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


                           FORM 10-QSB

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

             For the three months ended     March 31, 1999                

                                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      .

<PAGE>


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

                                                              Page

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


         Consolidated Balance Sheet at March 31, 1999. . . .. . .4
         

         Consolidated Statements of Operations for the 
         three months ended March 31, 1999 and 1998. . . . .. . .5


         Consolidated Statements of Cash Flows for the 
         three months ended March 31, 1999 and 1998. . . . .. . .6


         Notes to Consolidated Financial Statements  . . . .. . .7


Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . .  . . 14


                             PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . .  20


Item 2.  Changes in Securities . . . . . . . . . . . . . . . .  20

         
Item 3.  Defaults Upon Senior Securities . . . . . . . . . . .  20


Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . .  20


Item 5.  Other Information . . . . . . . . . . . . . . . . . .  20
                                 

Item 6.  Exhibits, and Reports on Form 8-K . . . . . . . . . .  20

         
Signatures . . . . . . . . . . . . . . . . . . . . . . . . . .  21

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


                 PART I - FINANCIAL INFORMATION


ITEM 1.  Consolidated Financial Statements

  The following Consolidated Balance Sheet as of March 31, 1999,
Consolidated Statements of Operations for the three months ended
March 31, 1999 and 1998 and Consolidated Statements of Cash Flows
for the three months ended March 31, 1999 and 1998 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 consolidated financial statements should be read in
conjunction with the consolidated financial statements and notes
thereto included in the Partnership's 1998 Annual Report on Form
10-KSB. 



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

                   CONSOLIDATED BALANCE SHEET
                          (Unaudited)



                                                  March 31,
                                                    1999
ASSETS
Investment in real estate:
   Land                                          $ 2,756,651
   Buildings and improvements                     10,736,901
                                                  13,493,552
   Less accumulated depreciation                  (3,895,779)
Net investment in real estate                      9,597,773

Cash and cash equivalents                            765,996
Rent receivable (net of
   allowances of $31,081)                            216,403
Escrow and other deposits                            559,746
Other assets                                         113,921

        Total Assets                             $11,253,839

LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES:

Mortgage notes payable (Note 3)                  $ 8,685,896
Accounts payable and accrued
   expenses                                          163,377
Due to affiliates                                     13,658
Tenant security deposits                              13,549
        Total Liabilities                          8,876,480

PARTNERS' CAPITAL:

General Partners                                      17,515
Limited Partners (7,842.5
   limited partnership units
   issued and outstanding)                         2,359,844
        Total Partners' Capital                    2,377,359

        Total Liabilities and 
         Partners' Capital                       $11,253,839

          See accompanying notes to financial statements

<PAGE>

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

              CONSOLIDATED STATEMENTS OF OPERATIONS
              For the three months ended March 31, 
                          (Unaudited)
                                
                                

                                        1999           1998
INCOME
Rental                                $501,057       $514,922
Interest                                 8,450          9,317
Other, primarily tenant 
   expense reimbursements              101,678        104,168
      Total income                     611,185        628,407

EXPENSES
Interest                               213,698        216,487
Depreciation                            88,914         91,065
Real estate taxes                       28,548         32,772
Repairs and maintenance                  8,310          6,269
Management fees (Note 4)                38,431         39,169
Other property operating                54,091         51,994
General and administrative              40,537         91,713
      Total expenses                   472,529        529,469
   
Net income                            $138,656       $ 98,938

Net income allocated to the
   General Partners                   $  1,387       $    989
      
Net income allocated to the
   Limited Partners                   $137,269       $ 97,949
   
Net income per limited partnership 
 interest (7,842.5 units)             $  17.50       $  12.49
   



          See accompanying notes to financial statements
 <PAGE>
                 BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)
                                      
             CONSOLIDATED STATEMENTS OF CASH FLOWS
              For the three months ended March 31, 
                          (Unaudited)

                                                 1999         1998
Cash Flows From Operating Activities:
Net income                                     $138,656    $ 98,938
Adjustments to reconcile net income
   to net cash provided by 
   operating activities:                                  
Depreciation                                     88,914      91,065
Provision for doubtful accounts                 (13,000)     23,318
   Changes in: 
      Rent receivable                            (4,876)    (47,920)
      Escrow and other deposits                  19,336      95,799
      Other assets                                9,716       9,717
      Accounts payable 
      and accrued expenses                      (84,643)    (43,404)
      Due to affiliates                           3,855       2,830
Net cash provided by operating 
   activities                                   157,958     230,343

Cash Flows From Investing Activities:
Capital expenditures                                 --      (2,453)
Cash used in investing activities                    --      (2,453)
      
Cash Flows From Financing Activities:
Repayment of mortgage notes payable             (30,193)    (27,574)
Cash distributions to Limited
  Partners                                     (137,976)   (129,467)
Net cash used in financing activities          (168,169)   (157,041)
Net (decrease) increase in cash and cash
  equivalents                                   (10,211)     70,849
Cash and cash equivalents at 
  beginning of period                           776,207     749,946
     
Cash and cash equivalents at
  end of period                               $ 765,996   $ 820,795
       
Supplemental disclosure of 
  cash flow information:
  Cash paid for mortgage interest             $ 204,149   $ 206,769


         See accompanying notes to financial statements
<PAGE>
                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                          (Unaudited)


(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").

