UNITED STATES
                  SECURITIES AND EXCHANGE COMMISSION
                        WASHINGTON, DC.  20549
                                   
                               FORM 10-K
                                   
(Mark One)
[X]  ANNUAL  REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE  SECURITIES
EXCHANGE ACT OF 1934 [FEE REQUIRED]

For the fiscal year ended          December 31, 1996
                          --------------------------------------------
                                  or
[   ]  TRANSITION  REPORT  PURSUANT TO SECTION  13  OR  15(d)  OF  THE
SECURITIES EXCHANGE ACT OF 1934 [NO FEE REQUIRED]

For the transition period from _________________ to __________________

Commission file number                 33-19811
                       -----------------------------------------------

                    DIVERSIFIED HISTORIC INVESTORS VI
----------------------------------------------------------------------
        (Exact name of registrant as specified in its charter)

       Pennsylvania                                      23-2492210
-------------------------------                    -------------------
(State or other jurisdiction of                       (I.R.S. Employer
incorporation or organization                      Identification No.)

         Suite 500, 1521 Locust Street, Philadelphia, PA     19102
----------------------------------------------------------------------
(Address of principal executive offices)                   (Zip Code)

Registrant's telephone number, including area code  (215) 735-5001

Securities registered pursuant to Section 12(b) of the Act:    NONE

Securities registered pursuant to section 12(g) of the Act: 25,461 Units

                 Units of Limited Partnership Interest
----------------------------------------------------------------------
                           (Title of Class)

Indicate  by  check  mark whether the registrant  (1)  has  filed  all
reports  required to be filed by Section 13 or 15(d) of the Securities
Exchange  Act  of  1934 during the preceding 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

Indicate by check mark if disclosure of delinquent filers pursuant  to
Item  405 of Regulation S-K is not contained herein, and will  not  be
contained  to the best of registrant's knowledge, in definitive  proxy
or  information statements incorporated by reference in  Part  III  of
this Form 10-K or any amendment to this Form 10-K.  [       ]

Aggregate  market  value  of  Units  held  by  non-affiliates  of  the
Registrant:     Not Applicable *

*  Securities  not  quoted  in  any  trading  market  to  Registrant's
knowledge.
<PAGE>
                                PART I

Item 1.             Business

               a.   General Development of Business

                     Diversified  Historic Investors VI ("Registrant")
is a limited partnership formed in 1988 under the Pennsylvania Uniform
Limited  Partnership  Act.  As of December 31,  1996,  Registrant  had
outstanding   25,461  units  of  limited  partnership  interest   (the
"Units").

                     Registrant  is presently in its operating  stage.
It  originally owned eight properties or interests therein.   Interest
in two properties have been lost through foreclosure, one of which was
foreclosed in March 1997, and an interest in a third property has been
reduced  substantially.   See Item 2. Properties,  for  a  description
thereof.

                      The   following  is  a  summary  of  significant
transactions involving the Registrant's interests:

                      A property owned by Strehlow Terrace  Apartments
Limited  Partnership  ("STALP"),  a  little   partnership   in   which 
the   Registrant   owns  a  98%   interest,   has  historically   been
unable,  from  its  own revenues, to meet its operating  expenses  and
required  debt  service  payments,  the  Developer/Operating   General
Partner  has provided the necessary funds.  Through 1992, these  funds
were   provided   pursuant  to  legal  obligations.  Thereafter,   the
Registrant  was  able to prevail upon the Developer to  continue  such
funding on a voluntary basis.  In 1996, the Developer reported that it
was  no longer able nor willing to make such advances.  To avoid  loss
of  STALP's property, either through foreclosure or a forced  sale  at
depressed  values,  in January 1997 the Registrant sold  approximately
20%  of  its  interest in STALP.  Simultaneously with  the  sale,  the
Partnership  Agreement was amended to allocate Low Income Housing  Tax
Credits  in  the amount of $587,549 over the next four  years  to  the
purchaser.   The  proceeds from the sale were  sufficient  to  satisfy
outstanding obligations and should enable STALP to continue to operate
in the foreseeable future.

                     On  January  21, 1994, a property  owned  by  the
Registrant,  Locke Mill Plaza, was transferred to Locke Mill  Partners
("LMP")  a  limited  partnership in which the Registrant  owns  a  99%
interest.   The property was transferred so that it would be  held  by
the Registrant in a manner similar to all of the other properties held
by  the Registrant.  On February 14, 1994,  LMP filed a reorganization
petition  pursuant  to  Chapter 11 of the U.S. Bankruptcy  Code.   LMP
filed  a  Plan of Reorganization and Disclosure Statement on  July  7,
1994.   On  June  6, 1995, LMP filed the Second Plan of Reorganization
(the  "Plan")  and  the  Plan  was  confirmed  in  August  1995.   The
bankruptcy  was  subsequently  dismissed.   On  March  14,  1997,  the
Registrant  was declared in default on the first mortgage for  failure
to  make the minimum monthly payment.  On March 31, 1997, a settlement
agreement  was reached whereby the Registrant has agreed to relinquish
its partnership interests in LMP.  See Item 2. Properties.

                     In  order  to  forestall the lender's  threatened
foreclosure,   on   January   28,  1993,  Firehouse   Square   General
Partnership, a general partnership in which the Registrant owns a  90%
interest,  filed a reorganization petition pursuant to Chapter  11  of
the  U.S. Bankruptcy Code.  In May 1993, the lender sold its note  and
mortgage to another entity.  On June 1, 1993, an agreement was entered
into  with the new holder of the note and mortgage to restructure  the
note.   The  bankruptcy  was  subsequently  dismissed.   See  Item  2.
Properties  for a description of the restructured note.   On  November
16,  1994,  the first mortgage holder foreclosed on its  mortgage  and
subsequently sold the property to a newly formed partnership known  as
901  King Street Associates which is owned 90% by the Registrant.  See
Item 2. Properties for a description of the foreclosure.

                      On   September   9,  1993,  St.  James   Limited
Partnership  ("SJLP"), a limited partnership in which  the  Registrant
owns  a  98%  interest,  filed a reorganization petition  pursuant  to
Chapter  11 of the U.S. Bankruptcy Code.  After  filing the  petition,
it  became  apparent  that there could not be a  confirmable  plan  of
reorganization  without  either the Registrant  making  an  additional
equity contribution to SJLP or an extremely favorable settlement of  a
complaint  by  the  Registrant  against  the  Registrant's  co-general
partner in SJLP and United National Bank alleging misappropriation  of
funds  from  a  deficit cash reserve account.  See  Part  II,  Item  7
Management's  Discussion  and  Analysis  of  Financial  Condition  and
Results of Operations.  Since the Registrant had no additional sources
of  equity  and  the outcome of the co-general partner/bank  suit  was
uncertain, the automatic stay was lifted and the first mortgage holder
foreclosed on the property on October 21, 1994.

                     On  August  14,  1992, Commercial Federal  Realty
Investors  Corporation ("CFRIC"), the owner of a 1%  interest  in  the
Saunders  Apartments Joint Venture ("SAJV") filed  an  action  in  the
District Court of Douglas County, Nebraska seeking damages of $275,000
plus  interest alleged to be due under the terms of various agreements
between   parties   which  were  executed  in  connection   with   the
establishment  of the joint venture.  The Registrant denied  liability
and  filed  a  counterclaim  seeking declaratory  judgment  and  money
damages for breach of contract and breach of fiduciary duty.  On  June
1,  1993,  a  settlement  agreement was reached  and  an  Amended  and
Restated  Joint  Venture Agreement was reached whereby the  Registrant
was entitled to retain all funds held in escrow ($275,000) pursuant to
the  original  joint venture agreement.  In return,  CFRIC  agreed  to
convert  $1,155,000  in  amounts owed to  it  by  SAJV  to  a  capital
contribution,  (increasing its ownership in  SAJV  to  70%)  and  will
receive 100% of future income, losses and tax credits for tax purposes
until  such  time as it recovers $430,000 of the capital contribution,
any  advances it must make on behalf of the property in  the  form  of
loan  reduction and cash flow shortfalls (with interest at  10%),  and
any  amounts resulting from any recapture of tax credits.  Thereafter,
future  income  and  losses for both book and  tax  purposes  will  be
allocated 70% to CFRIC and 30% to the Registrant.

               b.   Financial Information about Industry Segments

                    The Registrant operates in one industry segment.

               c.   Narrative Description of Business

                     Registrant  is  in  the  business  of  operating,
holding,  selling, exchanging and otherwise dealing in and  with  real
properties  containing  improvements  which  are  "Certified  Historic
Structures," as such term is defined in the Internal Revenue Code (the
"Code"),  or which are eligible for designation as such,  for  use  as
apartments,  offices, hotels and commercial spaces, or any combination
thereof, or low income housing eligible for the tax credit provided by
Section  42  of  the  Code, and such other uses  as  the  Registrant's
general partner may deem appropriate.

                      Since   the  Registrant's  inception,  all   the
properties  acquired  either  by  the Registrant,  or  the  subsidiary
partnerships in which it has an interest, have been rehabilitated  and
certified  as  Historic  Structures  and  have  received  the  related
Investment Tax Credit.  In addition, four properties (Roseland,  Mater
Dolorosa,  Strehlow  Terrace and Saunders Apartments)  are  low-income
housing structures which qualify for, have received, and will continue
to  receive,  the Low Income Tax Credits.  Each of the six  properties
currently  owned are held for rental operations.  At this time  it  is
anticipated that all the properties will continue to be held for  this
purpose.  At such time as real property values begin to increase,  the
Registrant  will  re-evaluate its investment  strategy  regarding  the
properties.

                      As   of  December  31,  1996,  Registrant  owned
interests  in  seven  properties, located in Nebraska  (three),  North
Carolina  (one),  Virginia (one), Pennsylvania  (one),  and  Louisiana
(one).   In  total,  the properties contain 178 apartment  units,  149
condominium units used as rental units, and 50,815 square feet  ("sf")
of  commercial/retail  space.  As of December 31,  1996,  315  of  the
apartment  and  condominium units were under lease  (97%)  at  monthly
rental rates ranging from $275 to $1,200.  In addition, 41,642  sf  of
commercial/retail space was under lease (82%) at annual rates  ranging
from  $1.58 to $22.61 per sf.  The property located in North Carolina,
which  consists  of 78 condominium units and 6,700  sf  of  commercial
space,  was  foreclosed in March 1997.  Rental of the  apartments  and
commercial  space  is  not  expected to be seasonal.   For  a  further
discussion of the properties, see Item 2. Properties.

                     The Registrant is affected by and subject to  the
general competitive conditions of the residential and commercial  real
estate industry.  As a result of the overbuilding that occurred in the
1980's, the competition for both residential and commercial tenants in
the  local  markets where the Registrant's properties are  located  is
generally  strong.  In each of the markets, there are several  similar
historically certified rehabilitated buildings.  Two of the properties
held  for  rental  are  market-rate  properties  and  are  located  in
Alexandria,  Virginia,  and  Philadelphia,  Pennsylvania.   At   these
properties   the  Registrant  is  forced  to  keep  its  rent   levels
competitively  low  in order to maintain moderate  to  high  occupancy
levels.  Management of each of these properties makes frequent  market
analyses in order to set rent levels.  When occupancy nears the 97-99%
range,  management considers raising the rents by more than  a  normal
cost  of  living  increase.  If occupancy falls below 85%,  management
considers lowering rents.  Four of the properties held for rental  are
low-income housing structures and are located in Omaha, Nebraska,  and
New  Orleans, Louisiana.  These properties have fixed rental rates and
face  competition for low to moderate income tenants  from  other  low
income  properties  in the area.  However, there  is  no  organization
which  holds  a  dominant  position  in  the  residential  housing  or
commercial leasing market in any of the geographic areas in which  the
Registrant's properties are located.

                      Registrant   has  no  employees.    Registrant's
activities are overseen by Brandywine Construction & Management, Inc.,
("BCMI") a real estate management firm.

                d.    Financial Information About Foreign and Domestic
Operations and Export Sales

                    See Item 8. Financial Statements and Supplementary
Data.

