    13,336,350

LIABILITIES

Mortgage notes payable (Note 4)                       8,281,002
Accounts payable and accrued
   expenses                                             197,130
Deferred gain on sale of property                     2,892,015
Reserve for liquidation costs                           151,870
Due to affiliate                                         19,582
Tenant security deposits                                 12,625
     Total Liabilities                               11,554,224

Net Assets in Liquidation                           $ 1,782,126












   See accompanying notes to consolidated financial statements.


                 BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
              (LIQUIDATION BASIS) FOR THE PERIOD
                JANUARY 1,2002 TO MARCH 31, 2002
                          (Unaudited)




Net assets at January 1, 2002                                 $1,871,228

Loss from operations                                             (89,102)

Net assets in liquidation at March 31, 2002                   $1,782,126

























  See accompanying notes to consolidated financial statements.





                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

 CONSOLIDATED STATEMENT OF CHANGES IN NET ASSETS IN LIQUIDATION
              (LIQUIDATION BASIS) FOR THE PERIOD
               JANUARY 1, 2001 TO MARCH 31, 2001
                          (Unaudited)



Net assets at January 1, 2001                                 $2,068,683

Loss from operations                                             (15,151)

Net assets in liquidation at March 31, 2001                   $2,053,532















  See accompanying notes to consolidated financial statements.


                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

             CONSOLIDATED STATEMENTS OF OPERATIONS
                      (LIQUIDATION BASIS)
       For the three months ended March 31, 2002 and 2001
                          (Unaudited)

                                          2002         2001
INCOME
Rental                                 $239,000     $309,294
Interest                                  2,367       13,524
Other, primarily tenant
  expense reimbursements                 80,242       72,417
  Total income                          321,609      395,235

EXPENSES
Interest                                195,397      197,861
Real estate taxes                        32,001       30,784
Repairs and maintenance                   1,530        4,078
Management fees (Note 5)                 19,582       20,713
Other property operating                 54,367       52,474
General and administrative              107,834      104,476
  Total expenses                        410,711      410,386


Net loss                               $(89,102)    $(15,151)

Net loss allocated to the
  General Partners                     $   (891)    $   (152)

Net loss allocated to the
  Limited Partners                     $(88,211)    $(14,999)

Net loss per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                         $ (11.25)    $  (1.91)






  See accompanying notes to consolidated financial statements.



                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(1) ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

  ORGANIZATION

  Brauvin Income Properties L.P. 6 (the "Partnership") is a
Delaware limited partnership organized for the purpose of
acquiring, operating, holding for investment and disposing of
commercial properties consisting principally of existing shopping
centers and, to a lesser extent, office and industrial buildings.
The General Partners of the Partnership are Brauvin 6, Inc. and
Jerome J. Brault.  On August 8, 1997, Mr. Cezar M. Froelich
resigned as a Individual General Partner effective 90 days from
August 14, 1997.  Brauvin 6, Inc. is owned by the A.G.E. Realty
Corporation Inc.(50%) and by Messrs. Brault (beneficially) (25%)
and Froelich (25%).  A.G. Edwards & Sons, Inc. and Brauvin
Securities, Inc., affiliates of the General Partners, were the
selling agents of the Partnership.  The Partnership is managed by
an affiliate of the General Partners.

  The Partnership was formed in April 1986.  The Partnership filed
a Registration Statement on Form S-11 with the Securities and
Exchange Commission which became effective on May 30, 1986.  The
offering was terminated on August 31, 1987 having sold $7,842,500
in limited partnership interests.

  The Partnership has acquired the land and buildings underlying
Delchamps Shopping Center ("Delchamps"), Shoppes on the Parkway
("Shoppes") and a Ponderosa Restaurant ("Ponderosa").



                 BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - CONTINUED

  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

  Management's 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 reported amounts of
assets and liabilities and disclosure of contingent assets and
liabilities at the date of the consolidated financial statements
and the reported amounts of revenues and expenses during the
reporting period.  Actual results could differ from those
estimates.

  Basis of Presentation

  As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 have
been prepared on a liquidation basis.  Accordingly, the carrying
value of the assets is presented at estimated net realizable
amounts and all liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation.  Preparation of the financial statements on a
liquidation basis requires significant assumptions by management,
including the estimate of liquidation costs and the resolution of
any contingent liabilities.  There may be differences between the
assumptions and the actual results because events and circumstances
frequently do not occur as expected.  Those differences, if any,
could result in a change in the net assets recorded in the
statement of net assets as of March 31, 2002.

