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, 2002

                                or

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

   For the transition period from               to

   Commission File Number               0-16857

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

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

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

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

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

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

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

                 Limited Partnership Interests
                         (Title of class)

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


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

                             PART I
                                                                      Page

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

         Consolidated Statement of Net Assets in Liquidation
         as of September 30, 2002 (Liquidation Basis). . . . . . . . . .4

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2002 to
         September 30, 2002 (Liquidation Basis). . . . . . . . . . . . .5

         Consolidated Statement of Changes in Net Assets
         in Liquidation for the period January 1, 2001 to
         September 30, 2001 (Liquidation Basis). . . . . . . . . . . . .6

         Consolidated Statements of Operations for the
         nine months ended September 30, 2002 and 2001
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .7

         Consolidated Statements of Operations for the
         three months ended September 30, 2002 and 2001
         (Liquidation Basis) . . . . . . . . . . . . . . . . . . . . . .8

         Notes to Consolidated Financial Statements  . . . . . . . . .  9

Item 2.  Management's Discussion and Analysis or Plan
         of Operation. . . . . . . . . . . . . . . . . . . . . . . . . 19

Item 3.  Controls and Procedures . . . . . . . . . . . . . . . . . . . 27

                            PART II

Item 1.  Legal Proceedings . . . . . . . . . . . . . . . . . . . . . . 29

Item 2.  Changes in Securities . . . . . . . . . . . . . . . . . . . . 29

Item 3.  Defaults Upon Senior Securities . . . . . . . . . . . . . . . 29

Item 4.  Submission of Matters to a Vote of Security
         Holders . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

Item 5.  Other Information . . . . . . . . . . . . . . . . . . . . . . 29

Item 6.  Exhibits, and Reports on Form 8-K . . . . . . . . . . . . . . 29

Signatures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30


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


                 PART I - FINANCIAL INFORMATION


ITEM 1.  Consolidated Financial Statements

  The following Consolidated Statement of Net Assets in Liquidation
as of September 30, 2002 (Liquidation Basis), Consolidated
Statement of Changes in Net Assets in Liquidation for the period
January 1, 2002 to September 30, 2002 (Liquidation Basis),
Consolidated Statement of Changes in Net Assets in Liquidation for
the period January 1, 2001 to September 30, 2001 (Liquidation
Basis),  Consolidated Statements of Operations for the nine months
ended September 30, 2002 and September 30, 2001 (Liquidation Basis)
and Consolidated Statements of Operations for the three months
ended September 30, 2002 and September 30, 2001 (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 consolidated financial statements should be read in
conjunction with the consolidated financial statements and notes
thereto included in the Partnership's 2001 Annual Report on Form
10-KSB.





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


   CONSOLIDATED STATEMENT OF NET ASSETS IN LIQUIDATION AS OF
             SEPTEMBER 30, 2002 (LIQUIDATION BASIS)
                          (Unaudited)



ASSETS

Real estate held for sale                            $8,591,750
Cash and cash equivalents                               254,069
Rent receivable (net of
   allowances of $107,200)                               51,036
Escrow and other deposits                               575,257
Other assets    49,100

     Total Assets                                     9,521,212

LIABILITIES

Mortgage notes payable (Note 4)                       5,471,008
Accounts payable and accrued
   expenses                                             203,180
Deferred gain on sale of property                     2,153,138
Reserve for liquidation costs                           151,870
Due to affiliate                                          3,433
     Total Liabilities                                7,982,629

Net Assets in Liquidation                            $1,538,583















   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
                       FOR THE PERIOD
             JANUARY 1, 2002 TO SEPTEMBER 30, 2002
                      (LIQUIDATION BASIS)
                          (Unaudited)




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

Loss from operations                                     (349,330)
Gain from property sale                                    16,685

Net assets in liquidation at September 30, 2002        $1,538,583
















  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
                        FOR THE PERIOD
             JANUARY 1, 2001 TO SEPTEMBER 30, 2001
                      (LIQUIDATION BASIS)
                          (Unaudited)