Item 2.             Properties

                As of December 31, 1996, Registrant owned interests in
six  partnerships which each own one property and a minority  interest
in  an  additional  partnership which owns one  property.   A  summary
description of each property is given below.

                a.    Locke  Mill  Plaza - consists of 78  residential
condominium  units and 6,700 sf of commercial/retail space  in  a  185
condominium unit project located at Buffalo Avenue and Union Street in
North Concord, North Carolina.  An affiliate of the Registrant owns an
additional 10 units.  In December 1988, Registrant acquired the  units
for  $5,042,000,  ($65.44  per sf) which was  funded  by  Registrant's
equity  contribution  and  two $1,250,000 notes  payable.   In  recent
years,  cash flow has not been sufficient to cover operating  expenses
(including  real  estate taxes) and debt service, including  principal
amortization.  In order to ease the debt service payment burden on the
property,   the  Registrant  discussed  with  its  two   lenders   the
possibility  of restructuring its loan obligations.  These discussions
were  not  successful.   In January 1994, the  property's  ad  valorem
property  tax  payments  were in default and  the  taxing  authorities
commenced  proceedings to sell the property.  Since the  property  was
unable  to  satisfy past due obligations and meet the demands  of  its
secured  creditors, on February 14, 1994, Locke Mill Partners  ("LMP",
the  partnership to which the property was transferred on January  21,
1994)  filed a reorganization petition pursuant to Chapter 11  of  the
U.S.  Bankruptcy Code.  On June 6, 1995, LMP filed the Second Plan  of
Reorganization (the "Plan") and the Plan was confirmed in August 1995.
The Plan provided for the following :  (1) the sale of some or all  of
the units to satisfy the claims of its creditors; and (2) an extension
of  the  maturity date of the notes payable for three years, with  the
option to extend for an additional two years if at least fifty percent
(50%)  of  the  principal  amount  of  the  debt  outstanding  at  the
confirmation  of  the Plan has been repaid.  The net proceeds  of  the
sales  will be used to retire the principal balance of the  debt.   At
December 31, 1996 none of the units have been sold.  A new lender  has
placed  a  wrap-around  mortgage on the  property  in  the  amount  of
$3,500,000 (principal balance of $3,649,988 at December 31, 1996)  and
has  agreed to fund the necessary costs for the marketing of the units
and any improvements to the units.  The wrap-around mortgage amount is
supported  by  a  current  appraisal of the  property,  therefore  the
difference   between  the  wrap-around  mortgage  and  the  underlying
mortgages  was  accounted for as an adjustment to  the  related  fixed
assets.  Monthly payments of interest to the new lender are to be made
in  an amount equal to net operating income, with a minimum of $25,000
per  month.   The note accrues interest at 12% and is  due  in  August
2000.   On  March 14, 1997, the Registrant was declared in default  on
the  first  mortgage for failure to make the minimum monthly  payment.
On  March  31,  1997, a settlement agreement was reached  whereby  the
Registrant has agreed to relinquish its partnership interests in  LMP.
The  property is managed by BCMI.  As of December 31, 1996,  75  units
were  under lease (96%) with monthly rents ranging from $435  to  $630
and  5,283  sf  of commercial space were leased (79%) at annual  rents
ranging from $1.58 to $4.24 per sf.

                All residential leases are renewable, one-year leases.
The  occupancy for the residential units for the previous  four  years
was  94%  for 1995, 93% for 1994, 96% for 1993 and 94% for 1992.   The
monthly rental range has been approximately the same since 1992.   The
occupancy for the commercial space was 78% for 1995, 46% for 1994, 46%
for 1993 and 41% for 1992.  The average annual rent has been $1.45  to
$3.16 per sf in 1995, $2.07 per sf in 1994, $5.10 to $6.75 per sf  for
1993  and  $5.85  per sf for 1992.  There are four  tenants  who  each
occupy  ten  percent  or more of the rentable  square  footage.   They
operate principally as a photographic studio, modeling agency, leasing
office  and  a  maintenance shop.  The leasing office and  maintenance
shop  each  have month to month leases which require sixty  (60)  days
notice  to  vacate.  All leases are operating leases and  the  minimum
future rentals on the noncancelable leases as of December 31, 1996 are
$12,654.   There are no contingent liabilities included in income  for
the years ended December 31, 1996, 1995 and 1994.

                The  following  is  a table showing  commercial  lease
expirations at Locke Mill Plaza for the next five years.

                                               Total annual      % of gross
               Number of      Total sf of   rental covered by   annual rental
           leases expiring  expiring leases  expiring leases    from property
                                                                           
   1997           1             2,000            $3,150              <1%
   1998           0                 0                 0               0
   1999           1             1,275             5,400              <1%
   2000           0                 0                 0               0
   2001           0                 0                 0               0
Thereafter        0                 0                 0               0

                     Although no firm commitments have been made,  the
Registrant anticipates the lease which is scheduled to expire in  1997
will  be  extended for at least an additional year, due to  the  long-
standing  tenancy of the merchant and the availability  of  a  renewal
option under its lease.

                     For  tax  purposes, this property has a basis  of
$6,693,007  and is depreciated using the straight-line method  with  a
useful  life of 27.5 years.  The annual real estate taxes are  $36,535
which  is based on an assessed value of $3,479,550 taxed at a rate  of
$.46  per $100 by the City of Concord and a rate of $.62 per  $100  by
the  County of Cabarrus.  It is the opinion of the management  of  the
Registrant that the property is adequately covered by insurance.

                b.    Firehouse  Square - consists  of  32,544  sf  of
commercial  space at 902-910 King Street in Alexandria, Virginia.   In
December  1988,  Registrant was admitted, with a 90%  general  partner
interest, to Firehouse Square General Partnership ("FSGP"), a Virginia
general  partnership, for a cash capital contribution  of  $1,750,000.
FSGP  acquired and rehabilitated the property for $5,660,000  ($151.51
per sf), funded by the equity contribution and a mortgage note payable
of $4,207,000.  On June 1, 1993, the first mortgage was modified.  The
terms  of  the  modification include the addition of all  accrued  and
unpaid  interest ($218,728) to the principal balance and revising  the
payment terms.  The lender also advanced $40,711 for real estate taxes
and $33,627 for tenant improvements.  Monthly payments of interest  to
the  new  note  holder  were to be made in  an  amount  equal  to  net
operating income.  The note accrues interest at prime plus 1/2% (8.75%
and  9% at December 31, 1996 and 1995, respectively). On November  16,
1994, the new first mortgage holder foreclosed upon its mortgage.   By
"credit  bidding"  its  mortgage,  the  mortgage  holder  became   the
successful  bidder  at  sale.   The first  mortgage  holder  sold  its
successful  bid  to a partnership known as 901 King Street  Associates
("KSA").   KSA  is  a general partnership owned 90%  by  DHI-VI.   The
selling  price  of the mortgage was the amount that the  mortgage  had
been  immediately  prior  to foreclosure.  The  obligation  has  terms
materially the same as the original mortgage loan and is secured by  a
new  mortgage  on  the  Property.   Therefore,  after  the  sale,  the
Registrant's  interest  in the Property is unchanged.   The  principal
balance  of  the  mortgage at December 31, 1996 was  $4,239,795.   The
entire  principal  balance is due October 1998.   In  June  1995,  the
Registrant  refinanced  $900,000  of  the  first  mortgage  (principal
balance  of  $887,140  at  December 31, 1996).   The  new  loan  bears
interest  at  9.75%, payable in monthly installments of principal  and
interest  of $8,021 and is due in June 2005.  The property is  managed
by  BCMI.  As of December 31, 1996, Firehouse Square has 25,768 sf  of
space  under lease (82%) at annual rates ranging from $7.00 to  $20.55
per sf.

                The occupancy for the previous four years was 89%  for
1995, 88% for 1994, 87% for 1993 and 53% for 1992.  The average annual
rent has been $6.57 to $26.96 per sf for 1995, $6.50 to $19.29 per  sf
for  1994, $6.50 to $30.18 per sf for 1993 and $19.78 per sf for 1992.
There  are  two  tenants who each occupy ten percent or  more  of  the
rentable  square footage.  They operate principally as a law firm  and
an  architectural  firm.   All leases are  operating  leases  and  the
minimum future rentals on the noncancelable leases as of December  31,
1996  are  $386,990.  There are no contingent liabilities included  in
income for the years ended December 31, 1996, 1995 and 1994.

                     The following is a table showing commercial lease
expirations at Firehouse Square for the next five years.

                                                Total annual     % of gross
                 Number of      Total sf of   rental covered by annual rental
             leases expiring  expiring leases  expiring leases  from property
                                                                           
     1997              1          1,965             $  28,245          8%
     1998              1          1,502             19,918             5%
     1999              2          13,181            205,693            53%
     2000              1          1,344             19,488             5%
     2001              1          2,574             41,184             10%
  Thereafter           3          5,202             72,462             19%

                     Although no firm commitments have been made,  the
Registrant anticipates the lease which is scheduled to expire in  1997
will  be  extended  for  at  least an  additional  year,  due  to  the
availability of a renewal option under their lease.

                     For  tax  purposes, this property has a basis  of
$3,583,703  and is depreciated using the straight-line method  with  a
useful  life  of 39 years.  The annual real estate taxes  are  $33,419
which  is based on an assessed value of $3,123,300 taxed at a rate  of
$1.07 per $100.  It is the opinion of the management of the Registrant
that the property is adequately covered by insurance.

                c.    Roseland - consists of 17 low income  apartments
and 3,100 sf of retail space at 4932 South 24th Street in South Omaha,
Nebraska.   In July 1988, Registrant was admitted with a  98%  general
partner  interest  and  a  1%  limited partner  interest  to  Roseland
Redevelopment Partners ("RRP"), a Nebraska limited partnership, for  a
cash capital contribution of $700,000.  RRP acquired and rehabilitated
the  property  for $1,680,000 ($70.29 per sf), funded  by  the  equity
contribution  and  three notes payable.  The  first  note  payable  of
$500,000  is  non-interest bearing, principal due  upon  sale  of  the
property; the second note payable of $63,313 bears interest at  8.64%,
interest  adjusting every three years based on the three-year Treasury
Bill  rate  plus 250 basis points, payable in semi-annual installments
of  principal and interest of $5,188, due in November 2001  (principal
balance  at  December 31, 1996 of $39,457); the third note payable  of
$393,786  bears interest at 9.44%, payable in monthly installments  of
principal  and  interest of $3,346.  In August  1996,  the  Registrant
refinanced  the  first  mortgage (principal  balance  of  $365,808  at
December 31, 1996).  The mortgage bears interest at 8.25%, payable  in
monthly installments of principal and interest of $3,123 and is due in
August  2006.   The  closing  costs were  paid  by  borrowing  $17,065
(principal  balance  of  $15,013 at December  31,  1996)  which  bears
interest  at  8.5%,  payable  in monthly  payments  of  principal  and
interest  of $776 and is due in August 1998.  The property is  managed
by  an independent property management firm.  On December 31, 1996, 15
of  the units were leased (88%) at monthly rents of $300 to $840,  and
3,100 sf of commercial space (100%) was leased at annual rents ranging
from $3.00 to $4.29 per sf.

                All residential leases are renewable, one-year leases.
The  occupancy for the residential units for the previous  four  years
was  94%  for 1995, 87% for 1994, 98% for 1993 and 98% for 1992.   The
monthly rental range has been approximately the same since 1992.   The
commercial  space has been 100% occupied since 1992.   The  range  for
annual rents has been $3.00 per sf to $3.43 per sf for 1995, $2.75 per
sf  for 1994, $2.75 to $5.14 per sf for 1993 and $5.15 to $8.25 per sf
for 1992.  There is one tenant who occupies ten percent or more of the
rentable  square  footage.  It principally functions as  a  counseling
center.   All  commercial leases are operating leases and the  minimum
future rentals on the noncancelable leases as of December 31, 1996 are
$10,200.   There are no contingent liabilities included in income  for
the years ended December 31, 1996, 1995 and 1994.

