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 nine months ended     September 30, 2001

                                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 September 30, 2001 (Liquidation Basis). . . . . . . . . .4

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2001 to
         September 30, 2001 (Liquidation Basis). . . . . . . . . . . . .5

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2000 to
         September 30, 2000 (Liquidation Basis). . . . . . . . . . . . .6

         Consolidated Statements of Operations for the
         nine months ended September 30, 2001 and 2000
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .7

         Consolidated Statements of Operations for the
         three months ended September 30, 2001 and 2000
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .8

         Notes to Consolidated Financial Statements  . . . . . . . . .  9

Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 19

                            PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 27

Item 2.  Changes in Securities . . . . . . . . . . . . . . . . . . . . 27

Item 3.  Defaults Upon Senior Securities . . . . . . . . . . . . . . . 27

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

Item 5.  Other Information . . . . . . . . . . . . . . . . . . . . . . 27

Item 6.  Exhibits, and Reports on Form 8-K . . . . . . . . . . . . . . 27

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28





                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 September 30, 2001 (Liquidation Basis), Consolidated
Statement of Changes in Net Assets in Liquidation for the period
January 1, 2001 to September 30, 2001 (Liquidation Basis),
Consolidated Statement of Changes in Net Assets in Liquidation for
the period January 1, 2000 to September 30, 2000 (Liquidation
Basis), Consolidated Statements of Operations for the nine months
ended September 30, 2001 and September 30, 2000 (Liquidation Basis)
and Consolidated Statements of Operations for the three months
ended September 30, 2001 and September 30, 2000 (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 2000 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
             SEPTEMBER 30, 2001 (LIQUIDATION BASIS)
                          (Unaudited)



ASSETS

Real estate held for sale (Note 2)                  $14,423,250
Cash and cash equivalents                               370,658
Rent receivable (net of
   allowances of $244,300)                               73,703
Escrow and other deposits                               730,702
Other assets                                             25,459

     Total Assets                                    15,623,772

LIABILITIES

Mortgage notes payable (Note 4)                       8,353,469
Accounts payable and accrued
   expenses                                             225,598
Deferred gain on sale of property (Note 2)            4,944,029
Reserve for liquidation costs (Note 2)                  151,870
Due to affiliate                                          6,098
Tenant security deposits                                 14,589
     Total Liabilities                               13,695,653

Net Assets in Liquidation                           $ 1,928,119





   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
                        FOR THE PERIOD
   JANUARY 1, 2001 TO SEPTEMBER 30, 2001 (LIQUIDATION BASIS)
                          (Unaudited)



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

Loss from operations                                            (140,564)

Net assets in liquidation at
   September 30, 2001                                         $1,928,119






  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
                        FOR THE PERIOD
   JANUARY 1, 2000 TO SEPTEMBER 30, 2000 (LIQUIDATION BASIS)
                          (Unaudited)



Net assets in liquidation at January 1, 2000                  $1,930,945

Income from operations                                           289,165

Distributions to Limited Partners (a)                           (137,976)

Net assets in liquidation at
   September 30, 2000                                         $2,082,134



(a) Distributions to Limited Partners were approximately $17.60 per
    Unit.




  See accompanying notes to consolidated financial statements.


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

             CONSOLIDATED STATEMENTS OF OPERATIONS
     For the nine months ended September 30, 2001 and 2000
                          (Unaudited)

                                          2001         2000
INCOME
Rental                               $  905,776   $1,295,053
Interest                                 28,346       44,152
Other, primarily tenant
   expense reimbursements               232,351      217,309
   Total income                       1,166,473    1,556,514

EXPENSES
Interest                                593,052      629,061
Real estate taxes                        92,354       90,666
Repairs and maintenance                  16,690       17,485
Management fees (Note 5)                 63,952       92,569
Other property operating                175,040      135,279
General and administrative              365,949      302,289
   Total expenses                     1,307,037    1,267,349


Net (loss) income                    $ (140,564)  $  289,165

Net (loss) income allocated
   to the General Partners           $   (1,406)  $    2,892

Net (loss) income allocated
   to the Limited Partners           $ (139,158)  $  286,273

Net (loss) income per
   Limited Partnership
   Interest (7,842.5 units
   outstanding)                      $   (17.74)  $    36.50




  See accompanying notes to consolidated financial statements.


