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, 2004_________
                               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, 2004 (Liquidation Basis)        4

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2004 to
         September 30, 2004 (Liquidation Basis)              5

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2003 to
         September 30, 2003 (Liquidation Basis)              6

         Consolidated Statements of Operations for the
         nine months ended September 30, 2004 and 2003
         (Liquidation Basis)                                 7

         Consolidated Statements of Operations for the
         three months ended September 30, 2004 and 2003
         (Liquidation Basis)                                 8

         Notes to Consolidated Financial Statements          9

Item 2.  Management's Discussion and Analysis or Plan
         of Operation                                        20
Item 3.  Controls and Procedures                             26
                             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,  2004  (Liquidation   Basis),
Consolidated  Statement of Changes in Net Assets  in  Liquidation
for the period January 1, 2004 to September 30, 2004 (Liquidation
Basis),  Consolidated  Statement of  Changes  in  Net  Assets  in
Liquidation for the period January 1, 2003 to September 30,  2003
(Liquidation  Basis), Consolidated Statements of  Operations  for
the  nine months ended September 30, 2004 and September 30,  2003
(Liquidation Basis)and Consolidated Statements of Operations  for
the  three months ended September 30, 2004 and September 30, 2003
(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 2003 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, 2004 (LIQUIDATION BASIS)
                           (Unaudited)


ASSETS

Real estate held for sale                  $  810,250
Cash and cash equivalents                   1,112,278
Rent receivable                                77,592
                                           ----------
    Total Assets                            2,000,120
                                           ----------

LIABILITIES

Accounts payable and accrued
  expenses                                    113,752
Deferred gain on sale of property               9,850
Reserve for liquidation costs                 150,470
Due to affiliate                                  383
Venture partner's share of joint venture      580,000
Tenant security deposits                        7,620
    Total Liabilities                         862,075
                                           ----------
Net Assets in Liquidation                  $1,138,045
                                           ==========
















  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 1,2004 TO SEPTEMBER 30, 2004
                           (Unaudited)




Net assets at January 1, 2004                       $1,214,618

Loss from operations                                   (76,573)
                                                    ----------
Net assets in liquidation at September 30, 2004     $1,138,045
                                                    ==========





























  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, 2003 TO SEPTEMBER 30, 2003
                           (Unaudited)



Net assets at January 1, 2003                        $1,157,817

Gain on sale of property                                371,700

Loss from operations                                   (321,206)
                                                     ----------
Net assets in liquidation at September 30, 2003      $1,208,311
                                                     ==========
























  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 NINE MONTHS ENDED SEPTEMBER 30, 2004 and 2003
                           (Unaudited)

                                  __2004__        __2003__
INCOME
Rental                            $ 57,502       $ 253,863
Interest                             6,643           4,514
Other, primarily tenant
  expense reimbursements            31,995          82,820
                                  --------       ---------
  Total income                      96,140         341,197
                                  --------       ---------
EXPENSES
Interest                                --         263,325
Real estate taxes                   28,505          71,562
Repairs and maintenance                 --           6,609
Management fees (Note 5)             3,591          19,961
Other property operating               221          76,275
General and administrative          98,993         196,380
                                  --------       ---------
  Total expenses                   131,310         634,112
                                  --------       ---------
Net loss before
 gain on sale and joint
  venture partner's share          (35,170)       (292,915)
Gain on sale of property                --         371,700
Joint venture partner's share      (41,403)        (28,291)
                                  --------       ---------
Net(loss)income                   $(76,573)      $  50,494
                                  ========       =========
Net(loss)income allocated to the
General Partners                  $   (766)      $     505
                                  ========       =========
Net(loss)income allocated to the
Limited Partners                  $(75,807)      $  49,989
                                  ========       =========
Net(loss)income per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                    $  (9.67)      $    6.37
                                  ========       =========





  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 SEPTEMBER 30, 2004 and 2003
                           (Unaudited)

                                  __2004__        __2003__
INCOME
Rental                           $ 19,252         $ 18,875
Interest                            3,289            2,004
Other, primarily tenant
  expense reimbursements            9,735               --
                                 --------         --------
  Total income                     32,276           20,879
                                 --------         --------

EXPENSES
Real estate taxes                   9,735            7,483
Repairs and maintenance                --            (865)
Management fees (Note 5)            1,243            1,125
Other property operating              221            2,836
General and administrative         81,533           31,064
                                 --------         --------
  Total expenses                   92,732           41,643
                                 --------         --------
Net loss before
 joint venture
  partner's share                 (60,456)         (20,764)

