FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                       THE SECURITIES EXCHANGE ACT OF 1934

                        Quarterly or Transitional Report

                      U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB

(Mark One)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934

                   For the quarterly period ended March 31, 2000

[ ] 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 0-13261

                              SHELTER PROPERTIES VI

         (Exact name of small business issuer as specified in its charter)



         South Carolina                                         57-0755618
(State or other jurisdiction of                              (I.R.S. Employer
 incorporation or organization)                             Identification No.)

                          55 Beattie Place, P.O. Box 1089
                         Greenville, South Carolina 29602
                      (Address of principal executive offices)

                                 (864) 239-1000

                           (Issuer's telephone number)

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 registrant was required to file such reports),  and (2) has been
subject to such filing requirements for the past 90 days. Yes X No

                         PART I - FINANCIAL INFORMATION

ITEM 1.     FINANCIAL STATEMENTS

a)

                              SHELTER PROPERTIES VI

                                  BALANCE SHEET

                                   (Unaudited)

                        (in thousands, except per unit data)

                                 March 31, 2000

Assets

   Cash and cash equivalents                                        $  2,779
   Receivables and deposits                                              271
   Restricted escrows                                                  1,107
   Other assets                                                          390
   Investment properties:
      Land                                            $  4,950
      Buildings and related personal property           50,678
                                                        55,628

      Less accumulated depreciation                    (29,811)       25,817
                                                                    $ 30,364

Liabilities and Partners' (Deficit) Capital
Liabilities

   Accounts payable                                                 $    140
   Tenant security deposit liabilities                                   211
   Accrued property taxes                                                709
   Other liabilities                                                     276
   Mortgage notes payable                                             25,138

Partners' (Deficit) Capital

   General partners                                    $ (306)
   Limited partners (42,324 units issued and
      outstanding)                                       4,196         3,890

                                                                    $ 30,364

                   See Accompanying Notes to Financial Statements

b)

                              SHELTER PROPERTIES VI

                            STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)



                                                            Three Months Ended
                                                                March 31,
                                                             2000       1999
Revenues:
   Rental income                                            $2,597     $2,436
   Other income                                                174        170
      Total revenues                                         2,771      2,606

Expenses:
   Operating                                                 1,148      1,113
   General and administrative                                  108         86
   Depreciation                                                613        510
   Interest                                                    598        585
   Property taxes                                              285        231
      Total expenses                                         2,752      2,525

Net income                                                  $   19     $   81

Net income allocated to general partners (1%)               $   --     $    1
Net income allocated to limited partners (99%)                  19         80
                                                            $   19     $   81

Net income per limited partnership unit                     $  .45     $ 1.89

                   See Accompanying Notes to Financial Statements


<PAGE>


c)

                               SHELTER PROPERTIES VI
                STATEMENT OF CHANGES IN PARTNERS' (DEFICIT) CAPITAL
                                   (Unaudited)

                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                      Limited
                                     Partnership     General      Limited
                                        Units        Partners    Partners     Total

<S>                                     <C>            <C>        <C>        <C>
Original capital contributions          42,324         $ 2        $42,324    $42,326

Partners' (deficit) capital at
   December 31, 1999                    42,324        $ (306)     $ 4,177    $ 3,871

Net income for the three months
   ended March 31, 2000                     --            --           19         19

Partners' (deficit) capital at
   March 31, 2000                       42,324        $ (306)     $ 4,196    $ 3,890

                   See Accompanying Notes to Financial Statements

</TABLE>

d)

                              SHELTER PROPERTIES VI

                             STATEMENTS OF CASH FLOWS

                                   (Unaudited)

                                  (in thousands)
<TABLE>
<CAPTION>

                                                                 Three Months Ended
                                                                       March 31,

                                                                  2000        1999
Cash flows from operating activities:

<S>                                                           <C>          <C>
   Net income                                                 $    19      $    81
   Adjustments to reconcile net income to net
     cash provided by operating activities:
        Depreciation                                              613          510
        Amortization of discounts and loan costs                  100           72
        Change in accounts:
            Receivables and deposits                              391          165
            Other assets                                          (45)         (51)
            Accounts payable                                      (70)         (42)
            Tenant security deposit liabilities                    (4)          16
            Accrued property taxes                                 54         (204)
            Other liabilities                                     (28)         (14)

               Net cash provided by operating activities        1,030          561

Cash flows from investing activities:

