<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 nine months ended     September 30, 1998

                                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) 443-0922
                   (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 Balance Sheet at September 30, 1998. . . . . . . .4
         

         Consolidated Statements of Operations for the 
         nine months ended September 30, 1998 and 1997 . . . . . . . . .5

         Consolidated Statements of Operations for the 
         three months ended September 30, 1998 and 1997. . . . . . . . .6


         Consolidated Statements of Cash Flows for the 
         nine months ended September 30, 1998 and 1997 . . . . . . . . .7

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

Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 16

                             PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 21

Item 2.  Changes in Securities . . . . . . . . . . . . . . . . . . . . 21
         
Item 3.  Defaults Upon Senior Securities . . . . . . . . . . . . . . . 21

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Item 5.  Other Information . . . . . . . . . . . . . . . . . . . . . . 21
                                 
Item 6.  Exhibits, and Reports on Form 8-K . . . . . . . . . . . . . . 21
         
Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
<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 September 30,
1998, Consolidated Statements of Operations for the nine months
ended September 30, 1998 and 1997, Consolidated Statements of
Operations for the three months ended September 30, 1998 and 1997,
and Consolidated Statements of Cash Flows for the nine months ended
September 30, 1998 and 1997 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 1997 Annual Report on Form
10-KSB. 

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

                   CONSOLIDATED BALANCE SHEET
                          (Unaudited)

                                           September 30,
                                              1998
ASSETS
Investment in real estate:
  Land                                           $ 2,756,651
  Buildings and improvements                      10,736,901
                                                  13,493,552
  Less accumulated depreciation                   (3,717,951)
Net investment in real estate                      9,775,601

Cash and cash equivalents                            791,758
Rent receivable (net of
  allowances of $34,668)                             211,627
Escrow and other deposits                            560,207
Other assets                                         156,516

       Total Assets                              $11,495,709

LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES:

Mortgage notes payable (Note 3)                   $8,744,892
Accounts payable and accrued
  expenses                                           274,675
Due to affiliates                                      9,469
Tenant security deposits                              13,549
       Total Liabilities                           9,042,585

PARTNERS' CAPITAL:

General Partners                                      15,512
Limited Partners (7,842.5
  limited partnership units
  issued and outstanding)                          2,437,612
       Total Partners' Capital                     2,453,124
       Total Liabilities and 
        Partners' Capital                        $11,495,709

   See accompanying notes to consolidated financial statements

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

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

                                                  1998           1997
INCOME
Rental                                       $1,300,682     $1,433,433
Interest                                         40,062         34,843
Other, primarily tenant 
  expense reimbursements                        330,201        325,935
     Total income                             1,670,945      1,794,211

EXPENSES
Interest                                        649,495        656,239
Depreciation                                    271,865        279,515
Real estate taxes                                98,316         99,381
Repairs and maintenance                          16,362         20,986
Management fees (Note 4)                        111,529        116,335
Other property operating                        143,274        132,791
General and administrative                      200,462        233,963
     Total expenses                           1,491,303      1,539,210
Net income                                   $  179,642      $ 255,001

Net income allocated to the
  General Partners                           $    1,796      $   2,550
Net income allocated to the
  Limited Partners                           $  177,846      $ 252,451
Net income per limited partnership 
 interest (7,842.5 units)                    $    22.68      $   32.19



See accompanying notes to consolidated financial statements

<PAGE>                

                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)
                                
             CONSOLIDATED STATEMENTS OF OPERATIONS
            For the three months ended September 30, 
                          (Unaudited)

                                                  1998           1997
INCOME
Rental                                        $ 279,099       $475,889
Interest                                         13,223         12,953
Other, primarily tenant 
  expense reimbursements                        107,541         88,174
     Total income                               399,863        577,016

EXPENSES
Interest                                        216,576        219,147
Depreciation                                     88,961         93,481
Real estate taxes                                32,772         33,459
Repairs and maintenance                           4,481          6,360
Management fees (Note 4)                         36,421         34,075
Other property operating                         51,325         45,947
General and administrative                       62,879         58,512
     Total expenses                             493,415        490,981
Net (loss)income                              $ (93,552)      $ 86,035