                     The following is a table showing commercial lease
expirations at Roseland for the next five years:

                                                 Total annual     % of gross
              Number of        Total sf of    rental covered by  annual rental
          leases expiring   expiring leases    expiring leases   from property
                                                                           
    1997          0                0                   0               0
    1998          0                0                   0               0
    1999          0                0                   0               0
    2000          2            3,100             $10,200              14%
    2001          0                0                   0               0
 Thereafter       0                0                   0               0

                     For  tax  purposes, this property has a basis  of
$1,662,067  and is depreciated using the straight-line method  with  a
useful  life of 27.5 years.  The annual real estate taxes  are  $9,399
which  is  based on an assessed value of $333,300 taxed at a  rate  of
$2.81991  per  $100.   It  is the opinion of  the  management  of  the
Registrant that the property is adequately covered by insurance.

                d.    Mater Dolorosa Apartments - consists of  68  low
income  apartments  located at 1265 South  Carrollton  Avenue  in  New
Orleans, Louisiana.  In July 1988, Registrant was admitted with a  90%
general  partnership  interest to Mater Dolorosa  General  Partnership
("MDGP")  a  Pennsylvania general partnership, for a cash contribution
of  $1,519,000.   MDGP  acquired and rehabilitated  the  property  for
$3,149,000  ($59.39 per sf), funded by the equity contribution  and  a
note  payable of $1,790,000.  The note payable bears interest at 8.5%,
is  payable monthly in principal and interest payments of $17,627, and
is  due  in  April  2005 (principal balance at December  31,  1996  of
$1,251,224).   The property is managed by a property  management  firm
which  is an affiliate of the Registrant's co-general partner of MDGP.
At  December  31, 1996, 67 of the units were rented (99%)  at  monthly
rents  of  $482  to $567.  All leases are renewable, one-year  leases.
The  occupancy for the previous four years was 100% for 1995, 99%  for
1994,  99%  for 1993 and 99% for 1992.  The monthly rental  range  has
been  approximately  the  same since 1992.   For  tax  purposes,  this
property  has  a  basis  of $3,178,476 and is  depreciated  using  the
straight-line  method with a useful life of 27.5  years.   The  annual
real  estate taxes are $5,248 which is based on an assessed  value  of
$32,530 taxed at a rate of $16.1328 per $100.  There is no one  tenant
who  occupies ten percent or more of the building.  It is the  opinion
of  the  management of the Registrant that the property is  adequately
covered by insurance.

                e.    Strehlow Terrace Apartments - consists of 70 low
income  apartment  units  located at 2024 North  16th  Street,  Omaha,
Nebraska.  In January 1989, Registrant was admitted with a 98% general
partner  interest  to Strehlow Terrace Apartments Limited  Partnership
("STALP"),  a  Nebraska  limited  partnership,  for  a  cash   capital
contribution  of  $2,250,000.  STALP acquired  and  rehabilitated  the
property  for  $5,817,000  ($52.02  per  sf)  funded  by  the   equity
contribution  and  three  mortgage loans.  The  first  loan,  financed
through the Governmental National Mortgage Association ("GNMA") is for
$1,789,000  (principal balance at December 31,  1996  of  $1,775,053),
bears  interest  at  10-1/4%, is payable in  monthly  installments  of
principal  and  interest of $15,540, and is due in  2030.   In  August
1993,  six units were damaged by a fire at Strehlow Terrace.   Due  to
the  financial difficulties caused by the fire, STALP fell  behind  on
its monthly debt service by several months.  Although the property was
able  to  reduce  the arrearage by 50% and commenced regular,  monthly
payments  by  May  1994,  the loan was declared  in  default  and  was
assigned  by  GNMA  to the Federal Housing Administration/Housing  and
Urban  Development  ("FHA/HUD"), on June 24, 1994.   At  December  31,
1996, HUD was unwilling to agree to a workout proposal and is planning
to  sell  the  loan  to  a third party.  When  the  sale  occurs,  the
Registrant will attempt to negotiate terms with the new holder of  the
note.   The other two loans were made by the City of Omaha.   One,  in
the  amount of $1,700,000, bears interest at 1%, and the other, in the
amount  of  $75,000,  is  non-interest  bearing.   The  principal  and
interest (if any) on both City of Omaha loans is due upon the sale  of
the  property or in the year 2030, whichever is earlier.  The property
is  managed  by an independent property management firm.  On  December
31,  1996,  67  of the apartments were leased (96%) at  monthly  rents
ranging from $275 to $572.

                 All  leases  are  renewable,  one-year  leases.   The
occupancy for the previous four years was 87% for 1995, 91% for  1994,
95%  for  1993  and 96% for 1992.  The monthly rental range  has  been
approximately  the same since 1992.  For tax purposes,  this  property
has  a  basis of $5,860,590 and is depreciated using the straight-line
method with a useful life of 27.5 years.  The annual real estate taxes
are $16,284 which is based on an assessed value of $575,500 taxed at a
rate of $2.81991 per $100.  No one tenant occupies ten percent of more
of  the  building.   It  is  the opinion  of  the  management  of  the
Registrant that the property is adequately covered by insurance.

                 f.     Canal  House  -  consists  of  71  residential
condominium units and 8,471 sf of commercial condominium space located
at  4250-4312 Main Street, Manayunk, Pennsylvania.  In February  1989,
Registrant was admitted to Canal House Historic Associates ("CHHA"), a
Pennsylvania  limited partnership with a 99% general partner  interest
for  a cash contribution of $6,000,000.  During 1990, Registrant  made
an   additional  cash  contribution  of  $200,000.   (The  1%  limited
partnership interest is also controlled by Registrant; it is held by a
Pennsylvania  corporation whose stock is owned by  Registrant).   CHHA
acquired and rehabilitated the property for $9,700,000 ($94.41 per sf)
which  was  funded by the equity contribution and a loan of $4,000,000
with  interest  at  7.75% and monthly principal (based  on  a  30-year
amortization) and interest payments.  In October 1995, the  Registrant
ceased  making debt service payments.  The loan was sold  in  December
1995.  The Registrant entered into an agreement with the new holder of
the  note  (principal  balance of $1,652,722  at  December  31,  1996)
whereby  the  maturity of the loan was extended to December  2000  and
monthly payments of interest are to be made to the new note holder  in
an  amount  equal  to  net  operating  income.   In  April  1996,  the
Registrant  refinanced $3,216,000 (principal balance of $3,202,761  at
December  31, 1996) of the first mortgage.  The new loan  is  a  first
mortgage   which   bears  interest  at  8.75%,  payable   in   monthly
installments of principal and interest of $25,300 and is due in  April
2003.  The property is managed by BCMI.  At December 31, 1996, all  of
the residential units were under lease (100%) at monthly rents of $640
to  $1,200, and 7,491 sf of the commercial space was under lease (88%)
at annual rents ranging from $19.00 to $22.61 per sf.

                All residential leases are renewable, one-year leases.
The  occupancy for the residential units for the previous  four  years
was  88%  for 1995, 90% for 1994, 99% for 1993 and 92% for 1992.   The
monthly rental range has been approximately the same since 1992.   The
occupancy for the commercial space was 94% for 1995, 88% for 1994, 88%
for  1993 and 88% in 1992.  The range for annual rents has been $18.86
to $19.52 per sf for 1995, $17.00 to $19.00 per sf for 1994, $11.59 to
$18.51 per sf in 1993 and $11.52 to $15.96 per sf for 1992.  There are
three  tenants  who each occupy ten percent or more  of  the  rentable
square footage.  They function principally as a bank, a restaurant and
a  retail  store.   All leases are operating leases  and  the  minimum
future rentals on the noncancelable leases as of December 31, 1996 are
$156,276.  There are no contingent liabilities included in income  for
the years ended December 31, 1996, 1995 and 1994.

                     The following is a table showing commercial lease
expirations at Canal House for the next five years.

                                              Total annual       % of gross
              Number of       Total sf of   rental covered by   annual rental
           leases expiring  expiring leases  expiring leases    from property
           
   1997           0                0                   0              0
   1998           0                0                   0              0
   1999           0                0                   0              0
   2000           1            2,426              46,094              5%
   2001           2            5,065             110,183             13%

                     For  tax  purposes, this property has a basis  of
$9,268,155  and is depreciated using the straight-line method  with  a
useful  life of 27.5 years.  The annual real estate taxes are  $87,863
which  is based on an assessed value of $1,063,200 taxed at a rate  of
$8.264  per  $100.   It  is  the opinion  of  the  management  of  the
Registrant that the property is adequately covered by insurance.

              g.    Saunders  Apartments - consists of  23  low-income
apartments  at  415 North 41st Avenue in Omaha, Nebraska.   Registrant
acquired  a  99%  joint venture interest in Saunders Apartments  Joint
Venture  ("SAJV"),  a  Nebraska Joint  Venture,  for  a  cash  capital
contribution  of  $875,000.   SAJV  acquired  and  rehabilitated   the
property  for  $1,815,000  ($79.96  per  sf),  funded  by  the  equity
contribution and a mortgage payable of $675,000.  The note was retired
with  $285,000  advanced from Registrant's co-general partner,  and  a
mortgage  note payable of $395,000 (principal balance at December  31,
1996  of  $295,954).  The mortgage note bears interest at  10.87%,  is
payable in monthly installments of $3,723 and matures in May 1997.  On
June  1,  1993  an  amended and restated joint venture  agreement  was
reached  whereby  the  Registrant's interest  was  reduced  to  a  30%
interest.  See Item 1.a. "Business - General Development of Business."
The  property  is managed by an independent property management  firm.
As  of  December 31, 1996, 20 units were under lease (87%) with  rents
ranging from $350 to $410.  All leases are renewable, one-year leases.
The  occupancy for the previous four years was 83% for 1995,  78%  for
1994,  83%  for 1993 and 100% for 1992.  The monthly rental range  has
been  approximately  the  same since 1992.   For  tax  purposes,  this
property  has  a  basis  of $1,990,022 and is  depreciated  using  the
straight-line  method with a useful life of 27.5  years.   The  annual
real  estate taxes are $9,401 which is based on an assessed  value  of
$347,900  taxed  at  a  rate of $27.0212 per $1,000.   No  one  tenant
occupies  ten percent or more of the building.  It is the  opinion  of
the  management  of  the  Registrant that the property  is  adequately
covered by insurance.

Item 3.      Legal Proceedings

             a.   On February 14, 1994, Locke Mill Partners, a limited
partnership  in  which  the Registrant owns a 99%  interest,  filed  a
reorganization petition pursuant to Chapter 11 of the U.S.  Bankruptcy
Code.  On March 31, 1997, the lender foreclosed on the property.   For
a description of the proceedings, see Item 2.a, Properties.

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

              No  matter was submitted during the fiscal years covered
by this report to a vote of security holders.

                                PART II

Item  5.         Market  for  Registrant's Common Equity  and  Related
Stockholder Matters

              a.    There is no established public trading market  for
the  Units.   Registrant  does not anticipate  any  such  market  will
develop.    Trading  in  the  units  occurs  solely  through   private
transactions.   The  Registrant is not aware of the  prices  at  which
trades occur.  Registrant's records indicate that 291 units were  sold
or exchanged of record in 1996.

              b.    As  of December 31, 1996, there were 2,807  record
holders of Units.

              c.    Registrant did not declare any cash  dividends  in
1996 or 1995.

Item 6.        Selected Financial Data

              The  following selected financial data are for the  five
years  ended  December  31,  1996.   This  data  should  be  read   in
conjunction  with  the  consolidated  financial  statements   included
elsewhere  herein.   This  data  is not  covered  by  the  independent
auditors' report.

                         1996        1995        1994        1993         1992
           
Rental income        $ 2,622,418 $ 2,516,916 $ 2,976,153 $ 3,053,542 $ 2,872,735
Interest income            1,229       3,330       5,864       6,430      16,432
Net loss               2,114,935   2,497,861     816,728   2,555,477   2,559,710
Net loss per Unit          82.24       97.13       31.75       99.36       99.53
Total assets (net                                       
depreciation and
amortization)         25,557,744  26,767,721  26,779,880  34,240,234  37,520,594
Debt obligations      19,353,961  19,141,915  17,026,650  22,292,519  22,548,622

Note:  See Part II, Item 7.2 Results of Operations for a discussion of
factors  which materially affect the comparability of the  information
reflected in the above table.

Item 7.        Management's Discussion and Analysis of Financial
               Condition and Results of Operations

               (1)  Liquidity

                      At  December  31,  1996,  Registrant  had  total
unrestricted cash of $59,334.  Such funds are expected to be  used  to
pay  liabilities  and  general  and  administrative  expenses  of  the
Registrant,  and  to  fund  cash deficits  of  the  properties.   Cash
generated from operations is used primarily to fund operating expenses
and  debt  service.   If  cash flow proves  to  be  insufficient,  the
Registrant  will  attempt  to negotiate loan  modifications  with  the
various  lenders  in order to remain current on all obligations.   The
Registrant is not aware of any additional sources of liquidity.

                    As of December 31, 1996, Registrant had restricted
cash  of  $362,796  consisting primarily of  funds  held  as  security
deposits,  replacement reserves and escrows for taxes  and  insurance.
As  a consequence of these restrictions as to use, Registrant does not
deem these funds to be a source of liquidity.