Net assets at January 1, 2001                         $2,068,683

Loss from operations                                    (140,564)

Net assets in liquidation at September 30, 2001       $1,928,119














  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, 2002 AND 2001
                      (LIQUIDATION BASIS)
                          (Unaudited)

                                          2002         2001
INCOME
Rental                               $  686,538    $ 905,776
Interest                                  6,692       28,346
Other, primarily tenant
  expense reimbursements                193,866      232,351
  Total income                          887,096    1,166,473

EXPENSES
Interest                                621,399      593,052
Real estate taxes                       101,069       92,354
Repairs and maintenance                  69,638       16,690
Management fees (Note 5)                 53,806       63,952
Other property operating                152,372      175,040
General and administrative              238,142      365,949
  Total expenses                      1,236,426    1,307,037

Loss before gain on sale
  of property                          (349,330)    (140,564)

Gain on sale of property                 16,685           --

Net loss                             $ (332,645)   $(140,564)

Net loss allocated to the
  General Partners                   $   (3,326)   $  (1,406)

Net loss allocated to the
  Limited Partners                   $ (329,319)   $(139,158)

Net loss per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                        $  (41.99)   $  (17.74)



  See accompanying notes to consolidated financial statements.



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

             CONSOLIDATED STATEMENTS OF OPERATIONS
     FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2002 AND 2001
                      (LIQUIDATION BASIS)
                          (Unaudited)

                                          2002         2001
INCOME
Rental                                $ 197,169     $281,007
Interest                                  2,200        4,691
Other, primarily tenant
  expense reimbursements                 58,700       71,624
  Total income                          258,069      357,322

EXPENSES
Interest                                179,342      197,513
Real estate taxes                        22,276       30,785
Repairs and maintenance                  53,425        3,028
Management fees (Note 5)                 16,224       21,792
Other property operating                 45,135       58,139
General and administrative               60,001      123,519
  Total expenses                        376,403      434,776

Loss before gain on sale
  of property                          (118,334)     (77,454)

Gain on sale of property                 16,685           --

Net loss                              $(101,649)    $(77,454)

Net loss allocated to the
  General Partners                    $  (1,016)    $   (775)

Net loss allocated to the
  Limited Partners                    $(100,633)    $(76,679)

Net loss per Limited
  Partnership Interest
  (7,842.5 units
  outstanding)                        $  (12.83)    $  (9.78)




  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").


  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
consolidated statement of net assets in liquidation as of September
30, 2002.

  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 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.  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 of the SPE's are subordinated to the
Partnership, which effectively precludes any distributions from an
SPE to affiliates of the General Partners.  The creation of each
SPE did not affect the Partnership's economic ownership of the
properties.  Furthermore, this change in ownership structure had no
material effect on the consolidated financial statements of the
Partnership.

  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.

  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, 2002, but
may not necessarily be indicative of the amounts that the
Partnership could realize in a current market exchange.  The use of
different assumptions and/or estimation methodologies may have a
material effect on the estimated fair value amounts.

  In connection with the adoption of the liquidation basis of
accounting, assets were adjusted to estimated net realizable value
and liabilities were adjusted to estimated settlement amounts,
which approximates their fair value at September 30, 2002.

  Recent Accounting Pronouncements

  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 required to be
adopted by the Partnership effective January 1, 2001.  The adoption
of SFAS 133 and SFAS 138 did not have an impact on the financial
position, results of operations and cash flows of the Partnership.

  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 was 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 recognized
intangibles as goodwill, reassessment of the useful lives of
existing recognized 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.

  In June 2001, the FASB issued Statement of Financial Accounting
Standards No. 143, "Accounting for Asset Retirement Obligations"
("SFAS 143"), which was 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 (which was formerly covered by portions of
Accounting Principles Board Opinion No. 30).

  The Partnership does not believe that the adoption of SFAS 141,
142, 143 and 144 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 (which was sold
in July 2002), 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.

(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.

  At September 30, 2002, the Preferential Distribution Deficiency
equaled $6,126,395.