Net (loss)income allocated
  to the General Partners                     $    (936)      $    860
Net (loss) income allocated
  to the Limited Partners                     $ (92,616)      $ 85,175
Net (loss) income per limited 
 partnership interest                                                 
 (7,842.5 units)                              $  (11.81)      $  10.86



   See accompanying notes to consolidated financial statements
<PAGE>                
                        BRAUVIN INCOME PROPERTIES L.P. 6
                        (a Delaware limited partnership)
                                       
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                     For the nine months ended September 30, 
                                 (Unaudited)

                                                     1998        1997
Cash Flows From Operating Activities:
Net income                                        $179,642    $255,001
Adjustments to reconcile net income
  to net cash provided by 
  operating activities:                                   
Depreciation                                       271,865     279,515
Provision for doubtful accounts                     10,956      (2,695)
Change in rent receivable                           70,168      39,876
Change in escrow and other deposits                (22,425)    (82,239)
Change in other assets                               5,990      48,484
Change in accounts payable 
  and accrued expenses                              50,029      39,063
Change in due to affiliates                         (1,995)     11,622
Change in security deposits                             --       8,766
Net cash provided by operating 
  activities                                       564,230     597,393
Cash Flows From Investing Activities:
Capital expenditures                               (30,229)    (34,826)
Cash used in investing activities                  (30,229)    (34,826)
Cash Flows From Financing Activities:
Repayment of mortgage notes payable                (81,785) (2,886,857)
Proceeds from refinancing                               --   2,925,000
Loan fees                                               --     (38,543)
Cash distributions to Limited
  Partners                                        (410,404)   (375,217)
Net cash used in financing activities             (492,189)   (375,617)
Net increase in cash and cash
  equivalents                                       41,812     186,950
Cash and cash equivalents at 
  beginning of period                              749,946     623,087
Cash and cash equivalents at end
  of period                                       $791,758    $810,037
Supplemental disclosure of 
  cash flow information:
  Cash paid for interest                          $621,244    $628,517
   See accompanying notes to consolidated 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 SPE 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).

  In 1995, the Partnership adopted Statement of Financial
Accounting Standards No. 121, "Accounting for the Impairment of
Long-Lived Assets and for Long-Lived Assets to be Disposed Of"
(SFAS 121).  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
September 30, 1998 and December 31, 1997.  Accordingly, no
impairment loss has been recorded in the accompanying consolidated
financial statements for the nine months ended September 30, 1998
and year ended December 31, 1997.
                                 
     Cash and Cash Equivalents

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

     Estimated Fair Value of Financial Instruments

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

     The fair value estimates presented herein are based on
information available to management as of September 30, 1998 and
December 31, 1997, 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 third quarter of 1998 was made to the
Limited Partners on November 15, 1998 in the amount of $137,976.
The Preferential Distribution Deficiency equaled $4,025,307 after
this last distribution.

(3)  MORTGAGE NOTES PAYABLE

     Mortgage notes payable at September 30, 1998, consisted of the
following:
                                                  Interest     Date
                                     1998           Rate        Due 
Shoppes on the Parkway(a)          $5,867,379      9.55%      5/01/02
Delchamps Plaza
 North Shopping Center(b)           2,877,513      9.03%      2/01/02
                                   $8,744,892

  The net carrying value of Delchamps and Shoppes approximated
$3,036,400 and $5,813,900, respectively, at September 30, 1998. 
Delchamps and Shoppes serve as collateral under its respective
nonrecourse debt obligation.

  Maturities of the mortgages payable are as follows:
  
            1998                   $   28,802
            1999                      121,490
            2000                      132,707
            2001                      146,554
            2002                    8,315,339
                                   $8,744,892

  (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, was 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 Shoppes.  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 nine months ended September 30, 1998
and 1997 were as follows:

                                           1998                 1997
Management fees                         $111,529             $104,318
Reimbursable office expenses             115,875               69,066
Legal fees                                    --                  499

  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 $9,469 for management fees, as of
September 30, 1998. 

