<PAGE>
                                  UNITED STATES

                       SECURITIES AND EXCHANGE COMMISSION

                             WASHINGTON, D.C. 20549

                                    FORM 10-K

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

For the Fiscal Year Ended                                        Commission File
December 31, 1999                                                 Number 0-15643

                        NATIONAL LEASE INCOME FUND 6 L.P.
                    -----------------------------------------
             (Exact name of registrant as specified in its charter)

     Delaware                                                      13-3275922
-----------------------                                         -------------
(State or other jurisdiction                                   (IRS Employer
 of incorporation or organization)                           Identification No.)



5 Cambridge Center 9th Floor, Cambridge, MA                              02142
-------------------------------------------                            --------
 (Address of principal executive offices)                             (Zip Code)

Registrant's telephone number, including
  area code                                                        617-234-3000
                                                                 --------------

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

                                      NONE

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

                      UNITS OF LIMITED PARTNERSHIP INTEREST

      Indicate by check mark whether 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 and (2) has been subject to such filing
requirements for the past 90 days.

                           YES    X           NO
                              ---------

      There is no public market for the Limited Partnership Units. Accordingly,
information with respect to the aggregate market value of Limited Partnership
Units held by non-affiliates of Registrant has not been supplied.
      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 [X].

                       Documents Incorporated by Reference

                                      None

Exhibit Index:  page 40


<PAGE>

PART I

Item 1.     Business

General

National Lease Income Fund L.P. 6 (the "Registrant") was organized as a Delaware
limited partnership on July 11, 1986. The general partners of the Registrant are
ALI Equipment Management Corp. (the "Managing General Partner"), ALI Capital
Corp. (the "Corporate General Partner"), and Presidio Boram Corp. (the
"Associate General Partner"). The Associate General Partner, the Managing
General Partner and the Corporate General Partner are collectively referred to
herein as the "General Partners". The General Partners are all ultimately
wholly-owned subsidiaries of Presidio Capital Corporation, a British Virgin
Islands corporation ("Presidio"). See "Management/Employees" below.

In 1988, the Registrant sold, pursuant to a registration statement filed with
the Securities Exchange Commission, 300,000 units of limited partnership
interest (the "Units") for gross proceeds aggregating $150,000,000. The
principal business of the Registrant is and has been to hold for investment and
ultimately sell equipment. Substantially all of the net proceeds available for
investment had been invested in equipment by December 1988. During the year
ended December 31, 1999, the Registrant sold the balance of its remaining
equipment and it is anticipated that the Registrant will be dissolved during
2000. See "Equipment" below.

Management/Employees

Registrant does not have any employees. The business of the Registrant is
managed by the General Partners, their affiliates and agents. Through November
2, 1994, the Managing General Partner and the Corporate General Partner were
wholly-owned subsidiaries of Integrated Resources, Inc. ("Integrated"). On
November 3, 1994, as a result of the consummation of the reorganization plan
relating to Integrated's bankruptcy, indirect ownership of the Managing General
Partner and the Corporate General Partner was purchased by Presidio. Further, on
February 28, 1995, the Associate General Partner replaced Z Square G Partners II
as the associate general partner of Registrant. As a result, all of the General
Partners became ultimately wholly-owned by Presidio. Presidio, in turn, is
controlled by NorthStar Capital Investment Corp., a Maryland corporation
("NorthStar").

Presidio previously retained Wexford Management LLC ("Wexford") to provide
consulting and administrative services to Presidio and its affiliates, including
the General Partners and Registrant. The agreement with Wexford expired on May
3, 1998 at which time Presidio entered into a management agreement with
NorthStar Presidio Management Company, LLC ("NorthStar Presidio"). Under the
terms of the management agreement, NorthStar Presidio provided the day-to-day
management of Presidio and its direct and indirect subsidiaries and affiliates.

On October 21, 1999, Presidio entered into a Services Agreement with AP-PCC III,
L.P. (the "Agent") pursuant to which the Agent was retained to provide asset
management and investor relation services to Registrant and other entities
affiliated with Registrant.

