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, 2003

                                or

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

   For the transition period from               to

   Commission File Number               0-16857

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

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

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

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

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

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

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

                 Limited Partnership Interests
                         (Title of class)

Check whether the issuer (1) filed all reports required to be filed
by Section 13 or 15(d) of the Exchange Act during the past 12
months (or for such shorter period that the issuer was required to
file such reports), and (2) has been subject to such filing
requirements for the past 90 days. Yes    X    No      .


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

                             INDEX
                             PART I

                                                                      Page

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

         Consolidated Statement of Net Assets in Liquidation
         as of March 31, 2003 (Liquidation Basis). . . . . . . . . . . .4

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2003 to
         March 31, 2003 (Liquidation Basis). . . . . . . . . . . . . . .5

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2002 to
         March 31, 2002 (Liquidation Basis). . . . . . . . . . . . . . .6

         Consolidated Statements of Operations for the
                  three months ended March 31, 2003 and 2002
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .7

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

Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 18

Item 3.  Controls and Procedures . . . . . . . . . . . . . . . . . . . 25

                            PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 26

Item 2.  Changes in Securities . . . . . . . . . . . . . . . . . . . . 26

Item 3.  Defaults Upon Senior Securities . . . . . . . . . . . . . . . 26

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

Item 5.  Other Information . . . . . . . . . . . . . . . . . . . . . . 26

Item 6.  Exhibits and Reports on Form 8-K. . . . . . . . . . . . . . . 26

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27


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


                 PART I - FINANCIAL INFORMATION


ITEM 1.  Consolidated Financial Statements

  The following Consolidated Statement of Net Assets in Liquidation
as of March 31, 2003 (Liquidation Basis), Consolidated Statement of
Changes in Net Assets in Liquidation for the period January 1, 2003
to March 31, 2003 (Liquidation Basis), Consolidated Statement of
Changes in Net Assets in Liquidation for the period January 1, 2002
to March 31, 2002 (Liquidation Basis) and Consolidated Statements
of Operations for the three months ended March 31, 2003 and March
31, 2002 (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 2002 Annual Report on Form 10-KSB.



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


   CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
               March 31, 2003 (LIQUIDATION BASIS)
                          (Unaudited)


ASSETS

Real estate held for sale                            $6,807,250
Cash and cash equivalents                               714,723
Rent receivable (net of
   allowances of $112,044)                               77,132
Escrow and other deposits                               434,351
Other assets     8,335

     Total Assets                                     8,041,791

LIABILITIES

Mortgage notes payable (Note 4)                       5,440,867
Accounts payable and accrued
   expenses                                             386,869
Deferred gain on sale of property                       378,487
Reserve for liquidation costs                           196,470
Due to affiliate                                          1,346
Tenant security deposits                                  7,620
Venture partner's share of joint venture                580,000
     Total Liabilities                                6,991,659

Net Assets in Liquidation                            $1,050,132














   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 March 31, 2003
                          (Unaudited)




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

Loss from operations                                            (107,685)

Net assets in liquidation at March 31, 2003                   $1,050,132


















  See accompanying notes to consolidated financial statements.


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

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



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

Loss from operations                                             (89,102)

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



















  See accompanying notes to consolidated financial statements.


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

             CONSOLIDATED STATEMENTS OF OPERATIONS
                      (LIQUIDATION BASIS)
       For the three months ended March 31, 2003 and 2002
                          (Unaudited)

                                          2003         2002
INCOME
Rental                                $ 164,989     $239,000
Interest                                    300        2,367
Other, primarily tenant
  expense reimbursements                 57,485       80,242
  Total income                          222,774      321,609

EXPENSES
Interest                                182,211      195,397
Real estate taxes                        38,572       32,001
Repairs and maintenance                   6,948        1,530
Management fees (Note 5)                 10,395       19,582
Other property operating                 39,808       54,367
General and administrative               48,606      107,834
  Total expenses                        326,540      410,711

Net loss before joint
  venture partner's share              (103,766)     (89,102)

Joint venture partner share              (3,919)          --


Net loss                              $(107,685)    $(89,102)

Net loss allocated to the
  General Partners                    $  (1,077)    $   (891)

Net loss allocated to the
  Limited Partners                    $(106,608)    $(88,211)

Net loss per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                        $  (13.59)    $ (11.25)




  See accompanying notes to consolidated financial statements.


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

           NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


(1) ORGANIZATION AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

  ORGANIZATION

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

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

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

   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.