  Accounting Method

  The accompanying consolidated financial statements have been
prepared using the accrual method of accounting.


  Federal Income Taxes

  Under the provisions of the Internal Revenue Code, the
Partnership's income and losses are reportable by the partners on
their respective income tax returns.  Accordingly, no provision is
made for Federal income taxes in the consolidated financial
statements.

  Consolidation of Special Purpose Entities

  The Partnership has two special purpose entities ("SPE"),
Brauvin/Shoppes on the Parkway L.P. and Brauvin/Delchamps L.P.,
which are each owned 99% by the Partnership and 1% by an affiliate
of the General Partners.  The accounts of the Partnership have been
consolidated with its majority owned SPE's in the accompanying
financial statements.  All significant intercompany balances and
transactions have been eliminated upon consolidation.

  Distributions from each of the SPE's are subordinated to the
Partnership, which effectively precludes any distributions from an
SPE to affiliates of the General Partners.  The creation of each
SPE did not affect the Partnership's economic ownership of the
properties.  Furthermore, this change in ownership structure had no
material effect on the consolidated financial statements of the
Partnership.

  Real Estate Held for Sale

  Prior to the conversion from the going concern basis to the
liquidation basis of accounting, the Partnership's rental
properties were stated at cost including acquisition costs.
Depreciation was recorded on a straight-line basis over the
estimated economic lives of the properties, which approximate 31.5
years.

  Subsequent to the adoption of the liquidation basis of accounting
(see Note 2), the Partnership adjusted its investments in real
estate to estimated net realizable value, which is recorded as real
estate held for sale.  Additionally, the Partnership suspended
recording any further depreciation expense.

  Cash and Cash Equivalents

  Cash and cash equivalents include all highly liquid debt
instruments with an original maturity within three months of
purchase.

  Estimated Fair Value of Financial Instruments

  Disclosure of the estimated fair value of financial instruments
is made in accordance with the requirements of Statement of
Financial Accounting Standards No. 107, "Disclosures About Fair
Value of Financial Instruments".  The estimated fair value amounts
have been determined by using available market information and
appropriate valuation methodologies.  However, considerable
judgement is necessarily required in interpreting market data to
develop estimates of fair value.

  The fair value estimates presented herein are based on
information available to management as of March 31, 2002, but may
not necessarily be indicative of the amounts that the Partnership
could realize in a current market exchange.  The use of different
assumptions and/or estimation methodologies may have a material
effect on the estimated fair value amounts.

  In connection with the adoption of the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
which approximates their fair value at March 31, 2002.

  Recent Accounting Pronouncements

  In June 1998, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Accounting Standards No. 133,
"Accounting for Derivative Instruments and Hedging Activities"
("SFAS 133"), which requires that all derivatives be recognized as
assets and liabilities in the balance sheet and be measured at fair
value.  SFAS 133 also requires changes in fair value of derivatives
to be recorded each period in current earnings or comprehensive
income depending on the intended use of the derivatives.  In June,
2000, the FASB issued SFAS 138, which amends the accounting and
reporting standards of SFAS 133 for certain derivatives and certain
hedging activities.  SFAS 133 and SFAS 138 were required to be
adopted by the Partnership effective January 1, 2001.  The adoption
of SFAS 133 and SFAS 138 did not have an impact on the financial
position, results of operations and cash flows of the Partnership.

  In July 2001, the FASB issued Statement of Financial Accounting
Standards No. 141, "Business Combinations" ("SFAS 141").  SFAS 141
requires the purchase method of accounting for business
combinations initiated after June 30, 2001 and eliminates the
pooling-of-interests method.  In July 2001, the FASB issued
Statement of Financial Accounting Standards No. 142, "Goodwill and
Other Intangible Assets" ("SFAS 142"), which was effective January
1, 2002.  SFAS 142 requires, among other things, the discontinuance
of goodwill amortization.  In addition, the standard includes
provisions for the reclassification of certain existing recognized
intangibles as goodwill, reassessment of the useful lives of
existing recognized intangibles, reclassification of certain
intangibles out of previously reported goodwill and the
identification of reporting units for purposes of assessing
potential future impairments of goodwill.