   Property improvements and replacements                        (142)        (151)
   Net (deposits to) withdrawals from restricted escrows         (341)         435

               Net cash (used in) provided by investing
                activities                                       (483)         284

Cash flows from financing activities:

   Payments on mortgage notes payable                            (241)        (226)
   Distribution paid to partners                                 (428)          --

               Net cash used in financing activities             (669)        (226)

Net (decrease) increase in cash and cash equivalents             (122)         619
Cash and cash equivalents at beginning of period                2,901        1,323
Cash and cash equivalents at end of period                    $ 2,779      $ 1,942

Supplemental disclosure of cash flow information:

   Cash paid for interest                                     $   498      $   513

                   See Accompanying Notes to Financial Statements
</TABLE>


e)

                              SHELTER PROPERTIES VI

                          NOTES TO FINANCIAL STATEMENTS

                                   (Unaudited)

Note A - Basis of Presentation

The accompanying  unaudited  financial  statements of Shelter Properties VI (the
"Partnership" or  "Registrant")  have been prepared in accordance with generally
accepted  accounting  principles for interim financial  information and with the
instructions  to Form 10-QSB and Item 310 (b) of  Regulation  S-B.  Accordingly,
they do not include all of the information  and footnotes  required by generally
accepted accounting principles for complete financial statements. In the opinion
of  Shelter  Realty  VI  Corporation  (the  "Corporate  General  Partner"),  all
adjustments (consisting of normal recurring accruals) considered necessary for a
fair  presentation  have been  included.  Operating  results for the three month
period ended March 31, 2000, are not necessarily  indicative of the results that
may be expected  for the fiscal  year  ending  December  31,  2000.  For further
information, refer to the financial statements and footnotes thereto included in
the  Partnership's  Annual  Report on Form 10-KSB for the year ended October 31,
1999.

Change in Fiscal Year End: The Partnership elected to change its fiscal year end
from  October 31 to December  31, as  announced in its Form 8-K filed on January
12,  2000.  This  quarterly  report  presents  the  unaudited   results  of  the
Partnership's  operations  for the first  quarter  ended  March 31, 2000 and the
three month period ended March 31, 1999.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Corporate  General Partner.  The Corporate  General Partner does not believe
that this  transaction has had or will have a material effect on the affairs and
operations of the Partnership.

Note C - Reconciliation of Cash Flows

The following is a reconciliation of the subtotal on the accompanying statements
of cash flows captioned "net cash provided by operating activities" to "net cash
used in operations",  as defined in the partnership agreement of the Partnership
(the "Partnership Agreement"). However, "net cash used in operations" should not
be considered an alternative to net income as an indicator of the  Partnership's
operating performance or to cash flows as a measure of liquidity.
<TABLE>
<CAPTION>

                                                           Three Months Ended
                                                                March 31,
                                                          2000             1999
                                                             (in thousands)
<S>                                                      <C>               <C>
     Net cash provided by operating activities           $ 1,030           $  561
        Payments on mortgage notes payable                  (241)            (226)
        Property improvements and replacements              (142)            (151)
        Change in restricted escrows, net                   (341)             435
        Changes in reserves for net operating
           liabilities                                      (298)             102
        Additional reserves                                   (8)            (721)

           Net cash used in operations                    $   --           $   --
</TABLE>

The  Corporate  General  Partner  believed it to be in the best  interest of the
Partnership  to reserve net cash from  operations  of  approximately  $8,000 and
$721,000 at March 31, 2000 and 1999,  respectively,  to fund continuing  capital
improvements and repairs at the Partnership's six investment properties.

Note D - Transactions with Affiliated Parties

The  Partnership  has no employees  and is dependent  on the  Corporate  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership activities.  The Partnership Agreement provides for certain payments
to affiliates for services and  reimbursement  of certain  expenses  incurred by
affiliates on behalf of the  Partnership.  The following  transactions  with the
Corporate  General  Partner and/or its affiliates  were incurred for each of the
three months ended March 31, 2000 and 1999:

                                                         2000       1999
                                                          (in thousands)

         Property management fees (included in
           operating expenses)                           $140       $133
         Reimbursement for services of affiliates
           (included in general and administrative
           expenses and investment properties)             45         50

During  the three  months  ended  March 31,  2000 and  1999,  affiliates  of the
Corporate General Partner were entitled to receive 5% of gross receipts from all
of the Registrant's properties as compensation for providing property management
services.  The Registrant  paid to such  affiliates  approximately  $140,000 and
$133,000 for the three months ended March 31, 2000 and 1999, respectively.