Joint venture partner's share     (14,550)         (12,124)
                                 --------         --------
Net loss                         $(75,006)        $(32,888)
                                 ========         ========
Net loss allocated to the
General Partners                 $   (750)        $   (329)
                                 ========         ========
Net loss allocated to the
Limited Partners                 $(74,256)        $(32,559)
                                 ========         ========
Net loss per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                   $  (9.47)        $  (4.15)
                                 ========         ========

  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  had acquired Delchamps Plaza  North  Shopping
Center  ("Delchamps"), Shoppes on the Parkway ("Shoppes")  and  a
Ponderosa Restaurant ("Ponderosa").

   On  July 19, 2002, Delchamps was sold to an unaffiliated third
party  for $3,050,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$288,000 in net proceeds.

   On  May  13,  2003, Shoppes was sold to an unaffiliated  third
party  for $6,157,000.  After repayment of the mortgage note  and
costs  related to the sale the Partnership received approximately
$449,000 in net proceeds.


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 had begun the liquidation process and, in  accordance
with  generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999  are
prepared  on  the liquidation basis of accounting.   Accordingly,
the  carrying  values of assets are presented  at  estimated  net
realizable  amounts  and liabilities are presented  at  estimated
settlement  amounts,  including estimated costs  associated  with
carrying  out  the  liquidation.  Preparation  of  the  financial
statements  on  the  liquidation  basis  of  accounting  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, 2004.

   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.

   Principles of Consolidation

   The  Partnership  had  one affiliate, Brauvin/Shoppes  on  the
Parkway L.P., which was 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
subsidiary   in  the  accompanying  financial  statements.    All
significant  intercompany  balances and  transactions  have  been
eliminated upon consolidation.

   Distributions  from the subsidiary were made  to  the  General
Partner  in an amount equal to: (a) any tax liability  caused  by
its  allocation of Profits or income; and (b) any filing fees  or
accounting fees incurred in connection herewith; and then to  the
Limited Partner until it receives an amount equal to the value of
its  Capital Contribution plus an annual compounded return on its
original  investment  of  25%  per  annum  and;  thereafter,   in
accordance with their respective partnership interests.

   On  May  13,  2003, Shoppes was sold and the majority  of  the
remaining cash has been transferred to the Partnership.

     On  February  18,  2003, the Partnership sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds  and its allocable share of the rent collected from  the
tenant  and  is  not  required to fund  any  operating  deficits.
Additionally,  if the property is not sold within one  year,  the
Partnership is required to pay the buyer a monthly return on  the
purchase  price of 10% per annum for 6 months and 12%  per  annum
for  an  additional  12 months at the end of which  time  if  the
property  has  not  been  sold, the Partnership  is  required  to
repurchase  the interest for a total consideration  of  $580,000.
Accordingly, the Partnership's financial statements  continue  to
include  the Ponderosa property and the results of its operations
with the purchaser's share shown as Venture partner's share.

   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.

   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 intangibles, reassessment of
the  useful  lives  of existing 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.

   Application of the statements to future acquisitions, if  any,
could  result in the recognition, upon acquisition of  additional
intangible assets(acquired in-place lease origination  costs  and
acquired  above  market leases) and liabilities  (acquired  below
market leases), which would be amortized over the remaining terms
of the acquired leases.

   The  Partnership has adopted 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.

   SFAS  143  and SFAS 144 have not had a significant  impact  on
the Partnership's financial statements.

   Cash and Cash Equivalents

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

   Rent Receivable

   Rent   receivable  is  comprised  of  billed  but  uncollected
amounts due for monthly rents and other charges.  Receivables are
recorded  at  management's  estimate of  the  amounts  that  will
ultimately be collected.

   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  judgment  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, 2004, 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,
2004.

   Derivatives and Hedging Instruments

   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 Partnership had no derivatives in 2004 and 2003.

   Recent Accounting Pronouncements

     In April 2002, FASB issued Statement of Financial Accounting
Standards  No.  145, "Rescission of FASB Statements  No.  4,  44,
Amendment  of  FASB  No.  13, and Technical  Corrections"  ("SFAS
145").  Generally, the rescission of FASB No. 4, "Reporting Gains
and  Losses from Extinguishment of Debt" would require that  debt
extinguishment costs are to no longer be treated as extraordinary
items.   The  amendment to FASB No. 13, "Accounting  for  Leases"
requires    sale-leaseback   accounting   for    certain    lease
modifications that have the economic effects that are similar  to
sale-leaseback   transactions.   This  statement   is   generally
effective for the year ending December 31, 2003.