  In June 2001, the FASB issued Statement of Financial Accounting
Standards No. 143, "Accounting for Asset Retirement Obligations"
("SFAS 143"), which is effective for years beginning after June 15,
2002.  SFAS 143 requires recognition of a liability and associated
asset for the fair value of costs arising from legal obligations
associated with the retirement of tangible long-lived assets.  The
asset is to be allocated to expense over its estimated useful life.

  In August 2001, the FASB issued Statement of Financial Accounting
Standards No. 144, "Accounting for the Impairment or Disposal of
Long-Lived Assets" ("SFAS 144"), which was effective for fiscal
years beginning after December 15, 2001.  SFAS 144 supersedes FASB
Statement No. 121, "Accounting for the Impairment of Long-Lived
Assets and Long-Lived Assets to Be Disposed Of" ("SFAS 121").  SFAS
144 retains the recognition and measurement requirements of SFAS
121, but resolves significant SFAS 121 implementation issues.  In
addition, it applies to a segment of a business accounted for as a
discontinued operation (which was formerly covered by portions of
Accounting Principles Board Opinion No. 30).

  The Partnership does not believe that the adoption of SFAS 141,
142, 143 and 144 will have a significant impact on its financial
statements.


(2)  ADJUSTMENT TO LIQUIDATION BASIS

  On July 12, 1999, in accordance with the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
including estimated costs associated with carrying out the
liquidation.  The net adjustment required to convert from the going
concern (historical cost) basis to the liquidation basis of
accounting was a decrease in assets of $278,713,  which was
included in the December 31, 1999 statement of changes in net
assets in liquidation.

  In management's judgement no adjustments to real estate held for
sale are required for the period from January 1, to March 31,
2002.

(3)  PARTNERSHIP AGREEMENT

  The restated Limited Partnership Agreement (the "Agreement")
provides that 99% of the net profits and losses from operations of
the Partnership for each fiscal year of the Partnership shall be
allocated to the Limited Partners and 1% of the net profits and
losses from operations during each of said fiscal years shall be
allocated to the General Partners.

  All Operating Cash Flow, as such term is defined in the
Agreement, during any calendar year shall be distributed 99% to the
Limited Partners and 1% to the General Partners.  The receipt by
the General Partners of such 1% of Operating Cash Flow shall be
subordinated to the receipt by the Limited Partners of Operating
Cash Flow equal to a 10% per annum, cumulative, non-compounded
return on Adjusted Investment, as such term is defined in the
Agreement (the "Preferential Distribution").  In the event the full
Preferential Distribution is not made in any year (herein referred
to as a "Preferential Distribution Deficiency") and Operating Cash
Flow is available in following years in excess of the Preferential
Distribution for said years, then the Limited Partners shall be
paid such excess Operating Cash Flow until they have been paid any
unpaid Preferential Distribution Deficiency from prior years.  For
subscribers who were admitted as Limited Partners during 1986, the
term "Preferential Distribution" shall mean a 12% per annum,
cumulative, non-compounded return on Adjusted Investment.

  There was no distribution for the first quarter of 2002, which
would have been paid on May 15, 2002.  The Preferential
Distribution Deficiency equaled $5,777,609 at March 31, 2002.

(4)  MORTGAGE NOTES PAYABLE

  Mortgage notes payable at March 31, 2002, consisted of the
following:
                                        Interest     Date
                                         Rate         Due
Shoppes on the Parkway(a) $5,529,256     9.55%      5/01/02
Delchamps Plaza
 North Shopping Center(b)  2,751,746     9.03%      2/01/02
                          $8,281,002

   The net carrying value of the Delchamps property and the
Shoppes property approximated $3,687,000 and $7,782,000,
respectively, at March 31, 2002.  Delchamps and Shoppes serve as
collateral under the respective nonrecourse debt obligations.

   (a) On April 6, 1995, the Partnership obtained a first mortgage
loan in the amount of $6,100,000 (the "First Mortgage Loan")
secured by Shoppes from Morgan Stanley Mortgage Capital, Inc. (the
"Successor Lender").  The First Mortgage Loan bears interest at the
rate of 9.55% per annum, amortizes over a 25-year period, requires
monthly payments of principal and interest of approximately $53,500
and matures on May 1, 2002.