(4)  MORTGAGE NOTES PAYABLE

  Mortgage notes payable at September 30, 2002, consisted of the
following:
                                       Interest       Date
                                         Rate          Due
Shoppes on the Parkway(a) $5,471,008     9.55%      12/31/02
Delchamps Plaza
 North Shopping Center(b)
                          $5,471,008

   The net carrying value of the Shoppes property approximated
$7,782,000, at September 30, 2002.  Shoppes serves as collateral
under its nonrecourse debt obligations.

   (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 was scheduled to mature on May 1, 2002.  The lender and the
Partnership have executed an extension of the maturity to December
31, 2002.

   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
subordinated to a cumulative return to the Partnership.  This
subordination effectively precludes any distributions from the SPE
to affiliates of the General Partners.  The creation of
Brauvin/Shoppes on the Parkway L.P. did not affect the
Partnership's economic ownership of the Shoppes property.
Furthermore, this change in ownership structure had no material
effect on the consolidated financial statements of the Partnership.

   The Partnership is seeking to refinance the loan.  However,
because of the low occupancy rate of the property, there can be no
assurances that the Partnership will be successful in refinancing
the existing loan.

   (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 bore interest at the rate of 9.03% per annum, was
amortized over a 25-year period, required monthly payments of
principal and interest of approximately $24,600 and matured on
February 1, 2002.

   As a precondition to the 1997 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.

   In the second quarter of 2000, the Partnership was informed
that the largest single tenant at the Delchamps Shopping Center
(the Shopping Center) located in Tuscaloosa, Alabama has rejected
its lease under its Chapter 11 bankruptcy petition.  Delchamps,
Inc., the former tenant, a wholly owned subsidiary of Jitney
Jungle, completed the process of selling its fixtures and equipment
from this store.  In October 2000 the tenant vacated the property.
In addition, the Harco Drug store has the ability to cancel its
lease with the Partnership if a suitable grocery anchor is not
obtained within four months of the grocery store closing.  Harco
Drug store has not canceled its lease.

   Additionally, in the second quarter of 2000, the Partnership
began to negotiate a debt restructuring plan with the mortgage
lender.  The Partnership stopped making the monthly payments
required under the mortgage loan in June and on August 10, 2000 the
Partnership was informed that the mortgage lender has accelerated
the mortgage loan.  Subsequent to the acceleration, the Partnership
had made all required payments.

   The property's mortgage matured on February 1, 2002 and was not
extended.  While the Partnership continued to make monthly
payments, it was in default on the mortgage.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the Delchamps
property. In the third quarter of 2001, the Partnership entered
into a contract with one of the potential purchasers to sell the
property in the amount of approximately $4,300,000.  The potential
purchaser completed its due diligence and paid $155,000 in non-
refundable fees toward the purchase price of the property, however,
this sale did not close.

   In the first quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,800,000 to an unaffiliated third
party purchaser subject to certain third party contingencies.  This
contract was terminated by the potential purchaser.

   In the second quarter of 2002, faced with increasing
uncertainty as to whether or not the lender would exercise its
rights and foreclose on the matured mortgage loan, the Partnership
executed a contract to sell Delchamps for $3,050,000 to an
unaffiliated third party purchaser subject to certain third party
contingencies.

   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.

(5)    TRANSACTIONS WITH AFFILIATES

   Fees and other expenses paid or payable to the General Partners
or their affiliates for the nine months ended September 30, 2002
and 2001 were as follows:

                                   2002                 2001
Management fees                 $ 53,806             $ 63,952
Reimbursable office expenses     109,687              105,079


     The Partnership had made all payments to affiliates, except
for $3,433 for management fees, as of September 30, 2002.


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.

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 September
30, 2002, even including the proceeds from the sale of Delchamps,
the Partnership may have difficulty meeting its liquidity needs in
the fourth quarter of 2002.  However, the Partnership is actively
pursuing the sale of its remaining assets to address this liquidity
concern.