Affiliates  of  the  Corporate   General  Partner  received   reimbursements  of
accountable  administrative  expenses  amounting  to  approximately  $45,000 and
$50,000 for the three months ended March 31, 2000 and 1999, respectively.

AIMCO and its affiliates  currently own 24,225 limited  partnership units in the
Partnership representing approximately 57.24% of the outstanding units. A number
of these  units were  acquired  pursuant  to tender  offers made by AIMCO or its
affiliates.  It is possible that AIMCO or its  affiliates  will make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action  with  respect to a variety of matters.  As a
result of its ownership of approximately  57.24% of the outstanding units, AIMCO
is in a  position  to  influence  all  voting  decisions  with  respect  to  the
Registrant. When voting on matters, AIMCO would in all likelihood vote the Units
it acquired in a manner  favorable  to the  interest  of the  Corporate  General
Partner because of their affiliation with the Corporate General Partner.

Note E - Distributions

During the two months ended December 31, 1999, a  distribution  was approved and
accrued  for  approximately  $428,000  (approximately  $424,000  to the  limited
partners, $10.02 per limited partnership unit) from operations. The distribution
was paid during the three  months ended March 31, 2000.  No  distributions  were
declared or paid during the three months ended March 31, 1999.

Note F - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment  derives its  revenues:  The  Partnership  has one  reportable  segment:
residential  properties  consisting of six apartment  complexes  located in five
states  throughout  the United  States as follows:  one each in  Georgia,  Iowa,
Florida,  and  Colorado,  and  two in  North  Carolina.  The  Partnership  rents
apartment units to tenants for terms that are typically twelve months or less.

Measurement  of segment profit or loss: The  Partnership  evaluates  performance
based on segment profit (loss) before  depreciation.  The accounting policies of
the  reportable  segment  are the  same as those  described  in the  summary  of
significant  accounting  policies  in the  Partnership's  Annual  Report on Form
10-KSB for the year ended October 31, 1999.

Factors management used to identify the Partnership's  reportable  segment:  The
Partnership's  reportable  segment consists of investment  properties that offer
similar  products and services.  Although each of the investment  properties are
managed  separately,  they have been aggregated into one segment as they provide
services with similar types of products and customers.

Segment information for the three month period ended March 31, 2000 and 1999, is
shown  in  the  tables  below  (in  thousands).   The  "Other"  column  includes
Partnership administration related items and income and expense not allocated to
the reportable segment.

                 2000                   Residential      Other       Totals

Rental income                             $ 2,597         $ --      $ 2,597
Other income                                  162            12         174
Interest expense                              598            --         598
Depreciation                                  613            --         613
General and administrative expense             --           108         108
Segment profit (loss)                         115           (96)         19
Total assets                               29,967           397      30,364
Capital expenditures for investment
  properties                                  142            --         142

                 1999                   Residential      Other       Totals

Rental income                             $ 2,436         $ --      $ 2,436
Other income                                  161             9         170
Interest expense                              585            --         585
Depreciation                                  510            --         510
General and administrative expense             --            86          86
Segment profit (loss)                         158           (77)         81
Total assets                               29,245         1,328      30,573
Capital expenditures for investment
  properties                                  151            --         151

Note G - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the Partnership,  the Corporate  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Note B - Transfer  of  Control").  The  plaintiffs  seek  monetary  damages and
equitable relief, including judicial dissolution of the Partnership. On June 25,
1998,  the Corporate  General  Partner filed a motion  seeking  dismissal of the
action.  In lieu of  responding  to the  motion,  the  plaintiffs  have filed an
amended complaint.  The Corporate General Partner filed demurrers to the amended
complaint which were heard February 1999.  Pending the ruling on such demurrers,
settlement negotiations commenced. On November 2, 1999, the parties executed and
filed a  Stipulation  of  Settlement,  settling  claims,  subject to final court
approval, on behalf of the Partnership and all limited partners who own units as
of November 3, 1999.  Preliminary  approval of the  settlement  was  obtained on
November 3, 1999 from the Superior Court of the State of  California,  County of
San Mateo, at which time the Court set a final approval hearing for December 10,
1999.  Prior to the  December  10,  1999  hearing  the  Court  received  various
objections to the settlement,  including a challenge to the Court's  preliminary
approval based upon the alleged lack of authority of class  plaintiffs'  counsel
to enter the settlement. On December 14, 1999, the Corporate General Partner and
its affiliates terminated the proposed settlement. Certain plaintiffs have filed
a motion to  disqualify  some of the  plaintiffs'  counsel  in the  action.  The
Corporate  General Partner does not anticipate  that costs  associated with this
case will be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.