   As a precondition to the new financing, the Successor Lender
required that ownership of the property reside in a special purpose
entity ("SPE").  To accommodate the lender's requirements,
ownership of the property was transferred to the SPE,
Brauvin/Shoppes on the Parkway L.P., which is owned 99% by the
Partnership and 1% by an affiliate of the General Partners.
Distributions of Brauvin/Shoppes on the Parkway L.P. are
subordinated to a cumulative return to the Partnership.  This
subordination will effectively preclude any distributions from the
SPE to affiliates of the General Partners.  The creation of
Brauvin/Shoppes on the Parkway L.P. did not affect the
Partnership's economic ownership of the Shoppes property.
Furthermore, this change in ownership structure had no material
effect on the consolidated financial statements of the Partnership.

   The Partnership is seeking an extension of the existing
facility, as well as seeking to refinance the loan.  However,
because of the low occupancy rate of the property, there can be no
assurances that the Partnership will be successful in refinancing
the existing loan.

   (b) The Partnership was required to make a balloon mortgage
payment for Delchamps in the amount of $2,823,249 in December 1996.
Prior to the scheduled maturity of the first mortgage loan, the
Lender granted the Partnership an extension until February 1, 1997.
On January 14, 1997, the Partnership obtained a first mortgage loan
in the amount of $2,925,000 (the "First Mortgage Loan") secured by
Delchamps from NationsBanc Mortgage Capital Corporation.  The First
Mortgage Loan bears interest at the rate of 9.03% per annum, is
amortized over a 25-year period, requires monthly payments of
principal and interest of approximately $24,600 and matured on
February 1, 2002.

   As a precondition to the new financing on Delchamps, the lender
required that ownership of the property reside in a SPE.  To
accommodate the lender's requirements, ownership of the property
was transferred to the SPE, Brauvin/Delchamps L.P., which is owned
99% by the Partnership and 1% by an affiliate of the General
Partners.  Distributions of Brauvin/Delchamps L.P. are subordinated
to the Partnership which effectively precludes any distributions
from the SPE to affiliates of the General Partners.  The creation
of Brauvin/Delchamps L.P. did not affect the Partnership's economic
ownership of the Delchamps property.  Furthermore, this change in
ownership structure had no material effect on the consolidated
financial statements of the Partnership.

   In the second quarter of 2000, the Partnership was informed
that the largest single tenant at the Delchamps Shopping Center
(the Shopping Center) located in Tuscaloosa, Alabama has rejected
its lease under its Chapter 11 bankruptcy petition.  Delchamps,
Inc., the former tenant, a wholly owned subsidiary of Jitney
Jungle, completed the process of selling its fixtures and equipment
from this store.  In October 2000 the tenant vacated the property.
In addition, the Harco Drug store has the ability to cancel its
lease with the Partnership if a suitable grocery anchor is not
obtained within four months of the grocery store closing.  Harco
Drug store has not canceled its lease.

   Additionally, in the second quarter of 2000, the Partnership
began to negotiate a debt restructuring plan with the mortgage
lender.  The Partnership stopped making the monthly payments
required under the mortgage loan in June and on August 10, 2000 the
Partnership was informed that the mortgage lender has accelerated
the mortgage loan.  Subsequent to the acceleration, the Partnership
had made all required payments and is now current on all of its
obligations.

   The Partnership failed to meet its debt service coverage ratio
for the year ended December 31, 2001.  If the Partnership is not
able to comply with this covenant subsequent to December 31, 2001,
the mortgage lender could foreclose on Delchamps.  The property's
mortgage matured on February 1, 2002 and was not extended.  While
the Partnership continues to make monthly payments, it is in
default on this mortgage.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the Delchamps
property. In the third quarter of 2001, the Partnership entered
into a contract with one of the potential purchasers to sell the
property in the amount of approximately $4,300,000.  The potential
purchaser completed its due diligence and paid $155,000 in non-
refundable fees toward the purchase price of the property, however,
this sale did not close.

   In the first quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,800,000 to an unaffiliated third
party purchaser subject to certain third party contingencies.

(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses paid or payable to the General Partners
or their affiliates for the three months ended March 31, 2002 and
2001 were as follows:

                                  2002                 2001
Management fees                 $19,582              $20,713
Reimbursable office expenses     34,585               34,073

   The Partnership had made all payments to affiliates, except for
$19,582 for management fees, as of March 31, 2002.