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

     NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - CONTINUED

   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

   Management's Use of Estimates

   The preparation of financial statements in conformity with
generally accepted accounting principles requires management to
make estimates and assumptions that affect the reported amounts of
assets and liabilities and disclosure of contingent assets and
liabilities at the date of the consolidated financial statements
and the reported amounts of revenues and expenses during the
reporting period.  Actual results could differ from those
estimates.

   Basis of Presentation

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 have
been prepared on a liquidation basis.  Accordingly, the carrying
value of the assets is presented at estimated net realizable
amounts and all liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation.  Preparation of the financial statements on a
liquidation basis requires significant assumptions by management,
including the estimate of liquidation costs and the resolution of
any contingent liabilities.  There may be differences between the
assumptions and the actual results because events and circumstances
frequently do not occur as expected.  Those differences, if any,
could result in a change in the net assets recorded in the
statement of net assets as of March 31, 2003.

   Accounting Method

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

   Federal Income Taxes

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

   Consolidation of Special Purpose Entities

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

   Distributions from each SPE 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.

   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.

   On July 19, 2002, Delchamps was sold and all remaining cash was
transferred to the Partnership.

   Real Estate Held for Sale

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

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

   Cash and Cash Equivalents

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

   Rent Receivable

   Rents receivable is comprised of billed but uncollected amounts
due for monthly rents and other charges and estimated unbilled
amounts due for tenant reimbursement of common area maintenance
charges and property taxes.  Receivables are recorded at
management's estimate of the amounts that will ultimately be
collected.  An allowance for doubtful accounts is based on specific
identification of uncollectible accounts and the Partnership's
historical collection experience.

   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 are based on information available to
management as of March 31, 2003, but may not necessarily be
indicative of the amounts that the Partnership could realize in a
current market exchange.  The use of different assumptions and/or
estimation methodologies may have a material effect on the
estimated fair value amounts.

   In connection with the adoption of the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
which approximates their fair value at March 31, 2003.

   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 2003 and 2002.

   Recent Accounting Pronouncements

   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.

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

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

   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.  FIN 46 applies to variable interest entities created
after January 31, 2003 and to such entities in which the interest
was acquired prior to February 1, 2003 for fiscal years and interim
periods beginning after June 15, 2003.

   The Partnership does not believe that the adoption of SFAS 143,
144,and 145 and FIN 45 and 46 has a significant impact on its
financial statements.

(2)     ADJUSTMENT TO LIQUIDATION BASIS

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

   As a result of the contract for sale of Delchamps (see Note 4)
the Partnership's investment in real estate held for sale and the
deferred gain on the sale of real estate were each reduced $713,025
in the second quarter of 2002.  In July 2002 the Partnership's
investment in real estate held for sale and the deferred gain on
the sale of real estate were reduced  by $2,973,475 and $25,852,
respectively, as a result of the Delchamps sale.

   As a result of the contract for sale of Shoppes (see Notes 4
and 7) 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.

(3)     PARTNERSHIP AGREEMENT

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

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

   There was no distribution for the first quarter of 2003, which
would have been paid on May 15, 2003.  The Preferential
Distribution Deficiency equaled $6,475,181  at March 31, 2003.

(4)     MORTGAGE NOTES PAYABLE

   Mortgage notes payable at March 31, 2003, consisted of the
following:
                                        Interest      Date
                                         Rate         Due
Shoppes on the Parkway    $5,440,867     9.55%      12/31/02

                          $5,440,867


   The net carrying value of  Shoppes approximated $5,997,000 at
March 31, 2003.  Shoppes serves as collateral under the nonrecourse
debt obligation.

   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 was scheduled to mature on May 1, 2002.  The lender and the
Partnership have 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 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.

   As a precondition to the 1995 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 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.  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.

   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.

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

(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses paid or payable to the General Partners
or their affiliates for the three months ended March 31, 2003 and
2002 were as follows:

                                  2003                 2002
Management fees                 $10,395              $19,582
Reimbursable office expenses     26,025               34,585

   The Partnership had made all payments to affiliates, except for
$1,346 for management fees, as of March 31, 2003.


(6)    PONDEROSA PROPERTY UNDIVIDED INTEREST SALE


     In February 2003, the Partnership sold a two-thirds undivided
interest in the Ponderosa Restaurant property for a sales price of
$600,000.  However, the Partnership maintains control of the
management of the property and the sale process.  Upon a subsequent
sale of the asset, the holder of the two-thirds interest is
entitled to the first $580,000 of proceeds with the balance going
to the 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 properties.
Mortgage notes payable are expected to be satisfied through
property sales.

   The Partnership's liquidity position was very low at March 31,
2003, even including the proceeds from the sale of Delchamps.