As a result of this agreement, the Agent has the duty to direct the day to day
affairs of Registrant, including, without limitation, reviewing and analyzing
potential sale, financing or restructuring proposals regarding the Registrant's
assets, preparation of all reports, maintaining records and maintaining bank
accounts of Registrant. The Agent is not permitted, however, without the consent
of Presidio, or as otherwise required under the terms of the Limited Partnership
Agreement to, among other things, cause Registrant to sell or acquire an asset
or file for bankruptcy protection.

                                      I-1
<PAGE>

In order to facilitate the Agent's provision of the asset management services
and the investor relation services, effective October 25, 1999, the officers and
directors of the General Partners resigned and nominees of the Agent were
elected as the officers and directors of the General Partners. The Agent is an
affiliate of Winthrop Financial Associates, a Boston based company that provides
asset management services, investor relation services and property management
services to over 150 limited partnerships which own commercial property and
other assets. The General Partners do not believe this transaction will have a
material effect on the operations of Registrant.

Equipment

As of January 1, 2000, all of Registrant's equipment had been liquidated.

In August 1997, the Registrant sold certain equipment for management information
systems which it had originally purchased for purchase prices aggregating
$3,096,362, inclusive of associated acquisition fees to unaffiliated third
parties, for an aggregate sales price of $3,860. Such equipment had net carrying
value of $0 (net of allowances for equipment impairment aggregating $22,435
previously provided) when sold.

In November 1997, the Registrant sold certain engine components which it had
originally purchased for a purchase price aggregating $2,406,000, inclusive of
associated acquisition fees to unaffiliated third parties, for an aggregate
sales price of $6,737. Such equipment had a net carrying value of $0 (net of
allowances for equipment impairment aggregating $1,427,250 previously provided)
when sold.

On September 23, 1998, the Registrant closed the sale of one Boeing 727-227
aircraft to an unaffiliated third party for proceeds of approximately
$3,893,000, exclusive of selling expenses of approximately $130,000. At the time
of sale, the aircraft had a net carrying value of approximately $3,405,000.

On April 20, 1999, the Registrant sold one Boeing 737-200 aircraft to an
unaffiliated third party for proceeds of approximately $1,250,000, exclusive of
selling expenses of approximately $52,000. At the time of sale, the aircraft had
a net carrying value of approximately $1,198,000.

On May 5, 1999, a Boeing 737-200 aircraft owned by the Registrant was sold to an
unaffiliated third party for proceeds of approximately $1,100,000, exclusive of
selling expenses of approximately $49,000. At the time of sale, the aircraft had
a net carrying value of approximately $1,051,000.

On September 23, 1999, the Registrant sold an aircraft engine and components to
an unaffiliated third party for proceeds of approximately $23,000. At the time
of sale, the engine and components had a net carrying value of zero.

On October 20, 1999, the Registrant sold one Boeing 727-227 aircraft to an
unaffiliated third party for proceeds of approximately $2,261,000, exclusive of
selling expenses of approximately $125,000. At the time of sale, the aircraft
had a net carrying value of approximately $2,136,000.

Foreign Operations

Registrant sold its aircraft that was being operated by Air Micronesia in
Southeast Asia. (See Item 1, "Business" and Item 7, "Management's Discussion and
Analysis of Financial Condition and Results of Operations").

                                      I-2
<PAGE>

Item 2.     Properties

See "Item 1.  Business-Equipment"  for  information  relating  to the sales of
Registrant's remaining equipment.




Item 3.     Legal Proceedings

None.



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

None.


                                      I-3
<PAGE>

PART II

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

(a) There is no developed public market for the Units of Registrant.

As of March 1, 2000, there were approximately 10,100 record holders of Units of
Registrant owning an aggregate of 300,005 Units.