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

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the Registrant from time to time. The
discussion of the  Registrant's  business and results of  operations,  including
forward-looking  statements  pertaining  to such  matters,  does not  take  into
account the effects of any changes to the  Registrant's  business and results of
operations.  Accordingly,  actual  results  could differ  materially  from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

The Partnership's  investment properties consist of six apartment complexes. The
following  table sets forth the average  occupancy of the properties for each of
the three months ended March 31, 2000 and 1999:

                                                            Average
                                                           Occupancy

       Property                                        2000          1999

       Rocky Creek Apartments

         Augusta, Georgia                              92%            91%

       Carriage House Apartments

         Gastonia, North Carolina                      93%            91%

       Nottingham Square Apartments

         Des Moines, Iowa                              97%            95%

       Foxfire/Barcelona Apartments

         Durham, North Carolina (1)                    92%            95%

       River Reach Apartments

         Jacksonville, Florida                         95%            93%

       Village Gardens Apartments

         Fort Collins, Colorado (2)                    95%            99%

(1)   The decrease in average occupancy at  Foxfire/Barcelona  Apartments is due
      to the renting, during the three months ended March 31, 1999, of corporate
      units to a construction  company that was building a hospital in the area.
      The construction company is no longer renting such units.

(2)   The decrease in average occupancy at Village Gardens  Apartments is due to
      a change in demographics of the market area.

Results of Operations

The  Partnership  realized  net income of  approximately  $19,000  for the three
months ended March 31, 2000, compared to net income of approximately $81,000 for
the corresponding period in 1999. The decrease in net income for the three month
period ended March 31, 2000, is primarily  attributable  to an increase in total
expenses  partially  offset by an increase  in total  revenues.  Total  revenues
increased  during the three month period  ended March 31,  2000,  primarily as a
result of an  increase  in rental  income.  Rental  income  increased  due to an
increase in average rental rates at all of the Partnership's properties, reduced
concession  costs at Rocky Creek,  Carriage House and Nottingham  Apartments and
reduced bad debt expense at Carriage  House,  Nottingham  and  Foxfire/Barcelona
Apartments,  which more than offset reductions in occupancy at Foxfire/Barcelona
Apartments and Village Gardens Apartments.

The  increase in total  expenses  during the three month  period ended March 31,
2000 is  primarily  attributable  to an  increase in  depreciation,  general and
administrative, and property tax expenses. Depreciation expense increased due to
capital improvements completed during the past twelve months which are now being
depreciated. General and administrative expenses increased due to an increase in
professional fees necessary to operate the Partnership.  Included in general and
administrative  expenses at both March 31, 2000 and 1999, are  reimbursements to
the Corporate General Partner allowed under the Partnership Agreement associated
with the  quarterly and annual  communications  with  investors  and  regulatory
agencies  and the  annual  audit  and  appraisals  required  by the  Partnership
Agreement are also included. Property tax expense increased due to the timing of
the receipt of tax bills.

As part of the ongoing business plan of the Partnership,  the Corporate  General
Partner  monitors  the  rental  market  environment  of each  of its  investment
properties  to assess  the  feasibility  of  increasing  rents,  maintaining  or
increasing  occupancy  levels and protecting the  Partnership  from increases in
expenses.  As part of this plan,  the  Corporate  General  Partner  attempts  to
protect  the  Partnership  from the  burden of  inflation-related  increases  in
expenses by increasing  rents and  maintaining a high overall  occupancy  level.
However,  due to  changing  market  conditions,  which can  result in the use of
rental  concessions and rental reductions to offset softening market conditions,
there is no guarantee that the Corporate General Partner will be able to sustain
such a plan.