Item 2.        Management's Discussion and Analysis of Plan of
               Operation.

General

   Certain statements in this Quarterly Report that are not
historical fact constitute "forward-looking statements" within the
meaning of the Private Securities Litigation Reform Act of 1995.
Without limiting the foregoing, words such as "anticipates",
"expects", "intends", "plans" and similar expressions are intended
to identify forward-looking statements.  These statements are
subject to a number of risks and uncertainties.  Actual results
could differ materially from those projected in the forward-looking
statements.  The Partnership undertakes no obligation to update
these forward-looking statements to reflect future events or
circumstances.

Liquidity and Capital Resources

   The Partnership intends to satisfy its short-term liquidity
needs through cash reserves and cash flow from the properties.
Mortgage notes payable are expected to be satisfied through
property sales.

   On April 6, 1995, the Partnership obtained a first mortgage
loan in the amount of $6,100,000 (the "First Mortgage Loan")
secured by Shoppes from Morgan Stanley Mortgage Capital, Inc.  The
First Mortgage Loan bears interest at the rate of 9.55% per annum,
amortizes over a 25-year period, requires monthly payments of
principal and interest of approximately $53,000 and matures on May
1, 2002. The outstanding mortgage balance encumbered by this
property was $5,529,256 at March 31, 2002.  The Partnership has
approached the lender for a short term extension of the existing
facility while the Partnership seeks a replacement lender.  In
April 2002, the Partnership received and executed a term sheet from
a potential replacement lender.   This term sheet proposes a loan
that will replace the existing facility.  However, this loan is
subject to a number of conditions that have not yet been satisfied.

   On January 14, 1997, the Partnership obtained a first mortgage
loan in the amount of $2,925,000 (the "First Mortgage Loan")
secured by  Delchamps from NationsBanc Mortgage Capital
Corporation.  The First Mortgage Loan bears interest at the rate of
9.03% per annum, is amortized over a 25-year period and requires
monthly payments of principal and interest of approximately
$24,600.  The outstanding mortgage balance encumbered by this
property was $2,751,746 at March 31, 2002.  The First Mortgage Loan
matured on February 1, 2002 and was not extended.  While the
Partnership continues to make monthly payments  after maturity, the
Partnership is in default on this mortgage.

   In 1999, the General Partners determined it was an appropriate
time to pursue the disposition of the Partnership's assets.
Additionally, in 1999, the Partnership solicited and received the
votes of the Limited Partners to approve a sale of all of the
Partnership's properties, either on an individual or group basis,
and to subsequently liquidate the Partnership.  The solicitation,
which was approved by the Limited Partners in the third quarter of
1999, stated that the Partnership's properties may be sold
individually or in any combination provided that the total sales
price for the properties included in the transaction equals or
exceeds 70% of the aggregate appraised value for such properties,
which valuation was conducted by an independent third party
appraisal firm.

   The Partnership intends to sell the properties under a closed
bid process which will include identification of target buyers with
proven financing ability and performance of certain evaluations of
the properties, such as environmental testing.  Potential buyers
will be requested to sign confidentiality agreements to safeguard
the Partnership's confidential proprietary information.  The
General Partners have determined that each bid must be all cash,
completely unconditional and accompanied by a substantial deposit.

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 have
been prepared on a liquidation basis.  Accordingly, the carrying
value of the assets is presented at estimated net realizable
amounts and all liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation. Preparation of the financial statements on a
liquidation basis requires significant assumptions by management,
including the ability to extend or refinance current debt
maturities, the estimate of liquidation costs and the resolution of
any contingent liabilities.  There may be differences between the
assumptions and the actual results because events and circumstances
frequently do not occur as expected.  Those differences, if any,
could result in a change in the net assets recorded in the
statement of net assets as of March 31, 2002.

   In 2001, over 1,000 potential investors were contacted
regarding the sale of the properties.  Of this group, approximately
180 became registered potential buyers for the properties.
Combined withe prior periods, there have been approximately 300
potential buyers.  In addition, the properties are listed on the
Internet at Loopnet.com, the largest commercial real estate website
in the nation.  Subsequent to the end of the second quarter, the
Partnership engaged a new brokerage firm to assist in the marketing
of the Partnership's properties for sale.  The brokerage firm is
national in scope and one of the largest real estate investment
brokers in the country.  The terms of the engagement are
substantially similar to the terms previously negotiated.