During the past two years, Registrant made the following cash distributions with
respect to the Units to holders thereof as of the dates set forth below in the
amounts set forth opposite such dates:

---------------------------------------------------------
Distribution with         Amount of Distribution Per
respect                   Unit (1)(2)
to Quarter Ended

---------------------------------------------------------
                               1999           1998
---------------------------------------------------------
March 31                    $     -        $     -
---------------------------------------------------------
June 30                     $     -        $    10.00
---------------------------------------------------------
September 30                $     -        $    12.40
---------------------------------------------------------
December 31                 $     -        $     -
---------------------------------------------------------


(1)   The amounts listed represent distributions of cash from operations and
      cash from sales.
(2)   During February 2000, Registrant declared a distribution in the amount of
      $9.90 per Unit for holders of record as of January 1, 2000.

See Item 7, "Management's Discussion and Analysis of Financial Condition and
Results of Operations" for additional information relating to Registrant's
ability to make future cash distributions.

(b) Not applicable.

                                      II-1
<PAGE>

Item 6.     Selected Financial Data
<TABLE>
<CAPTION>

                                                             Year ended December 31,
                            --------------------------------------------------------------------------------------

                                 1999             1998              1997              1996              1995
                            --------------  ----------------   -------------     --------------   ----------------

<S>                         <C>             <C>                <C>               <C>              <C>
Revenues (1)                $      918,693  $      1,917,930   $    3,069,420    $    3,274,777   $      4,794,552
Net (loss) income
      (1) (2) (3)           $     (718,412) $        172,681   $      640,155    $      235,176   $      1,732,664
Net income (loss)
      per Unit (1) (2) (3)  $        (2.37) $            .57   $         2.11    $          .78   $           5.72
Distribution per Unit       $         -     $          22.40   $         2.30    $         9.85   $          36.00
    Total Assets            $     7,082,635 $      8,021,712   $   14,617,887    $   15,492,237   $     19,014,283
Total Partners' Equity      $     6,994,306 $      7,712,718   $   14,328,029    $   14,384,855   $     17,134,577
</TABLE>


(1)   Included in these amounts are $206,882, $228,113, $198,047, $218,863 and
      $380,660 of interest income from short-term investments for the years
      ended December 31, 1999, 1998, 1997, 1996 and 1995, respectively.

(2)   Reflected in such amounts are provisions for equipment impairments
      aggregating $902,000, $50,000 and $8,000, for the years ended December 31,
      1999, 1996 and 1995, respectively, with respect to certain equipment.

(3)   Included in such amounts are gains (losses) on the disposition of
      equipment of $22,709, $357,966, $10,597, $(46,643) and $562,932 for the
      years ended December 31, 1999, 1998, 1997, 1996 and 1995, respectively.

      See Item 8, "Financial Statements and Supplemental Data" and Item 7,
      "Management's Discussion and Analysis of Financial Condition and Results
      of Operations," for a discussion of certain dispositions of equipment
      which might cause the data reflected herein not to be indicative of
      Registrant's future financial condition or results of operations.

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

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


                                      II-2
<PAGE>

Liquidity and Capital Resources

During 1999, Registrant generated cash from operations of $239,027 and cash from
the disposition of equipment of $4,537,925. Registrant made no cash
distributions to limited partners in 1999. Registrant had $7,064,263 of cash
and cash equivalents as compared to $2,289,311 of cash and cash equivalents at
December 31, 1998. Expense levels have been reduced and most of Registrant's
future administrative expenses (i.e., accounting and investor services,
including printing) are fixed and thus will not decrease significantly during
future periods.

In February 2000, Registrant declared and paid a distribution of $3,000,000, of
which the limited partners received $2,970,000 or $9.90 per Unit.

Set forth below is a description of various transactions, which have impacted
the liquidity of Registrant during 1999 and 1998:

(i)   In November 1997, Registrant sold certain engine components to an
      unaffiliated third party for net sale proceeds aggregating $6,737. Such
      equipment, net of allowances for equipment impairment aggregating
      $1,427,250 previously provided, had a zero carrying value when sold.

      At December 31, 1998, the Hawaiian Engine (net of allowances for equipment
      impairment aggregating $1,167,750 previously provided) was fully
      depreciated. On September 23, 1999, Registrant sold the engine and
      components for proceeds and a gain of $22,709.