Liquidity and Capital Resources

At  March  31,  2000,  the  Partnership   had  cash  and  cash   equivalents  of
approximately  $2,779,000 as compared to  approximately  $1,942,000 at March 31,
1999. Cash and cash equivalents decreased  approximately  $122,000 for the three
months  ended March 31,  2000 from the  Partnership's  year end of December  31,
1999. The decrease was due to  approximately  $483,000 of cash used in investing
activities  and  approximately  $669,000  of cash used in  financing  activities
largely  offset  by  approximately  $1,030,000  of cash  provided  by  operating
activities.  Cash  used  in  investing  activities  consisted  primarily  of net
deposits to  restricted  escrows  maintained  by the  mortgage  lender and, to a
lesser extent, property improvements,  and replacements.  Cash used in financing
activities  consisted  primarily  of  distributions  paid to partners  and, to a
lesser  extent,  payments of principal  made on the  mortgages  encumbering  the
Registrant's properties.  The Registrant invests its working capital reserves in
money market accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the investment  properties to adequately  maintain the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state, local, legal, and regulatory requirements.  Capital improvements
planned for each of the Registrant's properties are detailed below.

Rocky Creek

Approximately  $92,000 has been budgeted for capital improvements at Rocky Creek
Apartments  for  the  year  2000  consisting   primarily  of  carpet  and  vinyl
replacement,  air conditioning  unit  replacements  and appliance  replacements.
During  the  three  months  ended  March  31,  2000,  the  Partnership  expended
approximately   $40,000  for  capital  improvements  at  Rocky  Creek  primarily
consisting of carpet and vinyl  replacement,  other building  enhancements,  and
roof replacement.  The improvements were funded from Partnership  operating cash
and reserves.

Carriage House

Approximately  $34,000 has been  budgeted  for capital  improvement  at Carriage
House  Apartments  for the year 2000  consisting  primarily  of carpet and vinyl
replacement,  air conditioning  unit  replacements  and appliance  replacements.
During  the  three  months  ended  March  31,  2000,  the  Partnership  expended
approximately  $16,000 for capital  improvements  at  Carriage  House  primarily
consisting  of carpet and vinyl  replacement  and appliance  replacement.  These
improvements were funded from Partnership operating cash and reserves.

Nottingham Square

Approximately  $159,000 has been budgeted for capital improvements at Nottingham
Square  Apartments  for the year 2000  consisting  primarily of carpet and vinyl
replacement,  plumbing enhancements and appliance replacements. During the three
months ended March 31, 2000, the Partnership expended  approximately $18,000 for
capital  improvements at Nottingham  Square  primarily  consisting of carpet and
vinyl  replacements.  These improvements were funded from Partnership  operating
cash reserves.

Foxfire/Barcelona

Approximately   $125,000  has  been   budgeted  for  capital   improvements   at
Foxfire/Barcelona  Apartments for the year 2000  consisting  primarily of carpet
and  vinyl   replacements,   cabinet   replacements,   air  conditioning   units
replacements and appliance replacements. During the three months ended March 31,
2000, the Partnership expended approximately $27,000 for capital improvements at
Foxfire/Barcelona   primarily   consisting  of  carpet  and  vinyl  replacement,
appliance  replacement,  and other structural  improvements.  These improvements
were funded from Partnership reserves.

River Reach

Approximately $274,000 has been budgeted for capital improvements at River Reach
Apartments  for  the  year  2000  consisting   primarily  of  carpet  and  vinyl
replacement,   plumbing   enhancements,   air  conditioning  unit  replacements,
appliance  replacements  and other  structural  enhancements.  During  the three
months ended March 31, 2000, the Partnership expended  approximately $29,000 for
capital  improvements  at River Reach  primarily  consisting of carpet and vinyl
replacement, air conditioning unit replacements, plumbing fixtures and appliance
replacements. These improvements were funded from Partnership operating cash.

Village Gardens

Approximately  $88,000 has been  budgeted  for capital  improvements  at Village
Gardens   Apartments  for  the  year  2000  consisting   primarily  of  plumbing
enhancements,  carpet and vinyl replacements and appliance replacements.  During
the three months ended March 31, 2000, the  Partnership  expended  approximately
$12,000 for capital  improvements  at Village  Gardens  primarily  consisting of
carpet and vinyl  replacements.  These improvements were funded from Partnership
operating cash and reserves.

The budgeted  capital  expenditures  will be incurred  only if cash is available
from  operations  and  Partnership  reserves.  To the extent that such  budgeted
capital improvements are completed, the Registrant's distributable cash flow, if
any, may be adversely affected at least in the short term.