                     In  recent  years  the  Registrant  has  realized
significant losses, including the foreclosure of two properties and  a
substantial reduction of interest in a third property.  At the present
time,  all  remaining  properties are  able  to  pay  their  operating
expenses and debt service; however, at two of the six properties,  the
mortgages are basically "cash-flow" mortgages, requiring all available
cash  after  payment of operating expenses to be  paid  to  the  first
mortgage  holder.   Therefore, it is unlikely that any  cash  will  be
available  to  the  Registrant to pay its general  and  administrative
expenses.

                     It  is the Registrant's intention to continue  to
hold  the  properties until they can no longer meet the  debt  service
requirements and the properties are foreclosed, or the market value of
the  properties increases to a point where they can be sold at a price
which  is  sufficient to repay the underlying indebtedness  (principal
plus accrued interest).

               (2)  Capital Resources

                     Due  to the relatively recent rehabilitations  of
the   properties,  any  capital  expenditures  needed  are   generally
replacement  items  and  are funded out of  cash  from  operations  or
replacement  reserves, if any.  The Registrant is  not  aware  of  any
factors  which would cause historical capital expenditures levels  not
to   be   indicative  of  capital  requirements  in  the  future   and
accordingly,  does  not believe that it will have to  commit  material
resources to capital investments for the foreseeable future.

               (3)  Results of Operations

                     During  1996, Registrant incurred a net  loss  of
$2,114,935  ($82.24 per limited partnership unit) compared  to  a  net
loss of $2,497,861 ($97.13 per limited partnership unit), in 1995  and
a  net loss of $816,728 ($31.75 per limited partnership unit) in 1994.
Included  in  the  1994  loss is $1,483,064  of  extraordinary  income
relating to the foreclosure of the St. James and the extinguishment of
debt  at  Firehouse Square.  Registrant's results  for  1997  will  be
materially  affected by the loss of Locke Mill Plaza, as discussed  in
Item 2. Properties.

                    Rental income decreased from $2,976,153 in 1994 to
$2,516,916 in 1995 and increased to $2,622,418 in 1996.  The  increase
from 1995 to 1996 is mainly the result of an increase in rental income
at  Canal House, Strehlow Terrace Apartments, and Locke Mill partially
offset  by a decrease at Firehouse Square.  The decrease from 1994  to
1995  is  mainly the result of the loss of one of the properties  (St.
James) due to foreclosure combined with a decrease at Firehouse Square
due  to  a decrease in average occupancy partially offset by increases
in rental income at Strehlow Terrace and Canal House.

                      Rental   operations   expense   decreased   from
$1,495,727  in 1994 to $1,228,389 in 1995 and increased to  $1,373,076
in  1996.  The increase from 1995 to 1996 is mainly the result  of  an
increase in commissions expense and condominium fees at Locke Mill, an
increase  in legal fees at Canal House partially offset by a  decrease
in  legal fees at Firehouse Square and Locke Mill.  The decrease  from
1994  to  1995  is mainly the result of the loss of St.  James  and  a
decrease  in  overall operating expenses (i.e. utilities, repairs  and
maintenance,  commissions  and wages) at  several  of  the  properties
partially offset by an increase in real estate taxes at Canal House.

                    General and administrative expenses decreased from
$342,785  in  1994  to  $280,577 in 1995 to  $176,949  in  1996.   The
decrease   from  1995  to  1996  is  the  result  of  a  decrease   in
administrative fees charged.  The decrease from 1994 to  1995  is  the
result  of  a  decrease in administrative fees at  Locke  Mill  and  a
decrease  in  legal fees incurred in connection with the loss  of  St.
James.

                    Interest expense increased from $1,719,645 in 1994
to  $2,123,206  in  1995  and decreased to $1,773,685  in  1996.   The
decrease from 1995 to 1996 is the result of a decrease at Canal  House
and Mater Dolorosa partially offset by an increase at Locke Mill.  The
increase  from 1994 to 1995 is the result of increases at  Locke  Mill
and  Canal  House  partially offset by the loss of  St.  James  and  a
decrease  at  Firehouse Square due to the extinguishment  of  debt  in
1994.

                     Depreciation  and amortization expense  decreased
from  $1,703,576  in  1994  to $1,364,876 in  1995  and  increased  to
$1,397,601  in  1996.  The increase from 1995 to 1996  is  mainly  the
result of an increase in amortization expense at Canal House and Locke
Mill due to the amortization of loan fees.  The decrease from 1994  to
1995  is the result of the loss of St. James in 1994 and the fact that
the equipment at Strehlow was fully depreciated during 1994.

                     In  1996,  losses of $1,845,000 were incurred  at
Registrant's Properties compared to a loss of $2,136,000 in  1995  and
$31,000  in  1994.   A  discussion  of property  operations/activities
follows:

                     In  1996, Registrant sustained a loss of $481,000
at   Locke   Mill   Plaza  including  $251,000  of  depreciation   and
amortization  expense,  compared  to  a  loss  of  $338,000  including
$240,000 of depreciation and amortization expense in 1995 and  a  loss
of  $327,000  including  $227,000  of  depreciation  and  amortization
expense  in 1994.  The increased loss from 1995 to 1996 is the  result
of  an increase in interest, leasing commissions, condominium fees and
amortization expense partially offset by an increase in rental  income
and  a  decrease in legal fees.  Interest expense increased due  to  a
higher  debt balance resulting from a loan restructuring (see Item  2.
Properties) and an increase in the interest rate with respect  to  the
financing  secured by the property while leasing commissions increased
due  to increased unit turnover.  Condominium fees increased due to  a
special  assessment charged by the condominium association for capital
improvements  to  the  building.  Amortization increased  due  to  the
amortization  of loan fees paid in connection with the  restructuring.
Rental income increased due to an increase in the average rental rates
and  legal  fees  decreased due to legal fees incurred  in  the  third
quarter  of  1995 in connection with the bankruptcy.  The increase  in
the  loss  from 1994 to 1995 is the result of an increase in  interest
expense  partially  offset by a decrease in legal  and  administrative
fees  incurred  in  connection with the bankruptcy  combined  with  an
increase  in  rental income.  Interest expense increased  due  to  the
higher  debt  balance  and an increase in the interest  rate.   Rental
income  increased  due  to  an increase in average  occupancy  in  the
commercial space (46% to 78%).

                     In 1996 and 1995, Registrant recognized income of
$0  at The St. James compared to income of $129,000 including $223,000
of  depreciation expense in 1994.  The 1994 loss without the effect of
the  foreclosure would have been $280,000.  Included in operations for
1994  is an extraordinary gain of $409,000 representing the excess  of
the  liabilities  satisfied in the foreclosure over  the  fair  market
value of the St. James property.

                     In 1996, Registrant incurred losses of $71,000 at
Roseland including $73,000 of depreciation expense compared to a  loss
of  $77,000  including $73,000 of depreciation expense in 1995  and  a
loss  of  $74,000 including $73,000 of depreciation expense  in  1994.
Since  Roseland is a low income housing property, rents are  fixed  in
relation  to specified income levels.  As a result, similar  to  Mater
Dolorosa   and   Strehlow  Terrace  discussed  below,   the   property
experiences  high  occupancy  but  rental  income  remains  low.   The
decrease  in  the loss from 1995 to 1996 is the result of  an  overall
decrease  in the operating expenses of the property.  The increase  in
the  loss  from  1994  to  1995  is  the  result  of  an  increase  in
expenditures  for  certain  deferred maintenance  items  such  as  the
painting and recarpeting of several units.

                    In 1996, Registrant incurred a loss of $594,000 at
Firehouse  Square including $267,000 of depreciation and  amortization
expense  compared  to  a  loss  of  $575,000  including  $255,000   of
depreciation and amortization expense in 1995 and income  of  $944,000
including $257,000 of depreciation and amortization expense  in  1994.
The decrease in the loss from 1995 to 1996 is mainly due to a decrease
in legal fees partially offset by a decrease in rental income due to a
decrease  in  the average rental rates.  Legal fees decreased  due  to
legal  fees  incurred in the third quarter of 1995 in connection  with
the  refinancing of part of the debt.  Included in operations for 1994
is  an extraordinary gain of $1,470,000 relating to the extinguishment
of debt in connection with the foreclosure (See Item 2. Properties for
a  discussion of the foreclosure).  Excluding such income, the loss in
1994  would  have been $526,000.  The increase in the loss  (excluding
extraordinary items) from 1994 to 1995 is the result of a decrease  in
rental  income  due to a decrease in average occupancy  (88%  to  80%)
combined  with  an increase in legal fees incurred in connection  with
the refinancing of part of the debt, partially offset by a decrease in
interest expense due to the extinguishment of debt in 1994.

                     In 1996, Registrant incurred a loss of $6,000  at
Mater Dolorosa including depreciation expense of $127,000 compared  to
a  loss of $24,000 including depreciation expense of $130,000 in  1995
and  a  loss of $50,000 including depreciation expense of $130,000  in
1994.   Since  Mater Dolorosa is a low income housing property,  rents
are  fixed  in  relation to specified income  levels.   As  a  result,
similar  to  Roseland  and Strehlow Terrace, the property  experiences
high  occupancy  but rental income remains low.  The decrease  in  the
loss from 1995 to 1996 is due to a decrease in interest expense due to
a  correction  of  interest expense relating to a prior  period.   The
decrease  in the loss from 1994 to 1995 is due to an overall  decrease
in  operating expenses (i.e. utilities, maintenance, and wages) due to
operating efficiencies achieved at the property.

                    In 1996, Registrant incurred a loss of $213,000 at
Strehlow   Terrace  Apartments,  including  $228,000  of  depreciation
expense  compared  to  a  loss  of  $239,000  including  $226,000   of
depreciation expense in 1995 and a loss of $314,000 including $255,000
of  depreciation  expense in 1994.  Since Strehlow  is  a  low  income
housing  property,  rents are fixed in relation  to  specified  income
levels.   As  a  result,  similar  to  Registrant's  other  low-income
properties, the property experiences high occupancy but rental  income
remains low.  The decrease in the loss from 1995 to 1996 is mainly the
result  of  an  increase in rental income due to a one-time  lump  sum
payment  for  rental increases received in the first quarter  of  1996
from  the  Omaha Housing Authority retroactive to the years 1989-1994.
The  decrease in the loss from 1994 to 1995 the result of an  increase
in  rental  income  and  a  decrease in maintenance  and  depreciation
expense.  Maintenance decreased due to maintenance work done  in  1994
to  repair  damage from a fire and depreciation decreased due  to  the
fact that the furniture and fixtures became fully depreciated in 1994.

                    In 1996, Registrant incurred a loss of $480,000 at
Canal House, including $377,000 of depreciation expense compared to  a
loss  of  $883,000 including depreciation and amortization expense  of
$443,000  in  1995  and a loss of $339,000 including depreciation  and
amortization expense of $443,000 in 1994.  The decrease  in  the  loss
from 1995 to 1996 is due to an increase in rental income due to higher
average  rental  rates  and a decrease in interest  expense  partially
offset  by  an  increase  in  legal  fees  and  amortization  expense.
Interest  expense decreased due to default interest incurred in  1995.
Legal  fees  increased  due to fees incurred in  connection  with  the
restructuring of the debt while amortization expense increased due  to
the  amortization  of  loan fees occurred in the  refinancing  of  the
mortgage.  The increase in the loss from 1994 to 1995 is the result of
an  increase in interest expense and real estate tax expense partially
offset  by an increase in rental income due to an increase in  average
occupancy (90% to 94%) and higher average rental rates combined with a
decrease  in  maintenance  and commissions expense.  Interest  expense
increased  due to default interest incurred before the loan  was  sold
and  real  estate  taxes increased due to the expiration  of  the  tax
abatement.    Repairs  and  maintenance  expense  decreased   due   to
expenditures  for  certain  deferred maintenance  items  in  1994  and
commissions decreased due to lower turnover of units.

                    Summary of Minority Interest Investments

                     In 1996, Registrant incurred losses of $17,000 at
Saunders Apartments compared to a loss of $21,000 in 1995 and  a  loss
of $20,000 in 1994.  The Registrant expects to achieve in 1997 results
comparable to those experienced in 1996.

                    Effective January 1, 1995, the Partnership adopted
the provisions of Statement of Financial Accounting Standards ("SFAS")
No. 121, "Accounting for the Impairment of Long - Lived Assets and for
Long  -  Lived  Assets to be Disposed Of."  There  was  no  cumulative
effect of the adoption of SFAS No. 121.