(ii)  On March 31, 1993, Registrant leased two Boeing 727-227 Advanced aircraft
      to Continental Airlines, Inc. ("Continental") for a term of approximately
      69 months to be used by Continental's Air Micronesia operation (the "Air
      Mike Leases").

      Each Air Mike Lease provided for a monthly base rent of $69,250, subject
      to adjustments for rental credits relating to initial modifications (the
      "Initial Modifications") which include Traffic Collision Avoidance
      Systems, windshear detection and upgraded avionics, aggregating
      approximately $1,308,000 for both aircraft. Such modifications were funded
      by Continental and were repaid by Registrant through the application of
      rental credits such that Continental recouped the aggregate cost of the
      Initial Modifications over a 36-month period with interest at 9.31% per
      annum.

      Further, Continental has made certain other modifications to the aircraft
      which Registrant provided financing through credits ("Lessor Financing
      Credits") against base rental payments due under the Air Mike Leases. The
      lessee repaid Lessor Financing Credits through monthly payments which were
      amortized at the rate of 9.31% per annum over 36 months. Through September
      30, 1999, Registrant had provided financing aggregating approximately
      $1,308,000. During 1998, Registrant sold one Boeing 727-227 aircraft
      originally purchased for approximately $13,782,000 and which had a net
      carrying value of $3,405,000 at the time of disposition (net of allowances
      for equipment impairment aggregating approximately $5,005,000 provided
      with respect to such equipment) for net sale proceeds of approximately
      $3,763,000, or approximately $12.42 per Unit. Registrant sold one aircraft
      to an unaffiliated third party during the third quarter of 1998.
      Additionally, Registrant has agreed to extend the term of the lease with
      respect to the second aircraft until December 31, 1999 at the same lease
      rate.

      On October 20, 1999, the Partnership closed the sale of the second
      aircraft to an unaffiliated third party for proceeds of approximately
      $2,261,000, exclusive of selling expenses of approximately $125,000. At
      the time of sale, the aircraft had a net carrying value approximately
      $2,136,000, inclusive of provisions for equipment impairment aggregating
      approximately $5,822,000 to recognize the decrease in value of the
      aircraft which management believed reflected the fair selling price of the
      aircraft.

                                      II-3
<PAGE>

(iii) On November 30, 1994, the leases with Southwest Airlines, Co.
      ("Southwest") of two Boeing 737-200 aircraft (the "Southwest Aircraft")
      were scheduled to expire in accordance with their original terms. The
      associated nonrecourse debt was repaid upon the receipt of the final
      rental installment for the initial lease term. Southwest and Registrant
      agreed to extend Southwest's leases for one additional year for a monthly
      rent of approximately 28% of the original lease rate. On November 30,
      1995, the extension with Southwest was scheduled to expire in accordance
      with its terms and Southwest and Registrant agreed to extend the leases
      for two additional years at 125% of the then current lease rate.
      Registrant and Southwest had agreed to a short-term extension of the
      leases to facilitate the return of the aircraft. In January 1998, one of
      the aircraft was returned and the second was returned in August 1998. At
      December 31, 1998, the net carrying value of the Southwest Aircraft
      aggregated approximately $2,463,800 (net of allowances for equipment
      impairment aggregating of $10,400,000 previously provided).

      On April 20, 1999, the Partnership sold one Boeing 737-200 aircraft to an
      unaffiliated third party for proceeds of approximately $1,250,000,
      exclusive of selling expenses of approximately $52,0000. At the time of
      sale, the aircraft had a net carrying value of approximately $1,198,000.
      At March 31, 1999, the Partnership recorded a provision for equipment
      impairment of approximately $34,000 with respect to this aircraft.

      On May 5, 1999, a Boeing 737-200 aircraft owned by the Partnership was
      sold to an unaffiliated third party for proceeds of approximately
      $1,100,000 exclusive of selling expenses of approximately $49,000. At the
      time of sale, the aircraft had a net carrying value of approximately
      $1,051,000. At March 31, 1999, the Partnership recorded a provision for
      equipment impairment of approximately $181,000 with respect to this
      aircraft.

As of December 31, 1999, Registrant had sold all of its equipment with a view
towards winding up the business affairs of Registrant during the first half of
2000.