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

             CONSOLIDATED STATEMENTS OF OPERATIONS
     For the three months ended September 30, 2001 and 2000
                          (Unaudited)

                                          2001         2000
INCOME
Rental                                 $281,007     $406,220
Interest                                  4,691       16,718
Other, primarily tenant
   expense reimbursements                71,624       73,276
   Total income                         357,322      496,214

EXPENSES
Interest                                197,513      226,366
Real estate taxes                        30,785       30,222
Repairs and maintenance                   3,028        4,061
Management fees (Note 5)                 21,792       29,936
Other property operating                 58,139       42,157
General and administrative              123,519      110,155
   Total expenses                       434,776      442,897


Net (loss) income                      $(77,454)    $ 53,317

Net (loss) income allocated
   to the General Partners             $   (775)    $    533

Net (loss) income allocated
   to the Limited Partners             $(76,679)    $ 52,784

Net (loss) income per
   Limited Partnership
   Interest (7,842.5 units
   outstanding)                        $  (9.78)    $   6.73




  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
accounting principles generally accepted in the United States of
America 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 has begun the liquidation process and, in accordance
with accounting principles generally accepted in the United States
of America, 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
September 30, 2001.

  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.  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.

  Investment in Real Estate

  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 September 30, 2001, 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 September 30, 2001.

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

  Reclassifications

  Certain items in the 2000 financial statements have been
reclassified to conform with the 2001 presentation.

(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.

  Due to the bankruptcy and rejection of the lease by Delchamps
Inc. and the related vacancy at the Delchamps, the Partnership's
investment in real estate held for sale and the deferred gain on
the sale of real estate were each reduced by $303,225 in the second
quarter of 2000.

  In management's judgement there are no adjustments in real estate
held for sale in 2001.

(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, second or third quarter
of 2001, which would have been paid on May 15, 2001, August 15,
2001 and November 15, 2001.  The Preferential Distribution
Deficiency equaled $5,428,823 at September 30, 2001.

(4)  MORTGAGE NOTES PAYABLE

  Mortgage notes payable at September 30, 2001, consisted of the
following:
                                           Interest      Date
                                 2001        Rate         Due
Shoppes on the Parkway(a)     $5,584,655     9.55%      5/01/02
Delchamps Plaza
 North Shopping Center(b)      2,768,814     9.03%      2/01/02
                              $8,353,469

   The net carrying value of the Delchamps property and the
Shoppes property approximated $3,979,000 and $9,244,000,
respectively, at September 30, 2001.  Delchamps and Shoppes serve
as collateral under the respective nonrecourse debt obligations.
Maturities of the mortgage notes payable are as follows:

            2001                   $   38,130
            2002                    8,315,339
                                   $8,353,469

   (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.  A portion of the proceeds of the First
Mortgage Loan, approximately $4,675,000, were used to retire the
existing mortgage secured by Shoppes from Crown Life Insurance
Company.  The remaining proceeds were used to pay loan closing
costs and a $999,919 return of capital distribution to the Limited
Partners.

   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.

   (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 matures on
February 1, 2002.  A portion of the proceeds of the First Mortgage
Loan, approximately $2,809,000, was used to retire the existing
mortgage secured by Delchamps from Lincoln National Life Insurance
Company.

   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
has made all required payments and is now current on all of its
obligations.

   As a result of including default interest in the calculation of
the debt service coverage ratio the Partnership was in default of
this covenant at December 31, 2000.

   Subsequent to December 31, 2000 the Partnership is required to
meet its debt service coverage ratio on a quarterly basis.  If the
Partnership is not able to comply with this covenant subsequent to
December 31, 2000 the mortgage lender could foreclose on Delchamps.