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.

  Accounting Method

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

  Rental income is recognized on a straight line basis over the
life of the related leases.  Differences between rental income
earned and amounts due per the respective lease agreements are
credited or charged, as applicable, to deferred rent receivable.

  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

  The Partnership's rental properties are stated at cost including
acquisition costs, leasing commissions, tenant improvements and net
of provision for impairment.  Depreciation and amortization are
recorded on a straight-line basis over the estimated economic lives
of the properties, which approximate 31.5 years, and the term of
the applicable leases, respectively.  Two of the Partnership's
properties are subject to liens under first mortgages (See Note 3).

  The Partnership has performed an analysis of its long-lived
assets, and the Partnership's management determined that there were
no events or changes in circumstances that indicated that the
carrying amount of the assets may not be recoverable at March 31,
1999 and December 1998.  Accordingly, no impairment loss has been
recorded in the accompanying consolidated financial statements for
the three months ended March 31, 1999 and the year ended December
31, 1998.

  Cash and Cash Equivalents

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

  Estimated Fair Value of Financial Instruments

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

  The fair value estimates presented herein are based on
information available to management as of March 31, 1999 and
December 31, 1998, 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. 

  The carrying amounts of the following items are reasonable
estimates of fair value:  cash and cash equivalents; rent
receivable; escrow and other deposits; accounts payable and accrued
expenses and due to affiliate. 

(2)  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.

  A cash distribution for the first quarter of 1999 was made to
the Limited Partners on May 17, 1999 in the amount of $134,976. 
The Preferential Distribution Deficiency equaled $4,097,322 after
this last distribution.

(3)  MORTGAGE NOTES PAYABLE

  Mortgage notes payable at March 31, 1999, consisted of the
following:
                                        Interest     Date
                              1999        Rate        Due 
Shoppes on the Parkway(a)  $5,828,679      9.55%      5/01/02
Delchamps Plaza
 North Shopping Center(b)   2,857,217      9.03%      2/01/02
                           $8,685,896

  The net carrying value of the Delchamps property and the Shoppes
property approximated $2,983,100 and $5,702,600, respectively, at
March 31, 1999.  Delchamps and Shoppes serve as collateral under
the respective nonrecourse debt obligations.

  Maturities of the mortgages payable are as follows:
  
            1999                       91,297
            2000                      132,707
            2001                      146,554
            2002                    8,315,338
                                   $8,685,896

  (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.

(4)  TRANSACTIONS WITH AFFILIATES

  Fees and other expenses paid or payable to the General Partners
or their affiliates for the three months ended March 31, 1999 and
1998 were as follows:

                                           1999         1998
Management fees                          $38,431      $39,169
Reimbursable office expenses              38,625       38,625

  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 $13,658 for management fees, as
of March 31, 1999. 

<PAGE>

Item 2.     Management's Discussion and Analysis or 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.

Year 2000

  The "Year 2000" problem concerns the inability of computer
technology systems to correctly identify and process date sensitive
information beyond December 31, 1999.  Many computers 
automatically add the "19" prefix to the last two digits the
computer reads for the year when date information is needed in
computer software programs.  Thus when a date beginning on January
1, 2000 is entered into a computer, the computer may interpret this
date as the year "1900" rather than "2000".

  The Partnership's computer information technology systems
consists of a network of personal computers linked to a server
built using hardware and software from mainstream suppliers.  The
Partnership does not own any equipment that contains embedded
microprocessors, which may also pose a potential Year 2000 problem. 
Additionally, the Partnership has no internally generated software
coding to correct as all of the Partnership's software is purchased
and licensed from external providers.  These external providers
have assured management that their systems are, or will be, Year
2000 compliant. 

  The Partnership has two main software packages that contain date
sensitive information, (i) accounting and (ii) investor relations. 
In 1997, the Partnership initiated and completed the conversion
from its existing accounting software to a new software program
that is Year 2000 compliant.  In 1998, the investor relations
software was also updated to a new software program that is Year
2000 compliant.  Management has determined that the Year 2000 issue
will not pose significant operational problems for its remaining
computer software systems.  All costs associated with these
conversions are expensed as incurred, and are not material. 
Management does not believe that any further expenditures will be
necessary for the Partnership to be Year 2000 compliant.  However,
additional personal computers may be purchased from time to time to
replace existing machines.

  Also in 1997, management of the Partnership initiated formal
communications with all of its significant third party vendors,
service providers and financial institutions to determine the
extent to which the Partnership is vulnerable to those third
parties failure to remedy their own Year 2000 issue.  There can be
no guarantee that the systems of these third parties will be timely
converted and would not have an adverse effect on the Partnership. 