Inflation and changing prices have not had any material effect on Registrant's
revenues since its inception nor does Registrant anticipate any material effect
on its business from these factors.

Results of Operations - 1999 as Compared to 1998

Registrant generated a net loss of $718,412 for the year ended December 31,
1999, as compared to net income of $172,681 for the year ended December 31,
1998. Net income decreased primarily due to a decrease in revenues of $999,237
and reduced gains on the sale of equipment of $335,257, partially offset by a
decrease in costs and expenses of $443,401.

Rental revenue decreased for the year ended December 31, 1999 compared to the
corresponding period in 1998 due to the expiration in January and August 1998 of
leases with Southwest Airlines in accordance with the terms and the sale of the
equipment. Interest income decreased by approximately 9% due to lower cash
balances available for investment.

Operating expenses decreased compared to the corresponding periods of the prior
year due to lower costs associated with the Partnership's off-leases aircraft in
order to comply with certain airworthiness directives issued by the Federal
Aviation Authority in 1998 as well as expenses related to the return and storage
of the aircraft.

                                      II-4
<PAGE>

Depreciation expense decreased by $296,100 resulting from the disposition of
certain equipment subsequent to the prior year's period, as well as to the fact
that certain equipment reached salvage value prior to the current year's period.

Fees to affiliates decreased by $176,983 due to the decrease in distributable
cash from operations, resulting in lower partnership management fees, as all as
lower equipment fees due to reduced certain rentals on which such fee is based.

General and administrative expenses increased by $150,588 due to a higher legal
expenses.

Registrant recorded provisions for equipment impairment aggregating $908,000 to
record the decrease in value of the aircraft to reflect the fair selling price
of the aircraft.

Results of Operations - 1998 as Compared to 1997

Rental revenues decreased by approximately 41% for the year ended December 31,
1998 as compared to the year ended December 31, 1997, due to the expiration of
certain leases in accordance with the terms of such leases.

Interest income increased by approximately 15% for 1998, as compared to 1997,
primarily because of higher balances available for investment in 1998.

Operating expenses significantly increased for 1998 as compared to 1997, due to
the increase in costs associated with the off-lease aircraft in order to comply
with certain airworthiness directives issued by the Federal Aviation Authority
as well as expenses related to the return and storage of the aircraft.

Fees to affiliates increased by approximately 21% for 1998 as compared to 1997,
due primarily to an increase in partnership management fees in 1998 offset by a
decrease in equipment management fees resulting from the reduction in rentals
(which include operating and financing leases) on which such fees are based.

Depreciation expense decreased by approximately 68% for 1998 as compared to
1997, due to the disposition or sale of certain equipment during 1998, as well
as to the fact that certain equipment was fully depreciated during or prior to
1998.

Additionally, Registrant did not provide any allowances for equipment in 1998.

General and administrative expenses decreased 27% for 1998 as compared to 1997,
primarily due to a decrease in investor relations expenses.

Registrant recognized aggregate net gain of approximately $358,000 for 1998 and
$11,000 for 1997, in connection with its sales of equipment. During 1998,
Registrant sold equipment, which it had originally purchased for approximately
$13,782,000 inclusive of associated acquisition fees, for net sales proceeds of
approximately $3,763,000.

The principal reasons for the change in Registrant's net income of approximately
$173,000 recognized for 1998 as compared to the net income of approximately
$640,000 recognized for 1997 are:

(i)   the reduction in rental revenue, approximately $1,688,000 for 1998
      compared to approximately $2,875,000 for 1997, and an increase in interest
      income recognized of approximately $228,000 for 1998 as compared with
      approximately $198,000 for 1997; and

                                      II-5
<PAGE>

(ii)  the decrease in depreciation and general and administrative expense
      offset by an increase in operating and fees to affiliates; offset by

(iii) the increase with regard to gains on the sale of equipment, approximately
      $358,000 for 1998 compared to approximately $11,000 for 1997.

Item 7A. Quantitative and Qualitative Disclosure About Market Risk

Not applicable

                                      II-6
<PAGE>

Item 8.           Financial Statements and Supplemental Data.