   As of September 30, 2001, the Partnership was not in compliance
with its debt service coverage ratio.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the 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 has completed its
due diligence and has paid $125,000 in non-refundable fees toward
the purchase price of the property.  The buyer is required to pay
an additional $30,000 in November, 2001 (non-refundable) towards
the purchase price.  Closing is anticipated in the fourth quarter,
2001.  However, there can be no assurance that this transaction
will lead to the successful sale of this property.  To the extent
this sale does not close, the property's mortgage is due in
February, 2002.  The Partnership believes this will be a difficult
loan to refinance in the current environment.

(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses paid or payable to the General Partners
or their affiliates for the nine months ended September 30, 2001
and 2000 were as follows:

                                           2001          2000
Management fees                         $ 63,952       $ 92,569
Reimbursable office expenses             105,079        113,077

   The Partnership believes the amounts paid to affiliates are
representative of amounts which would have been paid to independent
parties for similar services.  The Partnership had made all
payments to affiliates, except for $6,098 for management fees, as
of September 30, 2001.


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.

   The General Partners determined to pursue the disposition of
the Partnership's assets.  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.

   To date, over 250 potential purchasers have been contacted
regarding the sale of the properties.  Of those contacted,
approximately 120 potential buyers have registered to receive
packages on one or more of the assets.  In addition, the properties
are listed on the Internet at Loopnet.com, the largest commercial
real estate website in the nation.

   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.  A portion of the proceeds of the First Mortgage Loan,
approximately $4,675,000, were used to retire an existing mortgage
secured by Shoppes from Crown Life Insurance Company.  The
remaining proceeds were used to pay loan closing costs and a
$999,919 return of capital distribution to the Limited Partners.

   The Partnership was required to make a balloon mortgage payment
for Delchamps in December 1996 in the amount of $2,823,000.  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 matures on
February 1, 2002.  A portion of the proceeds of the First Mortgage
Loan, approximately $2,809,000, was used to retire the existing
mortgage secured by Delchamps from Lincoln National Life Insurance
Company.

   Below is a table summarizing the historical data for
distributions per Limited Partnership Interest for the last fiscal
years:

Distribution
  Date                  2001     2000     1999(A)

February 15             $ --    $17.59   $16.49
May 15                    --        --    17.21
August 15                           --    17.40
November 15                         --    17.59

  (A) The May distribution was made on May 17, 1999.

   A distribution of Operating Cash Flow for the fourth quarter of
1999 was made to the Limited Partners on February 15, 2000 in the
amount of $137,976.  No distributions for 2000 or 2001 were made
primarily as a result of the vacancy situation at Delchamps.  The
Preferential Distribution Deficiency for the period ended September
30, 2001 equaled $5,428,823.

   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.

   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.

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties the
Partnership has begun the liquidation process and, in accordance
with accounting principles generally accepted in the United States
of America, 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
September 30, 2001.

   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, we
have not received any other offers to date.  We believe 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) 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 potential lease
extension or sale of the property.  Discussions are preliminary and
there can be no assurance of success of either a lease extension or
a sale to the subtenant.  Accordingly, although Grubb & Ellis has
been engaged to market this property, the Partnership has not
received any offers on this property to date.

   In the second quarter of 2000, the Partnership was informed
that the largest single tenant at Delchamps had 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 space.  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.

   To address these occupancy issues, the Partnership engaged
Coldwell Banker Commercial to market the center for lease to a
broad variety of potential users.  Further, the costs of re-
tenanting the space could be significant.  The Partnership is
continuing to actively market the property.

   In addition, the Partnership has unsuccessfully approached the
lender and requested certain modifications to the existing loan.
These modifications would have allowed the Partnership additional
time to market the vacant anchor space for lease, and the center
itself for sale, during this period of limited occupancy and cash
flow.  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 had accelerated
the mortgage loan.  Subsequent to the acceleration, the Partnership
has made all required payments and is now current on all of its
payment obligations.