   Early in the Shoppes marketing process, the Partnership
received an expression of interest that was below the property's
appraised value.  Although Shoppes has been marketed broadly, the
Partnership has not received any other offers to date.  Management
believes this is due to the changing tenancy of "outlet centers"
similar to Shoppes.  In particular, the tenant mix at the 87,000
square foot center is evolving away from fashion retailers toward
generally smaller, local tenants.  Many of the national retailers
are moving to significantly larger "mega-centers."  This has caused
Shoppes' occupancy to decline.  The Partnership is seeking to find
an anchor tenant, such as a gourmet grocery, to attract more
activity to the center.  The Partnership has identified certain
tenants that would be suitable to lease a large percentage of the
currently vacant space.  The Partnership has reached an agreement
in principle to lease approximately 20,000 square feet
(approximately 23% of the property's gross leasable area) to an
upscale grocer.  In order to accommodate this tenant, substantial
changes will need to be made to the property.  The cost of these
changes will be significant, and it is likely that a portion of the
sales proceeds from the anticipated sale of the Delchamps property
will be needed to pay for these costs.  The Partnership will
continue to market the space for lease and the property for sale.
However, the success of the sales efforts will directly relate to
the results of the leasing at the property.

   The Ponderosa Restaurant property is the smallest asset owned
by the Partnership and it does not have any debt associated with
it.  Because of its high cash flow, the Partnership currently
anticipates selling this property last.  Also, because of its
relatively small size (approximately 5,400 sq. ft.), it is likely
that there will be a larger number of potential buyers for this
property.  In the third quarter of 2001, Metromedia Steakhouses
Company L.P., the parent of Ponderosa and the tenant under the
lease, sublet the premises to an area franchisee through the term
of the existing lease (September, 2003).  The Partnership has
commenced discussions with the subtenant for a potential lease
extension or sale of the property.  The Partnership anticipates
that the lease negotiation will result in a new, long term lease at
rental rates below the existing levels.  As a result, the
Partnership reduced its net carrying value of the property to
$810,250 at December 31, 2001.  There can be no assurances of
success of a renewal or extension of the lease based on the current
negotiations.

   In the second quarter of 2000, Delchamps Shopping Center's
anchor tenant rejected its lease under its Chapter 11 bankruptcy
petition.  To address Delchamps occupancy issues, the Partnership
engaged Coldwell Banker Commercial to market the center for lease
to a broad variety of potential tenants.  The costs of re-leasing
the space could be significant, however, the Partnership is
continuing to actively market the property.

   The Partnership is not in compliance with its debt service
coverage ratio for the Delchamps loan, which is now past the loan
maturity date.  Since the property was in violation of this
covenant the mortgage holder can declare the loan in default and
begin foreclosure proceedings.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the Delchamps
property. In the third quarter of 2001, the Partnership entered
into a contract with one of the potential purchasers to sell the
property in the amount of approximately $4,300,000.  The buyer
completed its due diligence and paid $155,000 in non-refundable
fees toward the purchase price of the property.  This sale did not
close as planned.

   In the first quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,800,000 to an unaffiliated third
party, subject to certain contingencies.  The purchaser is
currently conducting its due diligence on the property, which must
be completed in the second quarter of 2002.

   There have been no distributions to the Limited Partners
during 2002 or 2001.  This is primarily a result of the occupancy
loss at Delchamps and the decline of occupancy at Shoppes.  The
General Partners will likely continue to defer distributions until
they have sold the properties or improved the occupancy of both
locations.  Further, the General Partners believe it is prudent to
conserve cash.  The Partnership will likely need these funds to pay
debt service or pay for tenant improvement costs for replacement
tenants. The Preferential Distribution Deficiency at March 31, 2002
equaled $5,777,609, a $174,393 increase over 2001.

   On February 9, 2001, the Partnership received notice that an
unsolicited tender offer to purchase up to 1,568.5 outstanding
Units was to commence with a tender price of $500 per Unit.  This
offer was made, in part, by an entity that owned a nominal economic
interest in the Partnership and expired on March 19, 2001.  As a
result of this tender offer 896.25 economic interests in the
Partnership were transferred. Upon completion of the this tender
offer, the purchasers held an aggregate of 1,347.25 economic
interests, or approximately 17% of the total outstanding Units,
including 205 economic interests purchased on the secondary market.