Item 8.        Financial Statements and Supplementary Data

               Registrant is not required to furnish the supplementary
financial information referred to in Item 302 of Regulations S-K.
<PAGE>

                     Independent Auditor's Report

To the Partners of Diversified Historic Investors VI

We  have  audited  the  accompanying consolidated  balance  sheets  of
Diversified Historic Investors VI (a Pennsylvania Limited Partnership)
and  subsidiaries  as of December 31, 1996 and 1995  and  the  related
consolidated statements of operations, changes in partners' equity and
cash  flows  for  the years ended December 31, 1996,  1995  and  1994.
These consolidated financial statements are the responsibility of  the
Partnership's management.  Our responsibility is to express an opinion
on  these  consolidated financial statements based on our audits.   We
did  not audit the financial statements of Strehlow Terrace Apartments
Limited  Partnership,  which reflect total assets  of  $4,233,870  and
$4,437,173  as  of  December 31, 1996 and 1995 and total  revenues  of
$393,567  and  $329,956, respectively for the years  then  ended.   In
addition, we did not audit the financial statements of Mater  Dolorosa
General  Partnership which reflect assets of $2,165,984 and $2,270,611
as  of  December 31, 1996 and 1995 and total revenues of $396,038  and
$394,822, respectively for the years then ended. Those statements were
audited by other auditors whose reports have been furnished to us, and
our  opinion,  insofar as it relates to the amounts included  Strehlow
Terrace  Apartments  Limited Partnership and  Mater  Dolorosa  General
Partnership, is based solely on the reports of the other auditors.

We conducted our audits in accordance with generally accepted auditing
standards.   These  standards require that we  plan  and  perform  the
audits  to  obtain reasonable assurance about whether the consolidated
financial  statements  are free of material  misstatement.   An  audit
includes  examining, on a test basis, evidence supporting the  amounts
and  disclosures in the consolidated financial statements.   An  audit
also includes assessing the accounting principles used and significant
estimates  made  by  management, as well  as  evaluating  the  overall
financial statement presentation.  We believe that our audits and  the
reports of other auditors provide a reasonable basis for our opinion.

In our opinion, based on our audits and the reports of other auditors,
the  consolidated  financial  statements  referred  to  above  present
fairly,   in   all  material  respects,  the  financial  position   of
Diversified Historic Investors VI and subsidiaries as of December  31,
1996 and 1995, and the results of their operations and their cash flow
for  the  years  ended December 31, 1996, 1995 and 1994 in  conformity
with generally accepted accounting principles.

Our  audits  were made for the purpose of forming an  opinion  on  the
basic  financial  statements taken as a whole.  The Schedule  of  Real
Estate  and Accumulated Depreciation on page 38 is presented  for  the
purposes  of  additional analysis and is not a required  part  of  the
basic  financial statements.  Such information has been  subjected  to
the  auditing  procedures applied in the audit of the basic  financial
statements  and,  in  our opinion, is fairly stated  in  all  material
respects  in  relation to the basic financial statements  taken  as  a
whole.

Gross, Kreger & Passio, L.L.C.
Philadelphia, Pennsylvania
March 4, 1997
<PAGE>
                     Independent Auditor's Report

To the Partners of
Strehlow Terrace Apartments Limited Partnership

We  have  audited the accompanying balance sheets of Strehlow  Terrace
Apartments Limited Partnership, (a Nebraska limited partnership),  FHA
Project  No.  103-94006, as of December 31, 1996  and  1995,  and  the
related  statements of operations, partners' deficit, and  cash  flows
for  the  years  then  ended.   These  financial  statements  are  the
responsibility of the Partnership's management.  Our responsibility is
to express an opinion on these consolidated financial statements based
on our audits.

We conducted our audits in accordance with generally accepted auditing
standards and Government Auditing Standards, issued by the Comptroller
General  of the United States.  Those standards require that  we  plan
and  perform  the audits to obtain reasonable assurance about  whether
the  financial statements are free of material misstatement.  An audit
includes  examining, on a test basis, evidence supporting the  amounts
and  disclosures in the consolidated financial statements.   An  audit
also includes assessing the accounting principles used and significant
estimates  made  by  management, as well  as  evaluating  the  overall
financial statement presentation.  We believe that our audits  provide
a reasonable basis for our opinion.

In  our  opinion, the financial statements referred to  above  present
fairly,  in all material respects, the financial position of  Strehlow
Terrace Apartments Limited Partnership at December 31, 1996 and  1995,
and  the  results of its operations, changes in partners' deficit  and
cash  flows  for  the years then ended, in conformity  with  generally
accepted accounting principles.

Our  audits  were made for the purpose of forming an  opinion  on  the
financial  statements taken as a whole.  The supplementary information
listed  in  the  table of contents is presented for  the  purposes  of
additional analysis and is not a required part of the basic  financial
statements.   Such  information has been  subjected  to  the  auditing
procedures applied in the audit of the basic financial statements and,
in  our opinion, is fairly stated in all material respects in relation
to the basic financial statements taken as a whole.

Blackman & Associates, P.C.
Omaha, Nebraska
February 7, 1997
<PAGE>                                   
                     Independent Auditor's Report

To the Partners of
Mater Dolorosa General Partnership

We  have  audited  the accompanying balance sheets of  Mater  Dolorosa
General  Partnership, for December 31, 1996 and 1995 and  the  related
statements  of  operations, partners' equity and cash  flows  for  the
years  then  ended.  These financial statements are the responsibility
of  the partnership's management.  Our responsibility is to express an
opinion  on  these  consolidated financial  statements  based  on  our
audits.

We conducted our audits in accordance with generally accepted auditing
standards.   Those  standards require that we  plan  and  perform  the
audits  to  obtain  reasonable assurance about whether  the  financial
statements  are  free  of material misstatement.   An  audit  includes
examining,  on  a  test  basis, evidence supporting  the  amounts  and
disclosures in the consolidated financial statements.  An  audit  also
includes  assessing  the accounting principles  used  and  significant
estimates  made  by  management, as well  as  evaluating  the  overall
financial statement presentation.  We believe that our audits  provide
a reasonable basis for our opinion.

In  our  opinion, the financial statements referred to  above  present
fairly,  in  all  material respects, the financial position  of  Mater
Dolorosa General Partnership as of December 31, 1996 and 1995, and the
results of its operations and its cash flows for the years then  ended
in conformity with generally accepted accounting principles.

Pailet, Meunier and LeBlanc, L.L.P.
Metairie, Louisiana
January 21, 1997
<PAGE>
                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
              INDEX TO CONSOLIDATED FINANCIAL STATEMENTS
                                   
                   AND FINANCIAL STATEMENT SCHEDULES


Consolidated financial statements:                                  Page

       Consolidated Balance Sheets at December 31, 1996 and 1995     22
                                                        
       Consolidated Statements of Operations for the Years Ended
         December 31, 1996, 1995, and 1994                           23
                                                         
       Consolidated Statements of Changes in Partners' Equity for
         the Years Ended December 31, 1996, 1995, and 1994           24
                                                     
       Consolidated Statements of Cash Flows for the Years Ended
         December 31, 1996, 1995, and 1994                           25
                                                     
       Notes to consolidated financial statements                   26-35
                                                  
Financial statement schedules:          

       Schedule XI - Real Estate and Accumulated Depreciation        37
 
       Notes to Schedule XI                                          38




All other schedules are omitted because they are not applicable or the
required information is shown in the consolidated financial statements
or notes thereto.
<PAGE>
                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
                      CONSOLIDATED BALANCE SHEETS
                      December 31, 1996 and 1995
                                   
                                Assets

                                                1996                   1995
Rental properties at cost:                 
       Land                                  $ 1,081,164           $ 1,081,164
       Buildings and improvements             33,506,607            33,462,131
       Furniture and fixtures                  1,068,784             1,068,784
                                              ----------            ----------
                                              35,656,555            35,612,079
       Less - accumulated depreciation       (10,933,587)           (9,605,719)
                                              ----------            ----------
                                              24,722,968            26,006,360
                                                       
Cash and cash equivalents                         59,334                72,395
Restricted cash                                  362,796               297,751
Investment in affiliate                           27,301                44,572
Other assets (net of accumulated              
   amortization of $424,590 and $354,858)        385,345               346,643
                                              ----------            ----------
             Total                           $25,557,744           $26,767,721
                                              ==========            ==========

                                 Liabilities and Partners' Equity
Liabilities:                     
       Debt obligations                      $19,353,961           $19,141,915
       Accounts payable:                                   
             Trade                               790,335               675,141
             Taxes                                21,830                49,414
             Related parties                     272,760               296,166
             Other                                70,926                39,310
       Interest payable                        1,254,336               654,897
       Tenant security deposits                  138,963               141,310
                                              ----------            ----------
             Total liabilities                21,903,111            20,998,153
                                              ----------            ----------
Partners' equity                               3,654,633             5,769,568
                                              ----------            ----------
             Total                           $25,557,744           $26,767,721
                                              ==========            ==========
The accompanying notes are an integral part of these financial statements. 
<PAGE>

                  DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
                 CONSOLIDATED STATEMENTS OF OPERATIONS
                                   
         For the Years Ended December 31, 1996, 1995 and 1994

                                         1996           1995            1994
                              
Revenues:                    
       Rental income                  $2,622,418     $2,516,916     $2,976,153
       Interest income                     1,229          3,300          5,864
                                       ---------      ---------      ---------
             Total revenues            2,623,647      2,520,216      2,982,017
                                       ---------      ---------      ---------
Costs and expenses:                
       Rental operations               1,373,076      1,228,389      1,495,727
       General and administrative        176,949        280,577        342,785
       Interest                        1,773,685      2,123,206      1,719,645
       Depreciation and amortization   1,397,601      1,364,876      1,703,576
                                       ---------      ---------      ---------
             Total costs and expenses  4,721,311      4,997,048      5,261,733
                                       ---------      ---------      ---------
Loss before minority interests and
   equity in affiliate                (2,097,664)    (2,476,832)    (2,279,716)
Equity in net loss of affiliate          (17,271)       (21,029)       (20,076)
                                       ---------      ---------      ---------
Loss before extraordinary item        (2,114,935)    (2,497,861)    (2,299,792)
Extraordinary income                           0              0      1,483,064
                                       ---------      ---------      ---------
Net loss                             ($2,114,935)   ($2,497,861)   ($  816,728)
                                       =========      =========      =========
Net loss per limited partnership unit:    
       Loss before minority interests and 
          equity in affiliate        ($    81.57)   ($    86.31)   ($    88.64)
       Equity in net loss of affiliate      (.67)          (.82)          (.78)
                                       ---------      ---------      ---------
       Loss before extraordinary item     (82.24)        (97.13)        (89.42)
       Extraordinary item                      0              0          57.67
                                       ---------      ---------      ---------
                                     ($    82.24)   ($    97.13)   ($    31.75)
                                       =========      =========      =========

The accompanying notes are an integral part of these financial statements.
<PAGE>

                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
         CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' EQUITY
                                   
         For the Years Ended December 31, 1996, 1995 and 1994


                                              Dover         
                                            Historic                  
                                            Advisors      Limited       
                                             VI (1)     Partners (2)    Total
                                                    
Percentage participation in profit or loss     1%           99%         100%
                                              ---          ----        -----
Balance at December 31, 1993               ($119,818)   $9,203,975   $9,084,157

Net loss                                      (8,167)     (808,561)    (816,728)
                                             -------     ---------    ---------
Balance at December 31, 1994                (127,985)    8,395,414    8,267,429
                                                                      
Net loss                                     (24,979)   (2,472,882)  (2,497,861)
                                             -------     ---------    ---------
Balance at December 31, 1995                (152,964)    5,922,532    5,769,568

Net loss                                     (21,149)   (2,093,786)  (2,114,935)
                                             -------     ---------    ---------
Balance at December 31, 1996               ($174,113)   $3,828,746   $3,654,633
                                             =======     =========    =========


 (1)   General Partner.

 (2)   25,461 limited partnership units outstanding at December  31,
       1996, 1995, and 1994.