                        NATIONAL LEASE INCOME FUND 6 L.P.

                              FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997

                                      INDEX

                                                                Page
                                                                Number
                                                                ------

Independent Auditor's Report                                     F-1

Financial statements - years ended
  December 31, 1999, 1998 and 1997

     Balance sheets                                              F-2
     Statements of operations                                    F-3
     Statement of partners' equity                               F-4
     Statements of cash flows                                    F-5
     Notes to financial statements                        F-6 through F-17

Schedule:

     II -- Valuation and Qualifying Accounts              F-18 through F-19

All other schedules have been omitted because they are inapplicable or because
they are included in the financial statements or notes thereto.


                                      II-7
<PAGE>

To the Partners of
National Lease Income Fund 6 L.P.
Cambridge, Massachusetts


                          INDEPENDENT AUDITOR'S REPORT

We have audited the accompanying balance sheets of National Lease Income Fund 6
L.P. (a limited partnership) as of December 31, 1999 and 1998, and the related
statements of operations, partners' equity and cash flows for each of the three
years in the period ended December 31, 1999. Our audits also included the
financial statement schedule listed in the Index at Item 14(a)2. These financial
statements and the financial statement schedule are the responsibility of the
Partnership's management. Our responsibility is to express an opinion on these
financial statements and financial statement schedule based on our audits.

We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit 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 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 National Lease Income Fund 6
L.P. as of December 31, 1999 and 1998, and the results of its operations and its
cash flows for each of the three years in the period ended December 31, 1999 in
conformity with generally accepted accounting principles. Also, in our opinion,
such financial statement schedule, when considered in relation to the basic
financial statements taken as a whole, presents fairly in all material respects
the information set forth therein.

During 1999, the Partnership sold its three remaining aircraft and is expecting
to wind up its business affairs and liquidate during the first half of 2000. In
that regard, the Partnership declared and paid a cash distribution of $3,000,000
during February 2000 for unitholders of record as of January 1, 2000.



/s/  Hays & Company


March 15, 2000
New York, New York


                                      F-1
<PAGE>
<TABLE>
<CAPTION>

                                NATIONAL LEASE INCOME FUND 6 L.P.

                                          BALANCE SHEETS

                                                                           December 31,
                                                                     ---------------------------

                                                                        1999            1998
                                                                     ------------   ------------

 ASSETS

<S>                                                                  <C>            <C>
      Leased equipment - net                                         $      -       $  3,233,889
      Equipment held for sale - net                                         -          2,463,781
      Cash and cash equivalents                                         7,064,263      2,287,311
      Deferred costs                                                        -             28,354
      Other assets                                                         18,372          8,377
                                                                     ------------   ------------

                                                                     $  7,082,635   $  8,021,712
                                                                     ============   ============

 LIABILITIES AND PARTNERS' EQUITY

 Liabilities
      Accounts payable and accrued expenses                          $     88,329      $ 249,040
      Deferred income                                                       -             34,625
      Due to affiliates                                                     -             25,329
                                                                     ------------   ------------

         Total liabilities                                                 88,329        308,994
                                                                     ------------   ------------

 Commitments and contingencies (Notes 3, 4, 5, 8 and 10)

 Partners' equity
      Limited partners' equity (300,005 units issued
         and outstanding)                                               6,914,512      7,625,740
      General partners' equity                                             79,794         86,978
                                                                     ------------   ------------

         Total partners' equity                                         6,994,306      7,712,718
                                                                     ------------   ------------

                                                                     $  7,082,635   $  8,021,712
                                                                     ============   ============
</TABLE>

                       See notes to financial statements.

                                      F-2
<PAGE>
<TABLE>
<CAPTION>
                                NATIONAL LEASE INCOME FUND 6 L.P.