     In  November 2002, FASB issued FASB Interpretation  No.  45,
"Guarantor's   Accounting   and   Disclosure   Requirements   for
Guarantees,  Including  Indirect Guarantees  of  Indebtedness  of
Others"  (FIN  45).  FIN 45 elaborates on the disclosures  to  be
made   by  a  guarantor  in  its  interim  and  annual  financial
statements about its obligations under certain guarantees that it
has  issued  and  clarifies  that  a  guarantor  is  required  to
recognize,  at  inception of the guarantee, a liability  for  the
fair value of the obligation undertaken in issuing the guarantee.
The  initial recognition and measurement provisions of FIN 45 are
applicable  to guarantees issued or modified after  December  31,
2002.   The  disclosure requirements of FIN 45 are effective  for
periods ending after December 15, 2002.

     In   January  2003,  FASB  issued  interpretation  No.   46,
"Consolidation of Variable Interest Entities" (FIN  46).  FIN  46
addresses  consolidation  by  business  enterprises  of   certain
variable interest entities in which the equity investors  do  not
have  the characteristics of a controlling financial interest  or
do  not  have sufficient equity at risk for the entity to finance
its  activities without additional subordinated financial support
from other parties.

   This  interpretation was revised in December 2003  and  shall,
for  calendar year end entities, be effective as of December  31,
2003  for  "special  purpose entities" (as  defined)  and  as  of
December  31, 2004 for all other entities.  The Partnership  does
not own any "special purpose entities."

   In  May  2003,  FASB issued Statement of Financial  Accounting
Standards  No. 150, "Accounting for Certain Financial  Statements
with  the  Characteristics of both Liabilities and Equity"  (SFAS
150"),  which is effective for all financial instruments  entered
into  or  modified after May 31, 2003, and is otherwise effective
beginning July 1, 2003. SFAS 150 establishes standards for how an
issuer classifies and measures certain financial instruments with
characteristics of both liabilities and equity.

   The  adoption of SFAS 145 and SFAS 150 and FIN 45 and  FIN  46
has  not  had a significant impact on the Partnership's 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.

   As  a result of the contract for sale of Shoppes (see Notes  4
and  6) the Partnership's investment in real estate held for sale
and  the  deferred  gain  on the sale of real  estate  were  each
reduced  $1,784,500 in the first quarter of 2003.   In  May  2003
the Partnership's investment in real estate held for sale and the
deferred  gain on sale of real estate were reduced by  $5,997,000
and $368,638, respectively, as a result of the Shoppes sale.

(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.

   No   distribution   was   paid  in  2004.   The   Preferential
Distribution Deficiency equaled $7,521,539 at September 30, 2004.


(4)  MORTGAGE NOTES PAYABLE

   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 bore interest
at  the rate of 9.55% per annum, amortized over a 25-year period,
required   monthly  payments  of  principal   and   interest   of
approximately $53,500 and was scheduled to mature on May 1, 2002.
The  lender and the Partnership had executed an extension of  the
maturity to December 31, 2002.

   Subsequent  to  December  31, 2002,  the  Partnership  stopped
making payments to the lender and was in default under the  terms
of  the  mortgage.  However, in the second quarter of  2003,  the
lender agreed to an extension of the mortgage loan until June 30,
2003, subject to the payment of all unpaid payments and late fees
for   the   period  from  January  1,  2003  to  June  30,   2003
(approximately $200,000) and the payment of an extension  fee  of
approximately  $27,000.  On April 10, 2003, the Partnership  made
these payments to the lender and the default was cured.

   On  May  13,  2003,  Shoppes was sold to  an  unrelated  third
party,  for a gross purchase price of $6,157,500 and the  balance
of its mortgage was paid.


(5)  TRANSACTIONS WITH AFFILIATES

   Fees  and  other  expenses incurred or  paid  to  the  General
Partners  or their affiliates for the nine months ended September
30, 2004 and 2003 were as follows:

                              __2004__    __2003__
Management fees (based upon
  6% of "gross receipts" (as
  defined))                    $ 3,591    $ 19,961
Reimbursable office expenses    58,625      98,090

   The  Partnership  had made all payments to  affiliates  except
for $383 for management fees, as of September 30, 2004.