The accompanying notes are an integral part of these financial statements.
<PAGE>

                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
                 CONSOLIDATED STATEMENTS OF CASH FLOWS
                                   
         For the Years Ended December 31, 1996, 1995 and 1994

                                             1996          1995         1994
Cash flows from operating activities:
Net loss                                 ($2,114,935) ($2,497,861) ($  816,728)
   Adjustments to reconcile net loss to
     net cash (used in) provided by
     operating activities:
Depreciation and amortization              1,397,601    1,364,876    1,703,576
Extraordinary income                               0            0   (1,483,064)
Equity in loss of affiliate                   17,271       21,029       20,076
Changes in assets and liabilities:          
   (Increase) decrease in restricted cash    (65,045)      (6,211)     147,156
   Increase in other assets                 (108,436)    (249,461)      (3,477)
   Increase in accounts payable - trade      115,195      215,589      224,274
   (Decrease) increase in accounts payable
     - taxes                                 (27,584)     (18,308)      11,138
   (Decrease) increase in accounts payable
     - related party                         (23,406)      27,355       (5,982)
   Increase (decrease) in accounts payable
     - other                                  31,616       (3,333)      52,726
   Increase in interest payable              599,439      144,748      150,678
   (Decrease) increase in tenant security
     deposits                                 (2,347)       4,386        6,123
       Net cash (used in) provided by        -------    ---------      -------
         operating activities               (180,631)    (997,191)       6,496
                                             -------    ---------      -------
Cash flows from investing activities: 
   Purchase of rental property               (44,476)    (171,516)     (17,167)
                                             -------    ---------      -------
       Net cash used in investing activities (44,476)    (171,516)     (17,167)
                                             -------    ---------      -------
Cash flows from financing activities  
   Proceeds from debt financing              360,704    1,309,064       31,222
   Principal payments                       (148,658)    (127,138)    (139,022)
       Net cash provided by (used in)        -------    ---------      -------
         financing activities                212,046    1,181,926     (107,800)
(Decrease) increase in cash and cash         -------    ---------      -------
  equivalents                                (13,061)      13,219     (118,471)
Cash and cash equivalents at beginning of year72,395       59,176      177,647
                                             -------    ---------      -------
Cash and cash equivalents at end of year    $ 59,334   $   72,395     $ 59,176
                                             =======    =========      =======
Supplemental Disclosure of Cash Flow Information:  
   Cash paid during the year for interest $1,174,246   $1,076,594   $1,164,477

Supplemental Schedule of Non-Cash Investing and Financing Activities:
   Net assets transferred for liability reduction*:                 
      Net assets transferred                       0            0   $5,119,758
      Liability reduction                          0            0   $5,528,863

*  As a result of foreclosures on properties owned by the Partnership.

The accompanying notes are an integral part of these financial statements.
<PAGE>

                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
              NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

NOTE A - ORGANIZATION

Diversified  Historic  Investors  VI (the  "Partnership"),  a  limited
partnership,  was  formed  in January 1988 to  acquire,  rehabilitate,
renovate, manage, operate, hold, sell, exchange, and otherwise deal in
and  with real properties containing improvements which are "certified
historic structures" as defined in the Internal Revenue Code  of  1986
(the  "Code"),  or which are eligible for the tax credit  provided  by
Section 42 of the Code, and such other uses as Dover Historic Advisors
VI (the "General Partner") deems appropriate, and to engage in any and
all  activities  related or incidental thereto.   Any  rehabilitations
undertaken  by the Partnership will be done with a view  to  obtaining
certification  of  expenditures therefor as "qualified  rehabilitation
expenditures" as defined in the Code.

NOTE B - SUMMARY OF ACCOUNTING POLICIES

A  summary of the significant accounting policies consistently applied
in   the   preparation  of  the  accompanying  consolidated  financial
statements follows:

1.     Principles of Consolidation

The  accompanying  financial statements include the  accounts  of  the
Partnership and six subsidiary partnerships ("Ventures") in which  the
Partnership has controlling interests, with appropriate elimination of
inter-partnership  transactions  and  balances.   In   addition,   the
Partnership owns a minority interest of 30% in one partnership,  which
it  accounts for on the equity method.  Allocations of income and loss
to  the  minority owners of the Ventures will be made until and unless
the  cumulative losses applicable to the minority interests exceed the
minority  interests  in  the equity capital of  the  Ventures.   These
financial  statements  reflect  all adjustments  (consisting  only  of
normal   recurring  adjustments)  which,  in  the   opinion   of   the
Partnership's General partner, are necessary for a fair  statement  of
the results for those years.

2.     Depreciation

Depreciation  is  computed  using the straight-line  method  over  the
estimated useful lives of the assets.  Buildings and improvements  are
depreciated over 25 years and furniture and fixtures over five years.

3.     Net Loss Per Partnership Unit

The  net  loss  per limited partnership unit is based on the  weighted
average  number  of limited partnership units outstanding  (25,461  in
1996, 1995 and 1994).

4.     Costs of Issuance

Costs  incurred  in connection with the offering and sale  of  limited
partnership units were charged against partners' equity as incurred.

5.     Cash and Cash Equivalents

The Partnership considers all highly liquid instruments purchased with
a maturity of less than three months to be cash equivalents.

6.     Income Taxes

Income  taxes or credits resulting from earnings or losses are payable
by  or  accrue  to  the  benefits  of the  partners;  accordingly,  no
provision   has  been  made  for  income  taxes  in  these   financial
statements.

7.     Restricted Cash

Restricted cash includes amounts held for tenant security deposits and
real estate tax reserves.

8.     Revenue Recognition

Revenues  are recognized when rental payments are due on  a  straight-
line  basis.   Rental payments received in advance are deferred  until
earned.

9.     Rental Properties

Rental  properties are stated at cost.  A provision for impairment  of
value is recorded when a decline in value of property is determined to
be  other  than temporary as a result of one or more of the following:
(1)  a  property  is  offered for sale at a price  below  its  current
carrying  value, (2) a property has significant balloon  payments  due
within the foreseeable future which the Partnership does not have  the
resources  to meet, and which the Partnership anticipates it  will  be
unable to obtain replacement financing or debt modification sufficient
to  allow a continued hold of the property over a reasonable period of
time, (3) a property has been, and is expected to continue, generating
significant  operating  deficits and  the  Partnership  is  unable  or
unwilling to sustain such deficit results of operations, and has  been
unable  to,  or  anticipates  it  will  be  unable  to,  obtain   debt
modification, financing or refinancing sufficient to allow a continued
hold  of  the  property for a reasonable period  of  time  or,  (4)  a
property's value has declined based on management's expectations  with
respect  to  projected  future operational cash flows  and  prevailing
economic  conditions.   An  impairment  loss  is  indicated  when  the
undiscounted  sum  of  estimated future  cash  flows  from  an  asset,
including  estimated sales proceeds, and assuming a reasonable  period
of  ownership up to 5 years, is less than the carrying amount  of  the
asset.  The impairment loss is measured as the difference between  the
estimated  fair  value and the carrying amount of the  asset.  In  the
absence  of  the above circumstances, properties and improvements  are
stated at cost.  An analysis is done on an annual basis at December 31
of each year.

10.    New Accounting Pronouncement

Effective  January 1, 1995, the Partnership adopted the provisions  of
Statement  of  Financial  Accounting  Standards  ("SFAS")   No.   121,
"Accounting for the Impairment of Long - Lived Assets and for  Long  -
Lived  Assets to be Disposed Of."  There was no cumulative  effect  of
the adoption of SFAS No. 121.

NOTE C - SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION

During  1995, a new lender placed a wrap-around mortgage in the amount
of  $3,500,000 on one of the properties owned by the Partnership.  The
wrap-around mortgage amount is supported by a current appraisal of the
property,  therefore  the difference between the wrap-around  mortgage
and  the  underlying mortgages is accounted for as  an  adjustment  to
related  fixed  assets.   The  effect of this  transaction,  which  is
excluded from the statement of cash flows, follows:

       Increase in assets                                $ 933,339
       Increase in liabilities                            (933,339)
                                                           -------
         Net effect on Partnership                       $       0
                                                           =======
NOTE D - LEASES

The  Partnership's  leases with commercial tenants are  classified  as
operating leases.  Leases are generally for a period of three to  five
years and provide for a fixed base rent plus contingent rents based on
level of sales and sharing of certain operating costs.

Minimum  future commercial rentals on operating leases as of  December
31, 1996 are as follows:

                       1997                    $489,055
                       1998                     457,660
                       1999                     438,242
                       2000                     227,149
                       2001                     151,367

NOTE E - PARTNERSHIP AGREEMENT

The significant terms of the amended and restated Agreement of Limited
Partnership  (the  "Agreement"),  as  they  relate  to  the  financial
statements, follow:

1.     Capital Contributions

The  partnership offered investors limited partnership units at $1,000
per  unit; the minimum purchase per investor was three units.  A total
of  25,461 limited partnership units was sold.  After payment of costs
of issuance as provided for in the Agreement and the withdrawal of the
initial  limited partner, initial partnership capital net of costs  of
issuance  was  $22,181,070 from limited partners and $9,900  from  the
General Partner.

2.     Distributions from Operations

The  Agreement provides that, beginning with the date of the admission
of  subscribers  as  limited  partners, all  distributable  cash  from
operations  (as  defined)  will  be distributed  99%  to  the  limited
partners  and  1%  to  the General Partner.   After  cash  flows  from
operations are positive, the General Partner shall also receive 4%  of
such cash flows exclusive of interest earned on investments.

All  distributable cash from sales or dispositions will be distributed
to  the limited partners up to their adjusted invested capital plus an
amount  equal  to  the sum of the greater of an 8.5% cumulative,  non-
compounded annual return on the average after-credit invested  capital
or  a  6%  cumulative,  non-compounded annual return  on  the  average
adjusted  invested  capital, plus an early  investor  incentive,  less
amounts  previously  distributed; thereafter,  after  receipt  by  the
General  Partner  or  its affiliates of any accrued  but  unpaid  real
estate  brokerage commissions, the balance will be distributed 85%  to
the  limited  partners  and 15% to the General  Partner.   Terms  used
throughout this paragraph are as defined under the Agreement.

3.     Allocation of Net Income and Net Losses from Operations

Net  income  and net loss (as defined) will be allocated  99%  to  the
limited partners and 1% to the General Partner with certain exceptions
as defined in the Agreement.

The Agreement provides that the fiscal year of the Partnership will be
the  calendar  year  and  that the Partnership  shall  continue  until
December  31,  2038, unless sooner terminated upon the  occurrence  of
certain events.

NOTE F - ACQUISITIONS

The  Partnership  acquired one property and five  general  or  limited
partnership  interests in Ventures during the period from  January  7,
1988,  to  December 1988, and one general and one limited  partnership
interest in Ventures in 1989, as discussed below.

In July 1988, the Partnership was admitted, with a 98% general partner
and  a  1% limited partner interest, to a Nebraska limited partnership
which  owns  a building located in Omaha, Nebraska, consisting  of  17
apartment  units,  for a cash capital contribution  of  $700,000.   In
addition,  $128,284 in acquisition costs relating  to  the  investment
have been capitalized as part of buildings and improvements.

In July 1988, the Partnership was admitted, with a 90% general partner
interest,  to  a Louisiana general partnership which owns  a  building
located  in New Orleans, Louisiana, consisting of 68 apartment  units,
for  a cash capital contribution of $1,519,000.  In addition, $241,173
of  acquisition costs relating to the investment have been capitalized
as  part  of  buildings and improvements.  During 1990,  as  permanent
financing  was  obtained,  $60,000 of  the  capital  contribution  was
returned to the Partnership.

In  December  1988,  the  Partnership acquired  a  99%  joint  venture
interest in a Nebraska joint venture which owns a building located  in
Omaha,  Nebraska, consisting of 23 apartment units, for a cash capital
contribution of $875,000.  In addition, $153,940 in acquisition  costs
relating  to the investment have been capitalized as part of buildings
and  improvements.  These capitalized costs have been removed from the
balance  sheet  (see NOTE C - SUPPLE-MENTAL DISCLOSURE  OF  CASH  FLOW
INFORMATION).   Pursuant to the June 1993 Amended and  Restated  Joint
Venture Agreement, the Partnership's interest was reduced to 30%.

In  December  1988, the Partnership was admitted, with a  97%  general
partner  and a 1% limited partner interest, to a West Virginia limited
partnership  which  owned  a  building  located  in  Huntington,  West
Virginia, consisting of 53 apartment units and 41,590 square  feet  of
commercial  space, for a general partner cash capital contribution  of
$1,470,000  and limited partner cash capital contribution of  $10,000.
In  addition, $492,609 of acquisition costs relating to the investment
were  capitalized  as part of building and improvements.   The  lender
foreclosed on the property in October 1994.

In  December  1988, the Partnership was admitted, with a  90%  general
partner  interest,  to  a Virginia general partnership  which  owns  a
building located in Alexandria, Virginia, consisting of 32,544  square
feet  of  commercial  space,  for  a  cash  capital  contribution   of
$1,750,000.   In addition, $436,164 in acquisition costs  relating  to
the  investment  have  been  capitalized  as  part  of  buildings  and
improvements.   In  1990,  the Partnership  made  an  additional  cash
contribution of $196,621 pursuant to an agreement with the  co-general
partner.