   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 March 31,
2003.

   In the marketing of the assets for sale, over 1,000 potential
investors were contacted regarding the sale of the properties.  Of
this group, approximately 180 became registered potential buyers
for the properties.  Combined with the prior periods, there have
been approximately 300 potential buyers.

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.

   In the second quarter of 2002, the Partnership received two
expressions of interest in the property.  These offers were at
prices below the appraised value and the offers are subject to the
completion of the new anchor leases detailed below.   The offers
for the property are less than the appraised value in part because
the changing tenancy of "outlet centers" similar to Shoppes.  In
particular, the tenant mix at the 87,000 square foot center
evolved away from fashion retailers toward generally smaller, local
tenants.  Many of the national retailers are moving to
significantly larger "mega-centers."  This caused Shoppes'
occupancy to decline.   The Partnership identified certain tenants
that would be suitable to lease a large percentage of the currently
vacant space.  The Partnership executed a conditional lease for
approximately 21,000 square feet (approximately 23% of the
property's gross leasable area) to an upscale grocer.  In the first
quarter of 2003 the tenant terminated the lease prior to taking
occupancy.  Nonetheless, the Partnership continued to negotiate
with the potential tenant in an attempt to reinstate the lease.
However, the tenant required that the Partnership demolish
approximately 21,000 square feet of the building and the rebuild a
new structure for the tenant.  In addition, the tenant required
numerous changes  and improvements for the entire center, including
a new facade, roof, parking lot reconfiguration, renaming of the
center and landscaping.  Further, two existing tenants needed to be
relocated to accommodate the new tenant.  Management projected that
the implementation of these changes would take at least sixteen
months.  All of these changes needed to be approved by both the
Design Review Board and the Design Plan Review Committee of the
local governing authority.  The Partnership sought and, as a result
of extensive negotiation with the local authority, received
approval for these changes.  Although the tenant indicated a
willingness to proceed with these changes, the Partnership's first
mortgage lender was unwilling to approve the modifications to the
property (even though the modifications would significantly improve
the center).   The loan had been extended twice beyond the original
maturity and the Partnership believed that the lender would be
unwilling to extend the loan again.  The Partnership was faced with
a likely adverse action from the mortgage lender.  Given these
circumstances, the Partnership simultaneously pursued the sale of
the center with a third party purchaser that was willing to accept
the demolition, construction and redevelopment risk inherent in
retenanting and repositioning the center.   The Partnership also
executed a lease for 7,000 square feet to a national distributor of
boating/marina supplies. This tenant took occupancy in the fourth
quarter of 2002.

   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 of the detailed in the proceeding paragraph, for
a purchase price of $6,157,500.

Ponderosa

   The Ponderosa Restaurant property is the smallest 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 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 effective date of this lease is subject to the
timely termination of the existing lease with the franchisor.  The
new lease commenced in September 2002 and has a fifteen year term.
The lease will have 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 will be "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.

   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.  The Partnership is currently receiving several
other purchase offers for this property.

   In February 2003, the Partnership sold a two-thirds undivided
interest in this property for a sales price of $600,000.  However,
the Partnership maintains control of the management of the property
and  the sale process.  Upon a subsequent sale of the asset, the
holder of the two-thirds interest is entitled to the first $580,000
of proceeds with the balance going to the Partnership.

   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. The Partnership continues to market
the property for sale.

Delchamps

   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 original 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 and requires monthly payments of
principal and interest of approximately $24,600.  A portion of the
proceeds of the First Mortgage Loan, approximately $2,809,000, was
used to retire the original mortgage secured by Delchamps from
Lincoln National Life Insurance Company.   The First Mortgage Loan
matured on February 1, 2002.

   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.

   One of the special purpose entities owned by the Partnership
(Brauvin/ Delchamps) was been sued by a real estate broker in
relation to the sale of the asset.  The Partnership believed the
suit was without merit.  The special purpose entity has been
indemnified by the purchaser of the property against such
litigation.  In the first quarter of 2003 the suit was dropped.

Results of Operations

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

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

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

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

Results of Operations (Liquidation Basis) - Three months ended
March 31, 2003 and 2002

   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 $107,000 for the three
months ended March 31, 2003 as compared to net loss of $89,000 for
the same period in 2002.  The $18,000 increase in net loss is
primarily a result of a decrease in total income of $99,000 offset
by a decrease in total expenses of $84,000.

   Total income for the three months ended March 31, 2003 was
$223,000 as compared to $322,000 for the same period in 2002.  The
$99,000 decrease in total income was primarily a result of a
$74,000 decrease in rental income.  Rental income decreased
primarily as a result of the sale of DelChamps and  a decline in
average occupancy at Shoppes on the Parkway.