(6)  PROPERTY SALE

   On  May  13,  2003, Shoppes was sold to an unaffiliated  third
party  for $6,157,000.  After repayment of the mortgage note  and
costs related to the sale, the Partnership received approximately
$449,000  in net proceeds.  In addition, the Partnership received
approximately $479,000 from the mortgage holder as a  release  of
escrow deposits.





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




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  remaining
property.

   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.

   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.

   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  consolidated  statement  of  net  assets   in
liquidation as of September 30, 2004.

Shoppes on the Parkway

   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, required monthly payments
of principal and interest of approximately $53,000 and matured on
December 31, 2002. The outstanding mortgage balance encumbered by
this property was $5,440,867 at December 31, 2002.  Subsequent to
December 31, 2002, the Partnership stopped making payments to the
lender  and  was  in  default under the terms  of  the  mortgage.
However, in the second quarter of 2003, the lender agreed  to  an
extension  of the mortgage loan until June 30, 2003,  subject  to
the  payment of all unpaid payments and late fees for the  period
from  January 1, 2003 to March 31, 2003 (approximately  $200,000)
and the payment of an extension fee of approximately $27,000.  On
April 10, 2003, the Partnership made these payments to the lender
and the default was cured.

   During  the  fourth  quarter of 2002, the Partnership  entered
into a contract to sell the property for $8,350,000 less: 1)  the
costs  of the renovation of the new anchor tenant space;  2)  the
cost of moving two tenants that must be moved to accommodate  the
anchor  tenant; and 3) the implied cost of the down time  of  the
anchor  tenant  during  its  build out  period.   This  sale  was
premised on the 21,000 anchor tenant accepting the lease and  the
major modifications as detailed above.

   On  May  13,  2003,  Shoppes was sold to  an  unrelated  third
party, net of the costs detailed in the proceeding paragraph, for
a sale price of $6,157,500.

Ponderosa

   The  Ponderosa Restaurant property is the only remaining asset
owned by the Partnership and it does not have any debt associated
with  it.   In  the third quarter of 2001, Metromedia Steakhouses
Company  L.P.,  the parent of Ponderosa and the  original  tenant
under  the  lease,  sublet the premises  to  an  area  franchisee
through the term of the existing lease (September, 2003).

   In  the third quarter of 2002, the Partnership executed a  new
lease  with  the  Ponderosa franchisee  currently  operating  the
property.   The new lease commenced in September 2002 and  has  a
fifteen  year  term.   The lease has minimum rental  payments  of
$75,000  per  year, with annual increases of 2%  per  year.   The
Partnership will also receive percentage rent payments  equal  to
5%  above the natural breakpoint.  The lease is "triple  net"  to
the  Partnership  which  will  require  the  tenant  to  pay  all
operating  expenses, taxes and maintenance of the property.   The
Partnership  is  also  required to make  a  $50,000  contribution
towards a material renovation of the property, plus three  months
of  free  rent.  The new rental payments are significantly  lower
than  those of the previous lease.  However, management  believes
that  the  new  terms are consistent with the  prevailing  rental
market.   In addition, the new fifteen year term and the material
renovation of the property will make the asset more salable.  The
operator has completed the renovation of the property.

   In  the  fourth quarter of 2002, the Partnership entered  into
an  agreement  for  the sale of the property to  an  unaffiliated
buyer   for  $885,000,  less  the  $50,000  required  for  future
renovations  of  the  property.   Subsequently,  the  prospective
purchaser terminated the sale agreement.

   On  February  18,  2003,  the Partnership  sold  a  two-thirds
undivided  interest in the Ponderosa Restaurant  property  for  a
sales price of $600,000.  Pursuant to the terms of the agreement,
the  Partnership maintains the control of both the sales  process
and  the  management of the property and the holder of  the  two-
thirds  interest  is  entitled to the  first  $580,000  of  sales
proceeds  and its allocable share of the rent collected from  the
tenant  and  is  not  required to fund  any  operating  deficits.
Additionally,  if the property is not sold within one  year,  the
Partnership is required to pay the buyer a monthly return on  the
purchase  price of 10% per annum for 6 months and 12%  per  annum
for  an  additional  12 months at the end of which  time  if  the
property  has  not  been  sold, the Partnership  is  required  to
repurchase  the interest for a total consideration  of  $580,000.
Accordingly, the Partnership's financial statements  continue  to
include  the Ponderosa property and the results of its operations
with the purchaser's share shown as Venture partner's share.