   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
December 31, 2002. The outstanding mortgage balance encumbered by
this property was $5,471,008 at September 30, 2002.   In April
2002, the Partnership received and executed a term sheet from a
potential replacement lender.   This term sheet proposes a loan
that will replace the existing facility.  However, this loan is
subject to a number of conditions that have not yet been satisfied.

   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 bore interest at the rate of 9.03% per
annum, was amortized over a 25-year period and required monthly
payments of principal and interest of approximately $24,600.  The
mortgage was paid in full upon the sale of the asset in July, 2002.

   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.

   The Partnership intends to sell the properties under a closed
bid process which will include identification of target buyers with
proven financing ability and performance of certain evaluations of
the properties, such as environmental testing.  Potential buyers
will be requested to sign confidentiality agreements to safeguard
the Partnership's confidential proprietary information.  The
General Partners have determined that each bid must be all cash,
completely unconditional and accompanied by a substantial deposit.

   As a result of the July 12, 1999 authorization by a majority of
the Limited Partners to sell the Partnership's properties, the
Partnership began the liquidation process and, in accordance with
generally accepted accounting principles, the Partnership's
financial statements for periods subsequent to July 12, 1999 have
been prepared on a liquidation basis.  Accordingly, the carrying
value of the assets is presented at estimated net realizable
amounts and all liabilities are presented at estimated settlement
amounts, including estimated costs associated with carrying out the
liquidation. Preparation of the financial statements on a
liquidation basis requires significant assumptions by management,
including the ability to extend or refinance current debt
maturities, the estimate of liquidation costs and the resolution of
any contingent liabilities.  There may be differences between the
assumptions and the actual results because events and circumstances
frequently do not occur as expected.  Those differences, if any,
could result in a change in the net assets recorded in the
consolidated statement of net assets in liquidation as of September
30, 2002.

   In 2001, 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.  In addition, the properties are listed on the
Internet at Loopnet.com, the largest commercial real estate website
in the nation.  Subsequent to the end of the second quarter, the
Partnership engaged a new brokerage firm to assist in the marketing
of the Partnership's properties for sale.  The brokerage firm is
national in scope and one of the largest real estate investment
brokers in the country.  The terms of the engagement are
substantially similar to the terms previously negotiated.

Shoppes on the Parkway

   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
Partnership will continue to negotiate with the most promising
potential purchaser while seeking to complete the anchor lease
negotiations.  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 is evolving away from fashion retailers
toward generally smaller, local tenants.  Many of the national
retailers are moving to significantly larger "mega-centers."  This
has caused Shoppes' occupancy to decline.   The Partnership has
identified certain tenants that would be suitable to lease a large
percentage of the currently vacant space.  The Partnership has
executed a conditional lease for approximately 21,000 square feet
(approximately 23% of the property's gross leasable area) to an
upscale grocer.  The Partnership also executed a lease for 7,000
square feet to a national distributor of boating/marina supplies.
In order to accommodate these tenants, substantial changes will
need to be made to the property.  The cost of these changes will be
significant, and it is likely that a portion of the sales proceeds
from the sale of the Delchamps property will be needed to pay for
these costs. In order to accommodate the improvements required by
the 21,000 square foot tenant, the Partnership needs to seek either
a zoning variance or a complete re-zoning of the property.  The
Partnership expects to have a resolution of this matter in the
fourth quarter of 2002.  To the extent these efforts are
unsuccessful and the anchor tenant rejects the conditional lease,
it is unlikely that the Partnership will be able to continue to
support the property.  In addition, the value of the property will
decline significantly.  In this scenario, the property will be
difficult to refinance or sell and the property will revert to the
mortgage holder.  However, the Partnership has engaged a local
zoning expert to assist with the zoning issue and preliminary
indications from the local zoning authorities are positive.

   During the fourth quarter of 2002, the Partnership negotiated
a letter of intent 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;
and 3) the implied cost of the down time of the anchor tenant
during its build out period.  The Partnership is currently
negotiating sale documents with the potential purchaser.  This sale
will be subject to the anchor tenant accepting the premises and the
zoning variance referenced above.  Given the complexities involved
in this process, there can be no assurance that the sale will be
consummated.