In  December 1988, the Partnership purchased 78 condominium units  and
6,700  square  feet of commercial space located in North Carolina  for
$5,042,000.   In addition, $774,258 of acquisition costs  relating  to
the  property  were capitalized as part of buildings and improvements.
On  January  21, 1994, the property was transferred to a  Pennsylvania
limited partnership in which the partnership owns a 99% interest.   On
March  14,  1997, the Registrant was declared in default on the  first
mortgage  for failure to make the minimum monthly payment.   On  March
31,  1997,  a settlement agreement was reached whereby the  Registrant
has  agreed  to  relinquish its partnership interests in  the  limited
partnership.

In  January  1989, the Partnership was admitted, with  a  98%  general
partner  interest,  to  a Nebraska general partnership  which  owns  a
building  located  in  Omaha, Nebraska, consisting  of  70  apartments
units,  for  a cash capital contribution of $2,250,000.  In  addition,
$448,993  of  acquisition costs relating to the investment  have  been
capitalized as part of buildings and improvements.

In  February  1989, the Partnership was admitted, with a  99%  general
partner interest, to a Pennsylvania limited partnership which  owns  a
building located in Manayunk, Pennsylvania, consisting of 73 apartment
units  and  8,471 square feet of commercial space, for  a  total  cash
capital  contribution  of  $6,000,000, less funds  advanced  prior  to
admittance  ($2,431,552 at December 31, 1988).  In addition,  $664,509
of  acquisition costs relating to the investment have been capitalized
as  part of buildings and improvements.  The building was subsequently
converted  to a condominium, with the Partnership retaining  title  to
all  property.   During  1990, the Partnership  made  additional  cash
contributions of $220,000.

NOTE G - DEBT OBLIGATIONS

Debt obligations were as follows:                                 December 31,
                                                                1996      1995
                                                              -------    -------
Note  payable, non-interest bearing; principal due upon  $   500,000  $  500,000
sale of property; collateralized by related rental 
property.

Note payable, interest at 8.64% at December 31, 1996 and      39,457      44,294
1995, adjusted every three years, based upon the three-year
Treasury Bill rate plus 250 basis points, payable in semi-
annual installments of principal and interest of $4,686
(payment adjusted in accordance with interest rate changes);
due in November 2001; collateralized by related rental
property.

Note payable, interest at 8.25% and 9.44% at December 31,    365,808     379,383
1996 and 1995, respectively; payable in monthly installments
of principal and interest of $3,153; due in August 2006;
collateralized by related rental property. (A)

Note payable, interest at 8.5% at December 31, 1996; payable  15,013           0
in monthly installments of principal and interest  of  $776;
due in August 1998. (A)

Note payable, interest at 8.5%, payable in monthly         1,251,224   1,359,710
installments of principal and interest of $17,627, due in
April 2005; collateralized by related rental property.

Mortgage loan, interest accrues at prime plus .5%          4,239,795   4,202,189
effective rate of 8.75% and 9% at December 31, 1996 and 
1995, respectively), interest only payable monthly to 
the extent of net operating income; principal due October
1998; collateralized by related rental property.

Mortgage loan, interest at 9.75%, payable in monthly         887,140     895,661
installments of principal and interest of $8,021; principal
due June 2005; collateralized by related rental property.

Mortgage loan, interest at 12%, interest only payable      3,649,988   3,583,625
monthly to the extent of net operating income with a 
minimum of $25,000; principal due August 2000; collateralized 
by related rental property. (B)

Note payable, non-interest bearing; principal due upon sale   75,000      75,000
of property; collateralized by related rental property.

Note payable, interest at 10.25%; payable in monthly       1,775,053   1,775,053
installments of principal and interest of $15,540, with
maturity in March 2030; collateralized by related rental
property.

Note payable, interest at 1%, accruing to principal;       1,700,000   1,700,000
unpaid principal and interest are due upon sale or in 
January 2030; collateralized by related rental property.

Note payable, interest at 7.75%; interest only payable     1,652,722   4,627,000
monthly to the extent of net operating income; due December
2000; collateralized by related rental property. (C)

Mortgage loan, interest at 8.75%, payable in monthly
installments of principal and interest of $25,300;  
principal due April 2003; collateralized by related 
rental property. (C)                                       3,202,761          0
                                                          ---------- -----------
                                                         $19,353,961 $19,141,915

(A)    In  August  1996, the Registrant refinanced the first  mortgage
       and paid the closing costs by borrowing $17,065.

(B)    See Note H.

(C)    In  April 1996, the Partnership refinanced $3,215,000  of  the
       first mortgage.

Maturities of debt obligation at December 31, 1996 were as follows:

               Year Ending December 31,

                          1997                     $  221,587
                          1998                      4,457,136
                          1999                        226,496
                          2000                      5,546,403
                          2001                        259,796
                          Thereafter                8,642,543
                                                   ---------- 
                                                  $19,353,961
                                                   ==========
NOTE H - COMMITMENTS AND CONTINGENCIES

On  February  14, 1994, Locke Mill Partners, a limited partnership  in
which  the  Partnership  owns a 99% interest, filed  a  reorganization
petition pursuant to Chapter 11 of the U.S. Bankruptcy Code.  On  June
6,  1995, LMP filed the Second Plan of Reorganization (the "Plan") and
the  Plan  was  confirmed in August 1995.  The Plan provides  for  the
following  :   (1) the sale of some or all of the units  in  order  to
satisfy  the  claims  of its creditors; and (2) an  extension  of  the
maturity date of the notes payable for three years, with the option to
extend  for  an  additional two years if fifty percent  (50%)  of  the
principal amount of the debt has been retired at that time.   The  net
proceeds of the sales will be used to retire the principal balance  of
the  debt.  The Partnership has entered into an agreement with  a  new
lender  who  has agreed to fund the necessary costs for the  marketing
and any improvements to the units in return for a wrap mortgage on the
property in the amount of $3,500,000.  Monthly payments of interest to
the  new  lender  are to be made in an amount equal to  net  operating
income,  with  a  minimum  of $25,000 per  month.   The  note  accrues
interest  at  12% and is due in August 2000.  On March 14,  1997,  the
Partnership was declared in default on the first mortgage for  failure
to  make the minimum monthly payment.  On March 31, 1997, a settlement
agreement was reached whereby the Partnership has agreed to relinquish
its partnership interests in LMP.

NOTE I- EXTRAORDINARY GAINS/LOSSES

In  order to forestall the lender's threatened foreclosure, on January
28,  1993  Firehouse Square General Partnership, a general partnership
in  which  the Partnership owns a 90% interest, filed a reorganization
petition pursuant to Chapter 11 of the U.S. Bankruptcy Code.   In  May
1993,  the  lender sold its note and mortgage to another  entity.   On
June 1, 1993, an agreement was entered into with the new holder of the
note  and  mortgage  to  restructure the  note.   The  bankruptcy  was
subsequently  dismissed.   On November 16, 1994,  the  first  mortgage
holder  foreclosed  on  its mortgage and subsequently  sold  it  to  a
partnership known as 901 King Street Associates which is owned 90%  by
DHI-VI.  The Partnership recognized extraordinary income of $1,470,000
in  1994 relating to the extinguishment of debt in connection with the
foreclosure.

In  July  1991,  St.  James Limited Partnership  ("SJLP"),  a  limited
partnership  in  which the Partnership owns a 98%  interest,  filed  a
reorganization petition pursuant to Chapter 11 of the U.S.  Bankruptcy
Code.   In  March  1992, a settlement agreement was reached  with  the
first   mortgage  holder.   The  settlement  agreement  provided   for
modification of one loan and the use of certain escrowed funds to  pay
delinquencies on another loan.  In addition, the Partnership  filed  a
complaint  against  its co-general partner and  United  National  Bank
which claimed misappropriation of monies from the deficit cash reserve
account.   Throughout the rest of 1992 and 1993 the  operating  losses
continued  as  occupancy  did  not  increase  significantly   in   the
commercial  space.   In  addition,  certain  commercial  leases   were
scheduled to expire in 1994 and were not expected to be renewed.  As a
result, it became increasingly difficult to pay the operating expenses
of the property and the monthly debt service and SJLP anticipated that
its  operating income was going to decrease, rather then increase,  in
the  near  future.  On September 9, 1993, SJLP filed a  reorganization
petition  pursuant to Chapter 11 of the U.S. Bankruptcy  Code.   After
filing  the  petition, it became apparent that there could  not  be  a
confirmable  plan  of  reorganization without either  the  Partnership
making  an  additional  equity contribution to SJLP  or  an  extremely
favorable  settlement of the complaint against the  Partnership's  co-
general  partner  in  SJLP  and  United  National  Bank.   Since   the
Registrant had no additional sources of equity and the outcome of  the
co-general  partner/bank suit was uncertain, the  automatic  stay  was
lifted  and  the first mortgage holder foreclosed on the  property  on
October 21, 1994.  The Partnership recognized an extraordinary gain of
$409,000  in  1994 for the difference between the book  value  of  the
property (which approximated fair value) and the extinguished debt.

NOTE J - SUBSEQUENT EVENTS

A property owned by Strehlow  Terrace Apartments  Limited  Partnership
("STALP"),  a  limited  partnership  in  which  the Partnership owns a 
98%  interest,  has   historically   been   unable,   from   its   own
revenues,  to  meet its operating expenses and required  debt  service
payments,  the  Developer/Operating General Partner has  provided  the
necessary funds.  Through 1992, these funds were provided pursuant  to
legal obligations, thereafter, the Registrant was able to prevail upon
the Developer to continue such funding on a voluntary basis.  In 1996,
the  Developer reported that it was no longer able nor willing to make
such  advances.   To  avoid loss of STALP's property,  either  through
foreclosure or a forced sale at depressed values, in January 1997  the
Partnership  sold  approximately  20%  of  its  interest   in   STALP.
Simultaneously with the sale, the Partnership Agreement was amended to
allocate Low Income Housing Tax Credits in the amount of $587,549 over
the next four years to the purchaser.  The proceeds from the sale were
sufficient to satisfy outstanding obligations and should enable  STALP
to continue to operate in the foreseeable future.

NOTE K - INCOME TAX BASIS RECONCILIATION

Certain  items  enter  into  the  determination  of  the  results   of
operations in different time periods for financial reporting  ("book")
purposes and for income tax ("tax") purposes.  Reconciliations of  net
loss and partners' equity follow:

                                            For the Years Ended December 31,
                                          1996           1995            1994
                                        --------       --------        --------
Net loss - book                      ($ 2,114,935)  ($ 2,497,861)  ($   816,728)
Excess of tax under book depreciation     403,406        380,754        379,925
Interest                                 (618,142)       676,241        213,252
Gain on foreclosure                             0              0       (943,490)
Other timing differences                   22,804        (81,401)        10,827
Minority interest - tax only               53,507         46,386         59,798
                                       ----------     ----------     ----------
Net loss - tax                       ($ 2,253,360)  ($ 1,475,881)  ($ 1,096,416)
                                       ==========     ==========     ==========

Partners' equity - book               $ 3,654,633    $ 5,769,568    $ 8,267,429
Costs of issuance                       3,279,930      3,279,930      3,279,930
Cumulative tax under book loss          3,402,667      3,541,092      2,519,112
Investment credit recapture                 9,900          9,900          9,900
Rehabilitation credit                    (251,117)      (251,117)      (251,117)
                                       ----------     ----------     ----------
Partner's equity - tax                $10,096,013    $12,349,373    $13,825,254
                                       ==========     ==========     ==========
<PAGE>

                       SUPPLEMENTAL INFORMATION
<PAGE>
                          DIVERSIFIED HISTORIC INVESTORS VI
                                (a limited partnership)
                         
                  SCHEDULE XI - REAL ESTATE AND ACCUMULATED DEPRECIATION
                                  DECEMBER 31, 1996

                                                               Costs Capitalized
                                  Initial Cost                  Subsequent to
                                 to Partnership                  Acquisition
                                      (b)             
                                                   Buildings
                                                      and 
Description (a)       Encumbrances     Land       Improvements    Improvements
                           (e)          (b)
17 unit apartments    
and 3,100 square
feet of retail          $  920,278    $   10,000    $ 1,774,986    $    18,370
space in Omaha, NE
                      
68 unit apartments                     
in New Orleans, LA       1,251,224         -          2,948,634        471,015
                     
32,500 square feet                      
of commercial space     
in Alexandria, VA        5,126,934       540,238      5,014,827      1,232,808
                        