   In  addition,  in  the first quarter of 2003, the  Partnership
received an expression of interest from a potential purchaser  of
this  property  for  a sale price of $935,000  less  the  $50,000
required  for  the  future  property  renovations.   However,   a
contract was never fully executed and the potential purchaser has
decided not to pursue this transaction.  In the third quarter  of
2003,  the  Partnership  entered into a  sale  contract  for  the
property  for  $925,000, less the $50,000 for future  renovation.
However,  the contract was terminated by the potential  purchaser
during the due diligence period.

   In  March of 2004, the Partnership entered a letter of  intent
for  the  sale of the property for $900,000, less the $50,000  in
renovation costs.  The completion of the transaction was  subject
to  documentation and the buyer's due diligence.   This  contract
was also terminated during the due diligence period.

   During  the third quarter of 2004, the Partnership  entered  a
contract  for  the  sale  of  the property  for  $850,000.   This
contract  was  also  terminated during the due  diligence  period
early in the fourth quarter.  The Partnership continues to market
the property for sale.

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) - Nine  months  ended
September 30, 2004 and 2003

   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 $77,000 for the  nine
months  ended  September 30, 2004 as compared to  net  income  of
$51,000  for  the same period in 2003.  The $128,000 decrease  in
net income is primarily a result of a decrease in total income of
$245,000 offset by decrease in total expenses of $503,000 and   a
decrease in gain on sale of property of $372,000.

   Total income for the nine months ended September 30, 2004  was
$96,000 as compared to $341,000 for the same period in 2003.  The
$245,000  decrease in total income was primarily a  result  of  a
$196,000  decrease  in rental income, and  a  decrease  in  other
charges  to tenants of $51,000. Rental and other income decreased
primarily as a result of the May 13, 2003 sale of Shoppes on  the
Parkway.

   Total  expense  for the nine months ended September  30,  2004
were  $131,000  as compared to $634,000 for the  same  period  in
2003.   The  $503,000 decrease in total expense was  primarily  a
result  of a decrease in interest expense of $263,000, a decrease
in operating expense of $76,000, a decrease of $97,000 in general
and  administrative expense, a decrease in real estate  taxes  of
$43,000,  a  decrease  in repairs of $7,000  and  a  decrease  in
management  fees of $16,000.  The decreases in the above  expense
items relate primarily to the sale of the Shoppes on the Parkway.




Results  of  Operations (Liquidation Basis) - Three months  ended
September 30, 2004 and 2003

   The  Partnership generated a net loss of $75,000 for the three
months  ended  September 30, 2004 as compared to a  net  loss  of
$33,000 for the same period in 2003.  The $42,000 increase in net
loss  is  primarily a result of an increase in  total  income  of
$11,000, offset by an increase in total expenses of $51,000.

   Total  income  for the three months ended September  30,  2004
was  $32,000 as compared to $21,000 for the same period in  2003.
The $11,000 increase in total income was primarily a result of  a
$10,000 increase in rental and other income and a $1,000 increase
in interest income.

   Total  expense for the three months ended September  30,  2004
was  $93,000 as compared to $42,000 for the same period in  2003.
The $51,000 increase in total expense was primarily a result of a
$50,000 increase in general and administrative expense, a  $2,000
increase  in real estate tax expense, offset by a $3,000 decrease
in   operating  expense.   General  and  administrative  expenses
increased  as a result of increasing the reserve for  liquidation
costs.

Item 3. Controls and Procedures


Evaluation of Disclosure Controls and Procedures


   The  Chief  Executive Officer and Chief Financial  Officer  of
the  corporate  general partner have reviewed and  evaluated  the
effectiveness  of  the  Partnership's  disclosure  controls   and
procedures  (as  defined in Exchange Act Rules 240.13a-14(c)  and
15d-14(c)) as of a date within 90 days before the filing date  of
this  quarterly  report.   Based on that  evaluation,  the  Chief
Executive Officer and Chief Financial Officer have concluded that
the  Partnership's current disclosure controls and procedures are
effective and timely, providing all material information relating
to  the Partnership required to be disclosed in reports filed  or
submitted under the Exchange Act.

Changes in Internal Controls

   There   have   not  been  any  significant  changes   in   the
Partnership's  internal controls or in other factors  that  could
significantly  affect these controls subsequent to  the  date  of
their   evaluation.   The  Chief  Executive  Officer  and   Chief
Financial  Officer are not aware of any significant  deficiencies
or  material  weaknesses,  therefore no corrective  actions  were
taken.