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 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.

Delchamps

   In the second quarter of 2000, Delchamps Shopping Center's
anchor tenant rejected its lease under its Chapter 11 bankruptcy
petition.  To address Delchamps occupancy issues, the Partnership
engaged Coldwell Banker Commercial to market the center for lease
to a broad variety of potential tenants.  The costs of re-leasing
the space could be significant, however, the Partnership continued
to actively market the property.

   The Partnership was not in compliance with its debt service
coverage ratio for the Delchamps loan, which was past the loan
maturity date.  Since the property was in violation of this
covenant the mortgage holder would have been able to declare the
loan in default and begin foreclosure proceedings.

   In the second quarter of 2001, the Partnership received two
letters of intent from prospective purchasers of the Delchamps
property. In the third quarter of 2001, the Partnership entered
into a contract with one of the potential purchasers to sell the
property in the amount of approximately $4,300,000.  The buyer
completed its due diligence and paid $155,000 in non-refundable
fees toward the purchase price of the property.  This sale did not
close as planned.

   In the first quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,800,000 to an unaffiliated third
party, subject to certain contingencies.  The purchaser conducted
its due diligence on the property, which was completed in the
second quarter of 2002.  The purchaser subsequently did not
complete the sale.

   In the second quarter of 2002, the Partnership executed a
contract to sell Delchamps for $3,050,000 to an unaffiliated third
party purchaser subject to certain third party contingencies.

   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.

      There have been no distributions to the Limited Partners
during 2002 or 2001.  This is primarily a result of the occupancy
loss at Delchamps and the decline of occupancy at Shoppes.  The
General Partners will likely continue to defer distributions until
they have either sold Shoppes or improved its occupancy.  Further,
the General Partners believe it is prudent to conserve cash.  The
Partnership will likely need these funds to pay debt service or pay
for tenant improvement costs for replacement tenants. The
Preferential Distribution Deficiency at September 30, 2002 equaled
$6,126,395.

   On February 9, 2001, the Partnership received notice that an
unsolicited tender offer to purchase up to 1,568.5 outstanding
Units was to commence with a tender price of $500 per Unit.  This
offer was made, in part, by an entity that owned a nominal economic
interest in the Partnership and expired on March 19, 2001.  As a
result of this tender offer 896.25 economic interests in the
Partnership were transferred. Upon completion of the this tender
offer, the purchasers held an aggregate of 1,347.25 economic
interests, or approximately 17% of the total outstanding Units,
including 205 economic interests purchased on the secondary market.

   The General Partners remained neutral as to the particular
merits or risks associated with the tender offer to the Limited
Partners.

   The General Partners further informed the Limited Partners
that, for those investors who are primarily interested in
liquidating their Units immediately, the tender offer 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 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.

   One of the special purpose entities owned by the Partnership
(Brauvin/ Delchamps) has been sued by a real estate broker in
relation to the sale of the asset.  The Partnership believes the
suite is without merit.  The special purpose entity has been
partially indemnified by the purchaser of the property against such
litigation.  The Partnership intends to file its response to the
claims in the fourth quarter of 2002.

Results of Operations

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

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

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

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

Results of Operations (Liquidation Basis)- Nine months ended
September 30, 2002 and 2001

   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 consolidated financial
statements for periods subsequent to July 12, 1999 have been
prepared on a liquidation basis.

   The Partnership generated a net loss of $333,000 for the period
ended September 30, 2002 as compared to net loss of $141,000 for
the same period in 2001.  The $192,000 increase in net loss is
primarily a result of a decrease in total income of $279,000 and a
decrease in total expenses of $71,000.

   Total income for the period ended September 30, 2002 was
$887,000 as compared to $1,166,000 for the same period in 2001.
The $279,000 decrease in total income was primarily a result of a
$219,000 decrease in rental income, a $21,000 decrease in interest
income, and a $38,000 decrease in other income.  Rental income and
other income decreased primarily as a result of a decline in
average occupancy at Shoppes on the Parkway and the sale of
Delchamps Plaza North Shopping Center in July, 2002.  Interest
income decreased as a result of a decline in interest rates on the
Partnership's investments and a decline in the total amount
invested by the Partnership.