The Partnership's  current assets are thought to be sufficient for any near term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness of approximately $25,138,000,  net of discounts, is being amortized
over 257 months  with a balloon  payment  of  approximately  $23,008,000  due on
November 15, 2002. The Corporate  General Partner will attempt to refinance such
indebtedness  and/or sell the  properties  prior to such  maturity  date. If the
properties cannot be refinanced or sold for a sufficient amount, the Partnership
will risk losing such properties through foreclosure.

During the two months ended December 31, 1999, a  distribution  was approved and
accrued  for  approximately  $428,000  (approximately  $424,000  to the  limited
partners, $10.02 per limited partnership unit) from operations. The distribution
was paid during the three  months ended March 31, 2000.  No  distributions  were
declared  or paid during the three  months  ended  March 31,  1999.  Future cash
distributions  will depend on the levels of net cash generated from  operations,
the  availability  of  cash  reserves,   and  the  timing  of  debt  maturities,
refinancings,  and/or property sales. The Partnership's  distribution  policy is
reviewed on a semi-annual basis. In addition, the Partnership is restricted from
making  distributions  if the amount in the reserve  account  for each  property
maintained by the mortgage  lender is less than $400 per apartment  unit at such
property.  At March 31, 2000, the reserve  account was adequately  funded with a
balance of approximately  $1,107,000.  There can be no assurance,  however, that
the Partnership will generate  sufficient funds from operations,  after required
capital improvements, to permit further distributions to its partners during the
remainder of 2000 or subsequent periods.


<PAGE>


                           PART II - OTHER INFORMATION

ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the Partnership,  the Corporate  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging  the  acquisition  by Insignia  Financial  Group,  Inc.
("Insignia")  and  entities  which  were,  at one time,  affiliates  of Insignia
("Insignia  Affiliates") of interests in certain general partner entities,  past
tender offers by Insignia  Affiliates to acquire limited  partnership units, the
management of partnerships  by Insignia  Affiliates and the Insignia Merger (see
"Part 1 - Financial Information, Item 1. Financial Statements, Note B - Transfer
of  Control").  The  plaintiffs  seek  monetary  damages and  equitable  relief,
including  judicial  dissolution  of the  Partnership.  On June  25,  1998,  the
Corporate  General  Partner filed a motion seeking  dismissal of the action.  In
lieu  of  responding  to the  motion,  the  plaintiffs  have  filed  an  amended
complaint.  The  Corporate  General  Partner  filed  demurrers  to  the  amended
complaint which were heard February 1999.  Pending the ruling on such demurrers,
settlement negotiations commenced. On November 2, 1999, the parties executed and
filed a  Stipulation  of  Settlement,  settling  claims,  subject to final court
approval, on behalf of the Partnership and all limited partners who own units as
of November 3, 1999.  Preliminary  approval of the  settlement  was  obtained on
November 3, 1999 from the Superior Court of the State of  California,  County of
San Mateo, at which time the Court set a final approval hearing for December 10,
1999.  Prior to the  December  10,  1999  hearing  the  Court  received  various
objections to the settlement,  including a challenge to the Court's  preliminary
approval based upon the alleged lack of authority of class  plaintiffs'  counsel
to enter the settlement. On December 14, 1999, the Corporate General Partner and
its affiliates terminated the proposed settlement. Certain plaintiffs have filed
a motion to  disqualify  some of the  plaintiffs'  counsel  in the  action.  The
Corporate  General Partner does not anticipate  that costs  associated with this
case will be material to the Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  Exhibit 27, Financial Data Schedule, is filed as an exhibit to
                  this report.

            b)    Reports on Form 8-K filed:

                  Form 8-K dated  January 3, 2000,  and filed  January  12, 2000
                  documenting  the  decision  of the  Registrant  to adopt a new
                  fiscal year. The new fiscal year will be for the twelve months
                  commencing January 1, 2000 and ending December 31, 2000.


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                                   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.

                              SHELTER PROPERTIES VI

                                 By:     Shelter Realty VI Corporation
                                         Corporate General Partner

                                 By:     /s/Patrick J. Foye
                                         Patrick J. Foye
                                         Executive Vice President

                                 By:     /s/Martha L. Long
                                         Martha L. Long
                                         Senior Vice President
                                         and Controller

                               Date:    May 15, 2000