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

  In 1997, the Partnership initiated the conversion from its
existing accounting software to a program that is year 2000
compliant.  Management has determined that the year 2000 issue will
not pose significant operational problems for its computer system. 
All costs associated with this conversion are being expensed as
incurred, and are not material.

  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.

                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)
                                
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, was 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 were 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.
                                
<PAGE>                
                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)
                                
  Below is a table summarizing the historical data for distribution
per Limited Partnership Interest for the last two years:

  Distribution
      Date              1998     1997             

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

  A distribution of Operating Cash Flow for the third quarter of
1998 was made to the Limited Partners on November 15, 1998 in the
amount of $137,976.  The Preferential Distribution Deficiency
equaled $4,025,307 after this last distribution, a $115,388
increase over 1997.

  On October 15, 1998, the Partnership received notice that an
unsolicited tender offer to purchase up to 10% of the outstanding
Limited Partnership interests of the Partnership (the "Units") was
to commence with a tender price of $475 per Unit.  The offer is
being made, in part, by an entity that currently owns a nominal
economic interest in the Partnership and is scheduled to terminate
at midnight on November 13, 1998.

  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 Limited Partnership
Units of the fund for $500 per Unit, less any transfer fees.  This
offer is being made by an entity that currently does not own any
interests in the Partnership and is scheduled to expire on December
2,1998 at 5:00pm.

  At this time, the General Partners have not made a decision 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

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

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.

  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 refinancings 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 - Nine months ended September 30, 1998 and
1997
  (Amounts rounded to nearest $000's)

  The Partnership generated net income of $180,000 for the nine
months ended September 30, 1998 as compared to net income of
$255,000 for the same nine month period in 1997.  The $75,000
decrease in net income resulted primarily from a $123,000 decrease
in total income and a $48,000 decrease in total expenses.

  Total income for the nine months ended September 30, 1998 was
$1,671,000 as compared to $1,794,000 for the same nine month period
                
<PAGE>
                BRAUVIN INCOME PROPERTIES L.P. 6
                (a Delaware limited partnership)

in 1997, a decrease of $123,000.  The $123,000 decrease resulted
primarily from a decrease in rental income at Shoppes due to
decreased percentage rental income caused by lower sales of several
tenants.

  For the nine months ended September 30, 1998 total expenses were
$1,491,000 as compared to $1,539,000 for the same nine month period
in 1997, a decrease of $48,000.  The decrease of $48,000 was due
primarily to a $37,000 decrease in insurance expense at Shoppes.

Results of Operations - Three months ended September 30, 1998 and
1997
  (Amounts rounded to nearest $000's) 

  The Partnership generated net loss of $94,000 for the three
months ended September 30, 1998 as compared to net income of
$86,000 for the same three month period in 1997.  The $180,000
decrease in net income resulted primarily from a $177,000 decrease
in total income and a $2,000 increase in total expenses.

  Total income for the three months ended September 30, 1998 was
$400,000 as compared to $577,000 for the same three month period in
1997, a decrease of $177,000.  The $177,000 decrease resulted
primarily from a decrease in rental income at Shoppes due to
decreased percentage rental income caused by lower sales of several
tenants.
  
  For the three months ended September 30, 1998 total expenses were
$493,000 as compared to $491,000 for the same three month period in
1997, an increase of $2,000. The increase of $2,000 was due
primarily to an increase in general and administrative expenses of
$4,500 as a result of an increase in bad debt expense. Also
contributing to the increase in expenses was an increase of $5,500
in other property operating expense related to the Shoppes
property. Partially offsetting the increase in total expenses was
a decrease in Shoppes insurance expense of $15,000 compared to the
same three month period in 1997.


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

                  PART II - OTHER INFORMATION

ITEM 1.  Legal Proceedings.
         None.
ITEM 2.  Changes in Securities.
         None.
ITEM 3.  Defaults Upon Senior Securities.
         None.
ITEM 4.  Submission of Matters To a Vote of Security
         Holders.
         None.
ITEM 5.  Other Information.
         None.
ITEM 6.  Exhibits and Reports on Form 8-K.
         Exhibit 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:  November 13, 1998


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

                    DATE:  November 13, 1998


<PAGE>