78 unit condominiums    
and 6,700 square feet   
of commercial space                         
in Concord, NC           3,649,988       130,926      5,748,914        944,092
                      
70 apartment units   
in Omaha, NE             3,550,053         -            448,993      5,860,590
                    
71 unit apartments 
and 8,500 square  
feet of commercial
space in Manayunk, PA    4,855,484       400,000        664,508      9,447,654
                        ----------     ---------     ----------     ----------
                       $19,353,961    $1,081,164    $16,600,862    $17,974,529
                        ==========     =========     ==========     ==========
                              Gross Amount at                            
                              which Carried at
                                 December 31,
                                   1996
                                                 
                                Buildings and              Accum.   Date of Date
Description (a)        Land     Improvements Total (c)(d)  Depr.(d) Constr. Acq
                                                                          (e)(a)
17 unit apartments
and 3,100 square
feet of retail space
in Omaha, NE       $   10,000   $ 1,793,356 $ 1,803,356  $   619,884  1988  7/88

68 unit apartments        -       3,419,649   3,419,649    1,213,685  1988  7/88
in New Orleans, LA
                          
32,500 square feet of            
commercial space in                 
Alexandria, VA        540,238    6,6247,635   6,787,873    1,915,912  1988 12/88
                              
78 condominium units 
and 6,700 square feet
of commercial space
in Concord, NC        130,926    6,693,006    6,823,932    2,031,336  1988 12/88
                    
70 apartment units 
in Omaha, NE              -      6,309,583    6,309,583    1,858,545  1989 1/89
                 
71 unit apartments      
and 8,500 square feet
of commercial space
in Manayunk, PA       400,000   10,112,162   10,512,162    3,294,225  1989 2/89
                    ---------   ----------   ----------   ----------
                   $1,081,164  $34,575,391  $35,656,555  $10,933,587 
                    =========   ==========   ==========   ==========
<PAGE>
                   DIVERSIFIED HISTORIC INVESTORS VI
                        (a limited partnership)
                                   
                         NOTES TO SCHEDULE XI
                                   
                           DECEMBER 31, 1996

(A)    All properties are certified historic structures as defined  in
       the  Internal Revenue Code of 1986.  The "date of construction"
       refers   to   the   period  in  which  such   properties   were
       rehabilitated.

(B)    Represents  costs  of a parcel of land with  historic  building
       located    thereon.     Amounts    do    not    include     any
       development/rehabilitation costs incurred pursuant to a turnkey
       development  agreement  entered  into  when  the  property  was
       purchased.

(C)    The cost of real estate owned at December 31, 1996, for Federal
       income   tax  purposes  was  approximately  $32,236,020.    The
       depreciable  basis  of  the building and  improvements  of  the
       properties has been reduced for Federal income tax purposes  by
       the historic rehabilitation credit.

(D)    Reconciliation of real estate:

                                           1996          1995          1994
Balance at beginning of year           $35,612,079   $34,507,224   $41,460,786
Additions during this year:      
   Improvements                             44,476       171,516        17,167
   Other increase                                0       933,339             0
                                        ----------    ----------    ---------- 
Deductions during the year:    
   Retirements                                   0             0    (6,970,729)
                                        ----------    ----------    ----------
Balance at end of year                 $35,656,555   $35,612,079   $34,507,224
                                        ==========    ==========    ==========
Reconciliation of accumulated depreciation:
                                           1996          1995           1994
Balance at beginning of year           $ 9,605,719   $ 8,277,323   $ 8,185,818
Depreciation expense for the year        1,327,868     1,328,396     1,703,576
Retirements                                      0             0    (1,612,071)
                                        ----------    ----------    ----------
Balance at end of year                 $10,933,587   $ 9,605,719   $ 8,277,323
                                        ==========    ==========    ==========

(D)    See Note E to the consolidated financial statements for further
       information.

(E)    See  Note  B  to  the  consolidated  financial  statements  for
       depreciation method and lives.
<PAGE>

Item  9.       Changes  in  and disagreements  with  Accountants  on
               Accounting and Financial Disclosure

               None.

                               PART III

Item 10.       Directors and Executive Officers of Registrant

                a.    Identification of Directors - Registrant has  no
                      directors.

               b.   Identification of Executive Officers

                     The  General Partner of the Registrant  is  Dover
Historic  Advisors  VI (DoHA-VI), a Pennsylvania general  partnership.
The partners of DoHA-VI are as follows:

Name             Age Position            Term of Office  Period Served
                                                                     
Gerald Katzoff   49  Partner in DoHA-VI  No fixed term   January 1988 - May 1997
                                
DHP, Inc.        --  Partner in DoHA-VI  No fixed term   January 1988 - May 1997
(Formerly Dover                                            
Historic 
Properties, Inc.)
SWDHA, Inc.      --  Partner in DoHA-VI  No fixed term   Since May 1997
                               
                                
EPK, Inc.        --  Partner in DoHA-VI  No fixed term   Since May 1997
                                
                                

                      For  further  description  of  DHP,  Inc.,   see
paragraph  e.  of this Item.  There is no arrangement or understanding
between  either  person named above and any other person  pursuant  to
which any person was or is to be selected as an officer.

                c.    Identification of Certain Significant Employees.
Registrant  has  no  employees.   Its administrative  and  operational
functions  are  carried  out  by property management  and  partnership
administration firm engaged by the Registrant.

                 d.     Family  Relationships.   There  is  no  family
relationship between or among the executive officers and/or any person
nominated or chosen by Registrant to become an executive officer.

               e.       Business  Experience.  DoHA-VI  is  a  general
partnership  formed in 1987.  The General Partner is  responsible  for
management  and control of Registrant's affairs and will have  general
responsibility  and  authority  in  conducting  its  operations.   The
General  Partner may retain its affiliates to manage  certain  of  the
Properties.

              On May 13, 1997, SWDHA, Inc. replaced Gerald Katzoff and
EPK,  Inc.  replaced  DHP,  Inc.  as  partners  of  DoHA-VI.   Spencer
Wertheimer,  the  President  of  SWDHA,  Inc.,  is  an  attorney  with
extensive experience in real estate activities ventures.

              EPK,  Inc.  is  a Delaware corporation  formed  for  the
purpose of managing properties or interests therein.  EPK, Inc.  is  a
wholly-owned subsidiary of D, LTD, an entity formed in 1985 to act  as
the   holding  company  for  various  corporations  engaged   in   the
development  and management of historically certified  properties  and
conventional  real  estate as well as a provider  of  financial  (non-
banking) services.  EPK, Inc. is an affiliate of DoHA-VI.

              The  officers  and directors of EPK, Inc. are  described
below.

             Donna M. Zanghi (age 40) was appointed on May 13, 1997 as
Secretary and Treasurer of EPK, Inc.  Ms. Zanghi previously served  as
Secretary  and Treasurer of DHP, Inc.  since June 14, 1993  and  as  a
Director  and Secretary/Treasurer of D, LTD.  She was associated  with
DHP,  Inc.  and its affiliates since 1984 except for the  period  from
December  1986 to June 1989 and the period from November  1,  1992  to
June 14, 1993.

              Michele F. Rudoi (age 32) was appointed on May 13,  1997
as Assistant Secretary and Director of EPK, Inc.  Ms. Rudoi previously
served  as  Assistant Secretary and Director of both D, LTD  and  DHP,
Inc. since January 27, 1993.

Item 11.       Executive Compensation

                a.    Cash Compensation - During 1996, Registrant paid
no  cash  compensation to DoHA-VI, any partner therein or  any  person
named in paragraph c. of Item 10.

               b.   Compensation Pursuant to Plans - Registrant has no
plan  pursuant  to  which compensation was paid or distributed  during
1996, or is proposed to be paid or distributed in the future, to DoHA-
VI,  any partner therein, or any person named in paragraph c. of  Item
10 of this report.

                c.   Other Compensation - No compensation not referred
to  in  paragraph  a.  or  paragraph b.  of  this  Item  was  paid  or
distributed during 1996 to DoHA-VI, any partner therein, or any person
named in paragraph c. of Item 10.

                d.    Compensation  of Directors - Registrant  has  no
directors.
                e.    Termination of Employment and Change of  Control
Arrangement -
Registrant  has no compensatory plan or arrangement, with  respect  to
any  individual, which results or will result from the resignation  or
retirement  of any individual, or any termination of such individual's
employment  with Registrant or from a change in control of  Registrant
or  a  change in such individual's responsibilities following  such  a
change in control.

Item  12.        Security Ownership of Certain Beneficial  Owners  and
Management

                a.   Security Ownership of Certain Beneficial Owners -
No  person is known to Registrant to be the beneficial owner  of  more
than five percent of the issued and outstanding Units.

                b.    Security  Ownership of Management  -  No  equity
securities of Registrant are beneficially owned by any person named in
paragraph c. of Item 10.

                c.   Changes in Control - Registrant does not know  of
any  arrangement,  the  operation of which may at  a  subsequent  date
result in a change in control of Registrant.

Item 13.       Certain Relationships and Related Transactions

                a.    Pursuant  to Registrant's Amended  and  Restated
Agreement  of  Limited  Partnership, DoHA-VI is  entitled  to  10%  of
Registrant's distributable cash from operations in each  year.   There
was  no  such share allocable to DoHA-VI for fiscal years 1994 through
1996.

               b.   Certain Business Relationships - Registrant has no
directors.   For  a  description  of  business  relationships  between
Registrant  and certain affiliated persons, see paragraph a.  of  this
Item.

                c.   Indebtedness of Management - No executive officer
or  significant  employee of Registrant, Registrant's general  partner
(or any employee thereof), or any affiliate of any such person, is  or
has at any time been indebted to Registrant.
<PAGE>

                                PART IV


Item 14. (A)   Exhibits, Financial Statement Schedules and Reports on Form 8-K.

               1.  Financial Statements:

                   a. Consolidated Balance Sheets at December 31, 1996 and 1995.

                   b. Consolidated  Statements of Operations for the Years Ended
                      December 31, 1996, 1995 and 1994.

                   c. Consolidated Statements of Change in Partners' Equity for
                      the Years Ended December 31, 1996, 1995 and 1994.

                   d. Consolidated Statements of Cash Flows for the Years Ended
                      December 31, 1996, 1995 and 1994.

                   e. Notes to consolidated financial statements.

               2.  Financial statement schedules:

                   a. Schedule XI - Real Estate and Accumulated Depreciation.

                   b. Notes to Schedule XI.

               3.  Exhibits:

                   (a) Exhibit    Document
                       Number
    
                         3        Registrant's    Amended    and     Restated
                                  Certificate  of  Limited  Partnership   and
                                  Agreement     of    Limited    Partnership,
                                  previously  filed as part of Amendment  No.
                                  2  of  Registrant's Registration  Statement
                                  on  Form  S-11, are incorporated herein  by
                                  reference.
                                                    
                        21        Subsidiaries of the Registrant  are  listed
                                  in Item 2. Properties of this Form 10-K.

                   (b) Reports on Form 8-K:

                       No reports were filed on Form 8-K  during  the quarter
                       ended December  31, 1996.

                   (c) Exhibits:

                       See Item 14 (A) (3) above.
<PAGE>

                              SIGNATURES

        Pursuant  to  the requirement of Section 13 or  15(d)  of  the
Securities  Exchange  Act of 1934, Registrant  has  duly  caused  this
report  to be signed on its behalf by the undersigned, thereunto  duly
authorized.

                            DIVERSIFIED HISTORIC INVESTORS VI
                                             
Date: October 9, 1997       By: Dover Historic Advisors VI, General Partner
                                             
                                By: EPK, Inc., Partner
                                                 
                                    By: /s/ Donna M. Zanghi
                                        ---------------------------
                                        DONNA M. ZANGHI,
                                        Secretary and Treasurer
                                                      
                                    By: /s/ Michele F. Rudoi
                                        ---------------------------
                                        MICHELE F. RUDOI,
                                        Assistant Secretary

        Pursuant to the requirements of the Securities Exchange Act of
1934,  this  report has been signed below by the following persons  on
behalf of Registrant and in the capacities and on the dates indicated.

        Signature                     Capacity               Date

DOVER HISTORIC ADVISORS VI        General Partner

By: EPK, Inc., Partner


    By:  /s/ Donna M. Zanghi                             October 9, 1997
         -----------------------
         DONNA M. ZANGHI,
         Secretary and Treasurer

    By:  /s/ Michele F. Rudoi                            October 9, 1997
         -----------------------
         MICHELE F. RUDOI,
         Assistant Secretary