   Total expense for the three months ended March 31, 2003 was
$327,000 as compared to $411,000 for the same period in 2002.  The
$84,000 decrease in total expense was primarily a result of a
$59,000 decrease in general and administrative expense, a $15,000
decrease in operating expense, a $13,000 decrease in interest
expense, and a $9,000 decrease in management fees. These decreases
were offset by a $7,000 increase in real estate tax expense and a
$5,000 increase in repairs and maintenance expense.  The decrease
in general and administrative expense was primarily the result of
a $17,000 decrease in expenses related to transferring certain
expenses to reduce the reserve for estimated costs during
liquidation, a $15,000 decrease in bad debt expense, and an $18,000
decrease in repairs and maintenance expense.   The decrease in bad
debt expense is the result of write-offs at Shoppes during the
first quarter of 2002. The decrease in repairs and maintenance is
the result of the repairs at Shoppes during the first quarter of
2002.

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
annual 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.



                  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:  May 20, 2003


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


                    DATE:  May 20, 2003




           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
     quarterly report;

3.   Based on my knowledge, the financial statements, and other
     financial information included in this quarterly 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 registrant as of,
     and for, the periods presented in this quarterly report;

4.   The registrant's other certifying officer and I are
     responsible for establishing and maintaining disclosure
     controls and procedures (as defined in Exchange Act Rules 13a-
     14 and 15d-14) for the registrant and we have:

          a)  designed such disclosure controls and procedures to
              ensure that material information relating to the
              registrant, 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)  evaluated the effectiveness of the registrant's
              disclosure controls and procedures as of a date
              within 90 days prior to the filing date of this
              quarterly report (the "Evaluation Date"); and

          c)  presented in this quarterly report our conclusions
              about the effectiveness of the disclosure controls
              and procedures based on our evaluation as of the
              Evaluation Date;

5.   The registrant's other certifying officer and I have
     disclosed, based on our most recent evaluation, to the
     registrant's auditors and the audit committee of registrant's
     board of directors (or persons performing the equivalent
     function):

          a)  all significant deficiencies in the design or
              operation of internal controls which could aversely
              affect the registrant's ability to record, process,
              summarize and report financial data and have
              identified for the registrant's auditors any
              material weaknesses in internal controls; and

          b)  any fraud, whether or not material, that involves
              management or other employees who have a significant
              role in the registrant's internal controls; and

6.   The registrant's other certifying officer and I have indicated
     in this quarterly report whether or not there were significant
     changes in internal controls or in other factors that could
     significantly affect internal controls subsequent to the date
     of our most recent evaluation, including any corrective
     actions with regard to significant deficiencies and material
     weaknesses.


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

                    DATE: May 20, 2003



           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
     quarterly report;

3.   Based on my knowledge, the financial statements, and other
     financial information included in this quarterly 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 registrant as of,
     and for, the periods presented in this quarterly report;

4.   The registrant's other certifying officer and I are
     responsible for establishing and maintaining disclosure
     controls and procedures (as defined in Exchange Act Rules 13a-
     14 and 15d-14) for the registrant and we have:

          a)  designed such disclosure controls and procedures to
              ensure that material information relating to the
              registrant, 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)  evaluated the effectiveness of the registrant's
              disclosure controls and procedures as of a date
              within 90 days prior to the filing date of this
              quarterly report (the "Evaluation Date"); and

          c)  presented in this quarterly report our conclusions
              about the effectiveness of the disclosure controls
              and procedures based on our evaluation as of the
              Evaluation Date;

5.   The registrant's other certifying officer and I have
     disclosed, based on our most recent evaluation, to the
     registrant's auditors and the audit committee of registrant's
     board of directors (or persons performing the equivalent
     function):

          a)  all significant deficiencies in the design or
              operation of internal controls which could aversely
              affect the registrant's ability to record, process,
              summarize and report financial data and have
              identified for the registrant's auditors any
              material weaknesses in internal controls; and

          b)  any fraud, whether or not material, that involves
              management or other employees who have a significant
              role in the registrant's internal controls; and

6.   The registrant's other certifying officer and I have indicated
     in this quarterly report whether or not there were significant
     changes in internal controls or in other factors that could
     significantly affect internal controls subsequent to the date
     of our most recent evaluation, including any corrective
     actions with regard to significant deficiencies and material
     weaknesses.


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

                    DATE: May 20, 2003




                          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
March 31,  2003, 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 and President


                    DATE:  May 20, 2003


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