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




                   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.

         Exhibit 99.  Certificate of the Chief Executive Officer
         and the Certificate of the Chief Financial Officer.







                           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 15, 2004


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


                    DATE:  November 15, 2004




           CERTIFICATE OF THE CHIEF EXECUTIVE OFFICER
                               OF
                         BRAUVIN 6, INC.
                    CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6

I,  Jerome  J.  Brault, Chief Executive Officer of  the  Company,
certify that:

1.   I  have  reviewed this quarterly report on  Form  10-QSB  of
     Brauvin Income Properties L.P. 6;

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

3.   Based  on my knowledge, the financial statements, and  other
     financial  information  included  in  this  report,   fairly
     present  in all material respects the consolidated financial
     condition, results of operations and statement of changes in
     net  assets in liquidation of the small business  issuer  as
     of, and for, the periods presented in this report;

4.   The  small business issuer's other certifying officer and  I
     are  responsible for establishing and maintaining disclosure
     controls  and procedures (as defined in Exchange  Act  Rules
     13a-15(e) and 15d-15(e)) and internal control over financial
     reporting  (as  defined in Exchange Act Rules 13a-15(f)  and
     15d-15(f)for the small business issue and have:

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

     b)   Designed   such   internal   control   over   financial
          reporting,   or  caused  such  internal  control   over
          financial   reporting   to  be   designed   under   our
          supervision, to provide reasonable assurance  regarding
          the   reliability  of  financial  reporting   and   the
          preparation   of  financial  statements  for   external
          purposes   in   accordance  with   generally   accepted
          accounting principles

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

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

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

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

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

                    BY:  /s/Jerome J. Brault______________
                         Jerome J. Brault
                         Chairman of the Board of Directors,
                         President and Chief Executive Officer

                         DATE: November 15, 2004





           CERTIFICATE OF THE CHIEF FINANCIAL OFFICER
                               OF
                         BRAUVIN 6, INC.
                    CORPORATE GENERAL PARTNER
                               OF
                BRAUVIN INCOME PROPERTIES L.P. 6


I,  Thomas  E.  Murphy, Chief Financial Officer of  the  Company,
certify that:

1.   I  have  reviewed this quarterly report on  Form  10-QSB  of
     Brauvin Income Properties L.P. 6;

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

3.   Based  on my knowledge, the financial statements, and  other
     financial  information  included  in  this  report,   fairly
     present  in all material respects the consolidated financial
     condition, results of operations and statement of changes in
     net  assets in liquidation of the small business  issuer  as
     of, and for, the periods presented in this report;

4.   The  small business issuer's other certifying officer and  I
     are  responsible for establishing and maintaining disclosure
     controls  and procedures (as defined in Exchange  Act  Rules
     13a-15(e) and 15d-15(e)) and internal control over financial
     reporting  (as  defined in Exchange Act Rules 13a-15(f)  and
     15d-15(f)for the small business issue and have:

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

     b)   Designed   such   internal   control   over   financial
          reporting,   or  caused  such  internal  control   over
          financial   reporting   to  be   designed   under   our
          supervision, to provide reasonable assurance  regarding
          the   reliability  of  financial  reporting   and   the
          preparation   of  financial  statements  for   external
          purposes   in   accordance  with   generally   accepted
          accounting principles

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

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

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

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

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

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

                         DATE: November 15, 2004





                           Exhibit 99

                    SECTION 906 CERTIFICATION


     The  following  statement is provided by the undersigned  to
accompany  the  Quarterly Report on Form 10-QSB for  the  quarter
ended September 30, 2004, pursuant to Section 906 of the Sarbanes-
Oxley  Act of 2002 and shall not be deemed filed pursuant to  any
provisions  of the Securities Exchange Act of 1934 or  any  other
securities law:

     Each  of the undersigned certifies that the foregoing Report
on  Form  10-QSB fully complies with the requirements of  Section
13(a) of the Securities Exchange Act of 1934 (15 U.S.C. 78m)  and
that   the  information  contained  in  the  Form  10-QSB  fairly
presents,  in all material respects, the financial condition  and
results of operations of Brauvin Income Properties L.P. 6.




                    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,
                              President and Chief Executive
                              Officer

                              DATE: November 15, 2004



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

                              DATE: November 15, 2004