   The General Partners remained neutral as to the particular
merits or risks associated with the tender offer to the Limited
Partners.

   The General Partners further informed the Limited Partners
that, for those investors who are primarily interested in
liquidating their Units immediately, the tender offer provided such
an opportunity.

   The General Partners expect to distribute proceeds from
operating cash flow, if any, and from the sale of real estate to
Limited Partners in a manner that is consistent with the investment
objectives of the Partnership.  Management of the Partnership
believes that cash needs may arise from time to time which will
have the effect of reducing distributions to Limited Partners to
amounts less than would be available from refinancing or sale
proceeds.  These cash needs include, among other things,
maintenance of working capital reserves in compliance with the
Agreement as well as payments for major repairs, tenant
improvements and leasing commissions in support of real estate
operations.

Results of Operations

   The Partnership's revenue and expenses are affected primarily
by the operations of the properties.  Property operations, and in
particular the components of income, demand for space and rental
rates are, to a large extent, determined by local and national
market conditions.

   The General Partners conduct an in-depth assessment of each
property's physical condition as well as a demographic analysis to
assess opportunities for increasing occupancy and rental rates and
decreasing operating costs.  In all instances, decisions concerning
restructuring of loan terms, reversions and subsequent operation of
the property are made with the intent of maximizing the potential
proceeds to the Partnership and, therefore, return of investment
and income to Limited Partners.

   In certain instances and under limited circumstances,
management of the Partnership entered into negotiations with
lenders for the purpose of restructuring the terms of loans to
provide for debt service levels that could be supported by
operations of the properties.  When negotiations are unsuccessful,
management of the Partnership considers the possibility of
reverting the properties to the first mortgage lender.  Foreclosure
proceedings may require 6 to 24 months to conclude.

   An affiliate of the Partnership and the General Partners is
assigned responsibility for day-to-day management of the
properties.  The affiliate receives a combined management and
leasing fee which cannot exceed 6% of gross revenues generated by
the properties.  Management fee rates are determined by the extent
of services provided by the affiliate versus services that may be
provided by third parties, i.e., independent leasing agents.  In
all instances, fees paid by the Partnership to the property
management affiliate are, in the General Partners' opinion,
comparable to fees that would be paid to independent third parties.

Results of Operations (Liquidation Basis) - Three months ended
March 31, 2002 and 2001

   As a result of the Partnership's adoption of the liquidation
basis of accounting, and in accordance with generally accepted
accounting principles, the Partnership's financial statements for
periods subsequent to July 12, 1999 have been prepared on a
liquidation basis.

   The Partnership generated a net loss of $89,000 for the period
ended March 31, 2002 as compared to net loss of $15,000 for the
same period in 2001.  The $74,000 increase in net loss is primarily
a result of a decrease in total income of $73,000 and an increase
in total expenses of $1,000.

   Total income for the period ended March 31, 2002 was $322,000
as compared to $395,000 for the same period in 2001.  The $73,000
decrease in total income was primarily a result of a $70,000
decrease in rental income.  Rental income decreased primarily as a
result of a decline in average occupancy at Shoppes on the Parkway.



                  PART II - OTHER INFORMATION

         ITEM 1.  Legal Proceedings.

         None.

ITEM 2.  Changes in Securities.

         None.

ITEM 3.  Defaults Upon Senior Securities.

         None.

ITEM 4.  Submission of Matters To a Vote of Security
         Holders.

         None.

ITEM 5.  Other Information.

         None.

ITEM 6.  Exhibits and Reports on Form 8-K.

         None.




                     SIGNATURES

In accordance with the requirements of the Exchange Act, the
registrant caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.


                    BY:    Brauvin 6, Inc.
                           Corporate General Partner of
                           Brauvin Income Properties L.P. 6


                    BY:    /s/ Jerome J. Brault
                           Jerome J. Brault
                           Chairman of the Board of
                           Directors and President


                    DATE:  May 28, 2002


                    BY:    /s/ Thomas E. Murphy
                           Thomas E. Murphy
                           Chief Financial Officer and
                           Treasurer


                    DATE:  May 28, 2002