                                     STATEMENTS OF OPERATIONS



                                                               Year ended December 31,
                                                         ---------------------------------------

                                                            1999          1998           1997
                                                         -----------  -----------    ------------

<S>                                                      <C>          <C>            <C>
 Revenues
      Rental                                              $ 658,380   $ 1,687,577    $ 2,875,508
      Interest                                              206,882       228,113        198,047
      Other                                                  53,431         2,240         (4,135)
                                                         -----------  -----------    -----------

                                                            918,693     1,917,930      3,069,420
                                                         -----------  -----------    -----------

 Costs and expenses
      Operating                                             119,934     1,142,790        231,105
      Depreciation                                          280,454       576,554      1,797,526
      Fees to affiliates                                     33,396       210,379        173,257
      General and administrative                            324,030       173,492        237,974
      Provision for equipment impairment                    902,000             -              -
                                                         -----------  -----------    -----------

                                                          1,659,814     2,103,215      2,439,862
                                                         -----------  -----------    -----------

                                                           (741,121)     (185,285)       629,558

 Gain on sale of equipment - net                             22,709       357,966         10,597
                                                         -----------  -----------    -----------

 Net (loss) income                                       $ (718,412)  $   172,681    $   640,155
                                                         ===========  ===========    ===========


 Net (loss) income attributable to

      Limited partners                                   $ (711,228)  $   170,954    $   633,753
      General partners                                       (7,184)        1,727          6,402
                                                         -----------  -----------    -----------

                                                         $ (718,412)  $   172,681    $   640,155
                                                         ===========  ===========    ===========

 Net (loss) income per unit of limited partnership
      interest (300,005 units outstanding)                  $ (2.37)       $  .57        $  2.11
                                                            ========       ======        =======
</TABLE>


                       See notes to financial statements.


                                      F-3
<PAGE>
<TABLE>
<CAPTION>

                                  NATIONAL LEASE INCOME FUND 6 L.P.

                                    STATEMENT OF PARTNERS' EQUITY

                            YEARS ENDED DECEMBER 31, 1997, 1998 AND 1999




                                                            Limited        General        Total
                                                           Partners'      Partners'      Partners'
                                                            Equity         Equity         Equity
                                                       -------------   -------------   ------------
<S>                                                    <C>             <C>             <C>
Balance, January 1, 1997                               $ 14,231,157    $    153,698    $ 14,384,855

Net income - 1997                                           633,753           6,402         640,155

Distributions to partners ($2.30 per limited
     partnership unit)                                     (690,012)         (6,969)       (696,981)
                                                       ------------    ------------    ------------

Balance, December 31, 1997                               14,174,898         153,131      14,328,029

Net income - 1998                                           170,954           1,727         172,681

Distributions to partners ($22.40 per limited
     partnership unit)                                   (6,720,112)        (67,880)     (6,787,992)
                                                       ------------    ------------    ------------

Balance, December 31, 1998                                7,625,740          86,978       7,712,718

Net loss - 1999                                            (711,228)         (7,184)       (718,412)
                                                       ------------    ------------    ------------

Balance, December 31, 1999                             $  6,914,512    $     79,794    $  6,994,306
                                                       ============    ============    ============
</TABLE>

 *    During February 2000, the Partnership declared and paid a $3,000,000
        distribution to unitholders of record as of January 1, 2000


                       See notes to financial statements.

                                      F-4
<PAGE>
<TABLE>
<CAPTION>

                                            NATIONAL LEASE INCOME FUND 6 L.P.

                                                STATEMENTS OF CASH FLOWS



                                                                                     Year ended December 31,
                                                                        ------------------------------------------------

 INCREASE (DECREASE) IN CASH AND                                            1999              1998              1997
                                                                        ------------     -------------     -------------
 CASH EQUIVALENTS

 Cash flows from operating activities

<S>                                                                     <C>              <C>               <C>
      Net (loss) income                                                 $ (718,412)      $    172,681      $     640,155
      Adjustments to reconcile net (loss) income to net
        cash provided by operating activities
          Depreciation                                                     280,454            576,554          1,797,526
          Amortization of deferred costs                                    28,354            112,161            112,516
          Gain on sale of equipment - net                                  (22,709)          (357,966)           (10,597)
          Provision for equipment impairment                               902,000                  -                 -
      Changes in operating assets and liabilities
          Other assets                                                      (9,995)            17,811              8,424
          Accounts receivable                                                    -                  -              2,788
          Accounts payable and accrued expenses                           (160,711)                78             11,591
          Deferred income                                                  (34,625)           (34,625)                -
          Due to affiliates                                                (25,329)            25,329            (71,527)
                                                                        ------------     -------------     -------------