  The most reasonably likely worst case scenario for the
Partnership with respect to the Year 2000 issue would be the
inability of certain tenants to timely make their rental payments
beginning in January 2000. This could result in the Partnership
temporarily suffering a depletion of the Partnership's cash
reserves as expenses will need to be paid while the cash flows from
revenues are delayed.  The Partnership has no formal Year 2000
contingency plan.  

Liquidity and Capital Resources

  The Partnership intends to satisfy its short-term liquidity needs
through cash reserves and cash flow from the properties.  Long-term
needs are expected to be satisfied through mortgage refinancing.  

  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.

  The Partnership has paid annual cash distributions to Limited
Partners since 1986, as many of the Partnership's properties have
been operating in strong retail markets.

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

Distribution
    Date               1999 (A)  1998     1997

February 15            $17.59   $16.49   $15.39
May 15                  17.21    17.21    16.14
August 15                        17.40    16.31
November 15                      17.59    17.63

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

  A distribution of Operating Cash Flow for the first quarter of
1999 was made to the Limited Partners on May 17, 1999 in the amount
of $134,976.  The Preferential Distribution Deficiency equaled
$4,097,322 after this last distribution, a $150,168 increase over
1998.

  On October 15, 1998, the Partnership received notice that an
unsolicited tender offer to purchase up to 10% of the outstanding
Units was to commence with a tender price of $475 per Unit.  The
offer was being made, in part, by an entity that owned a nominal
economic interest in the Partnership and was scheduled to terminate
on November 13, 1998.  As a result of this tender offer 115
economic interests in the Partnership were transferred.

  On October 22, 1998, Limited Partners were mailed, without the
consent or knowledge of the General Partners, an additional tender
offer to purchase up to 4.9% of the outstanding Units of the fund
for $500 per Unit, less any transfer fees.  This offer was being
made by an entity that did not own any interests in the Partnership
and was scheduled to expire on December 2, 1998.  As a result of
this tender offer 382 economic interests in the Partnership were
transferred.

  The General Partners remained neutral as to the particular merits
or risks associated with either of the tender offers to the Limited
Partners.  However, the General Partners did notify the Limited
Partners that they are exploring various alternatives to sell the
Partnership's assets.  In this regard, the Partnership has engaged
nationally known appraisal firms to value the Partnership's assets. 
Additionally, these firms will assist the General Partners in
determining the appropriate method and timing for the disposition
of the Partnership's assets.  The General Partners believe an
informed determination of the true value of the Units can be made
at that time.  The value of the Units after the receipt of the
appraisals may be more or less than the current tender offers.

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

  In 1998, the General Partners notified the Limited Partners that
they are exploring various alternatives to sell the Partnership's
assets.  In this regard, the Partnership engaged a nationally known
appraisal firm to value the Partnership's assets.  Additionally,
this firm will assist the General Partners in determining the
appropriate method and timing for the disposition of the
Partnership's assets.

  On May 12, 1999, the Partnership received notice that an
unsolicited tender offer to purchase up to approximately 10% of the
outstanding Units was to commence with a tender price of $650 per
Unit.  The offer is made, in part, by an entity that owned a
nominal economic interest in the Partnership and is scheduled to
expire on June 25, 1999.

  The General Partners have not made a determination as to the
particular merits or risks associated with the May 12, 1999
unsolicited tender offer.

  The General Partners have determined to pursue disposition of the
Partnership's assets, and expect to commence the registration and
solicitation within a few weeks of the date of this Form 10-QSB for
the authorization of the Limited Partners for the sale of all or
substantially all of the Partnership's properties.  That
solicitation will be accomplished by written notice directed by
U.S. mail to each Limited Partner at the address shown on the
Partnership's records, in accordance with the rules of the
Securities and Exchange Commission and the requirements of the
Partnership Agreement.

  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 - Three months ended March 31, 1999 and 1998

  (Amounts rounded to nearest $000's)

  The Partnership generated net income of $139,000 for the three
months ended March 31, 1999 as compared to net income of $99,000
for the same three month period in 1998.  The $40,000 increase in
net income resulted primarily from a $57,000 decrease in total
expenses which was partially offset by a $17,000 decrease in total
income.

  Total income for the three months ended March 31, 1999 was
$611,000 as compared to $628,000 for the same three month period in
1998, a decrease of $17,000.  The $17,000 decrease resulted
primarily from a decrease in rental income at Shoppes due to a
decrease in the occupancy to 87% in 1999 from 92% in 1998 and a
decrease in percentage rental income caused by lower sales of
several tenants.

  For the three months ended March 31, 1999 total expenses were
$473,000 as compared to $530,000 for the same three month period in
1997, a decrease of $57,000.  The decrease of $57,000 was due
primarily to a decrease in general and administrative expenses.
General and administrative expense decreased primarily as a result
of decreases in expense at the Shoppes property of $32,000 in bad
debt expense,  $15,000 in insurance expense, and $10,000 in
advertising expense.

<PAGE>

                  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 27. Financial Data Schedule
                                
<PAGE>                                
                                
                                
                           SIGNATURES
                                
In accordance with the requirements of the Exchange Act, the
registrant caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.


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


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


                    DATE:  May 17, 1999


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


                    DATE:  May 17, 1999



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