   Total expenses for the nine month period ended September 30,
2002 were $1,236,000 as compared to $1,307,000 for the same period
in 2001.  The $71,000 decrease in total expense was due to a
decrease in general and administrative expense of $128,000 and a
decrease in operating expense of $23,000.  These decreases in
expenses were partially offset by an increase in repairs and
maintenance of $53,000 and an increase in interest expense of
$28,000.  General and administrative  expense decreased primarily
as a result of bad debt expense being lower in 2002 as compared to
2001.  Operating expense decreased as a result of lower expenses at
the Shoppes on the Parkway property.  Repairs and maintenance
increased primarily as a result of the Ponderosa restaurant.  The
Partnership agreed to fund $50,000 for various repairs and
improvements to the Ponderosa property and in exchange, the
franchisee agreed to enter into a new lease with the Partnership
for a fifteen year term.  Interest expense increased primarily
relating to costs of the loan extensions.

Results of Operations (Liquidation Basis)- Three months ended
September 30, 2002 and 2001

   The Partnership generated a net loss of $101,000 for the three
months ended September 30, 2002 as compared to net loss of $77,000
for the same period in 2001.  The $24,000 increase in net loss is
primarily a result of a decrease in total income of $99,000, a
decrease in total expenses of $59,000, and a increase of the gain
on sale from Delchamps of $16,685.

   Total income for the three months ended September 30, 2002 was
$258,000 as compared to $357,000 for the same period in 2001.  The
$99,000 decrease in total income was primarily a result of a
$84,000 decrease in rental income, a $3,000 decrease in interest
income, and a $13,000 decrease in other income.  Rental income and
other income decreased primarily as a result of a decline in
average occupancy at Shoppes on the Parkway and the sale of
Delchamps Plaza North Shopping Center in July, 2002.

   Total expenses for the three month period ended September 30,
2002 were $376,000 as compared to $435,000 for the same period in
2001.  The $59,000 decrease in total expense was due to an decrease
in general and administrative expense of $64,000, a decrease in
interest expense of $18,000 and a decrease in operating expense of
$13,000, partially offsetting these decreases was an increase in
repairs and maintenance of $50,000.  General and administrative
expense decreased primarily as a result of bad debt expense being
lower in 2002 as compared to 2001.  Interest expense decreased
primarily relating to the repayment of the Delchamps Plaza North
Shopping Center mortgage upon the sale of the property.  Operating
expense decreased as a result of lower expenses at the Shoppes on
the Parkway property.  Repairs and maintenance increased primarily
as a result of the Ponderosa restaurant.  The Partnership agreed to
fund $50,000 for various repairs and improvements to the Ponderosa
property, and in exchange, the franchisee agreed to enter into a
new lease with the Partnership for a fifteen year term.

Item 3. Controls and Procedures.

Evaluation of Disclosure Controls and Procedures

   Our Chief Executive Officer and Chief Financial Officer have
reviewed and evaluated the effectiveness of the Company's
disclosure controls and procedures (as defined in Exchange Act
Rules 240.13a-14(c) and 15d-14(c)) as of a date within 90 days
before the filing date of this quarterly report.  Based on that
evaluation, the Chief Executive Officer and Chief Financial Officer
have concluded that the Company's current disclosure controls and
procedures are effective and timely, providing all material
information relating to the Company 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 Company's
internal controls or in other factors that could significantly
affect these controls subsequent to the date of their evaluation.
We 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:  November 14, 2002


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


                    DATE:  November 14, 2002








           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: November 14, 2002





           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: November 14, 2002





                         Exhibit 99

                 SECTION 906 CERTIFICATION


   The following statement is provided by the undersigned to
accompany the Quarterly Report on Form 10-QSB for the quarter ended
September 30, 2002, 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:  November 14, 2002


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