   Delchamps is not in compliance with its debt service coverage
ratio for the loan.  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 has
completed its due diligence and has paid $125,000 in non-refundable
fees toward the purchase price of the property.  The buyer is
required to pay an additional $30,000 in November, 2001 (non-
refundable) towards the purchase price.  Closing is anticipated in
the fourth quarter, 2001.  However, there can be no assurance that
this transaction will lead to the successful sale of this property.
To the extent this sale does not close, the property's mortgage is
due in February, 2002.  The Partnership believes this will be a
difficult loan to refinance in the current environment.

   Primarily as a result of the occupancy loss at Delchamps, the
General Partners have temporarily deferred distributions.  The
General Partners will likely continue to defer distributions until
we have identified a replacement tenant.  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 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 - Nine months ended September 30, 2001 and
2000 (Liquidation Basis)

   As a result of the Partnership's adoption of the liquidation
basis of accounting, and in accordance with accounting principles
generally accepted in the United States of America, 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 $141,000 for the period
ended September 30, 2001 as compared to net income of $289,000 for
the same period in 2000.  The $430,000 decrease in net income is
primarily a result of a decrease in total income of $391,000 and an
increase in total expenses of $40,000.

   Total income for the period ended September 30, 2001 was
$1,166,000 as compared to $1,557,000 for the same period in 2000.
The $391,000 decrease in total income was primarily a result of a
$389,000 decrease in rental income.  Rental income decreased
primarily as a result of a decline in average occupancy at Shoppes
on the Parkway and the vacancy at Delchamps shopping center.

   Total expenses for the period ended September 30, 2001 were
$1,307,000 as compared to $1,267,000 for the same period in 2000.
The $40,000 increase in total expense was primarily a result of
increases in general and administrative expenses of $64,000 and
operating expenses of $40,000 offset by a $28,000 decrease in
management fees and a $36,000 decrease in interest expense.
General and administrative expenses increased as a result of an
increase in the allowance for doubtful accounts at Shoppes.
Operating expenses increased primarily due to improvements at
Shoppes to make the property more marketable.  Management fees
decreased due to the decrease in rental income at Delchamps and
Shoppes related to the overall lower occupancy.  Interest expense
decreased as a result of the additional default interest paid in
2000 for Delchamps.

Results of Operations - Three months ended September 30, 2001 and
2000 (Liquidation Basis)

   The Partnership generated a net loss of $77,000 for the period
ended September 30, 2001 as compared to net income of $53,000 for
the same period in 2000.  The $130,000 decrease in net income is
primarily a result of a decrease in total income of $139,000 and an
decrease in total expenses of $8,000.

   Total income for the period ended September 30, 2001 was
$357,000 as compared to $496,000 for the same period in 2000.  The
$139,000 decrease in total income was primarily a result of a
$125,000 decrease in rental income and a $12,000 decrease in
interest income.  Rental income decreased primarily as a result of
a decline in average occupancy at Shoppes on the Parkway and the
vacancy at Delchamps shopping center.  Interest income decreased as
a result of a decrease in interest rates and a decrease in cash
invested.

   Total expenses for the period ended September 30, 2001 were
$435,000 as compared to $443,000 for the same period in 2000.  The
$8,000 decrease in total expense was a result of a decrease in
interest expense of $29,000, and a decrease in management fees of
$8,000 offset by an increase in operating expenses of $16,000 and
general and administrative expenses of $13,000.  Interest expense
decreased $29,000 as a result of the additional default interest
paid in 2000 for Delchamps.  Management fees decreased due to the
decrease in rental income at Delchamps and Shoppes related to the
overall lower occupancy.  Operating expense increased primarily due
to improvements at Shoppes to make the property more marketable.
General and administrative expense increased as a result of
increases in legal and professional fees and an increase in
allowance for doubtful accounts 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:  November 20, 2001


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


                    DATE:  November 20, 2001