                 Net cash provided by operating activities                 239,027            512,023          2,490,876
                                                                        ------------     -------------     -------------

 Cash flows from investing activities
      Proceeds from disposition of leased equipment                      4,537,925          3,763,343             10,597
      Note receivable collections                                               -               3,481            267,807
                                                                        ------------     -------------     -------------

                 Net cash provided by investing activities               4,537,925          3,766,824            278,404
                                                                        ------------     -------------     -------------


 Cash flows from financing activities

      Distributions to partners                                                 -          (6,787,992)        (1,454,569)
                                                                        ------------     -------------     -------------

 Net increase (decrease) in cash and

      cash equivalents                                                   4,776,952         (2,509,145)         1,314,711

 Cash and cash equivalents, beginning of year                            2,287,311          4,796,456          3,481,745
                                                                        ------------     -------------     -------------

 Cash and cash equivalents, end of year                                 $7,064,263      $   2,287,311      $   4,796,456
                                                                        ============    =============      =============
</TABLE>


                       See notes to financial statements.

                                      F-5
<PAGE>


                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997



1   ORGANIZATION

    National Lease Income Fund 6 L.P., (the "Partnership"), was formed as of
    July 11, 1986, under the Delaware Revised Uniform Limited Partnership Act
    for the purpose of engaging in the business of investing in and leasing
    equipment. The Partnership will terminate on December 31, 2010, or sooner,
    in accordance with the terms of the Agreement of Limited Partnership (the
    "Limited Partnership Agreement").

    Limited partners' units were originally issued at a price value of $500 per
    unit. A total of 300,005 units of limited partnership interest were issued
    for aggregate capital contributions of $150,002,500. In addition, the
    general partners contributed a total of $9,950 to the Partnership.

    In May 1992, the Board of Directors of ALI Equipment Management Corp., the
    managing general partner of the Partnership, decided that the Partnership
    would discontinue reinvestment in additional equipment and thereafter
    distribute cash from operations and sales not required as reserves
    commencing with the quarter ended June 30, 1992. This was due to the lower
    cash flow level, caused by lower lease rates, compounded by higher than
    anticipated technological obsolescence resulting in lower residual values,
    as well as by the weakness in the airline industry resulting in problems for
    various lessees and a decline in the value of all of the Partnership's
    aircraft.

    During 1999, the Partnership sold its the three remaining aircraft and is
    expecting to wind up its business affairs and liquidate during the first
    half of 2000.

2   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

    Leases

    The Partnership accounted for all of its leases in accordance with the
    operating and financing methods. For operating leases, rental revenue was
    recognized on a straight-line basis and expenses (including depreciation)
    was charged to operations as incurred. For financing leases, unearned income
    was recognized as revenue over the respective lease term so as to produce a
    constant rate of return on the net investment.

    Leased equipment and equipment held for sale

    The cost of leased equipment and equipment held for sale represented the
    initial cost of the equipment to the Partnership plus miscellaneous
    acquisition and closing costs, and was carried at the lower of depreciated
    cost or net realizable value.


                                      F-6
<PAGE>
                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


2   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

    Leased equipment and equipment held for sale (continued)

    Depreciation was computed using the straight-line method over the estimated
    useful lives of such assets (five years for equipment for management
    information systems, eight years for telephone equipment and aerial lift
    platforms, 12 years for intercity buses and 13 to 18 years for aircraft and
    aircraft-related equipment). The Partnership capitalized major additions to
    its aircraft and depreciated such capital improvements over the remaining
    estimated useful life of such aircraft. Depreciation was not computed for
    equipment held for sale.

    When equipment was sold or otherwise disposed of, the cost and accumulated
    depreciation (and any related allowance for equipment impairment) were
    removed from the accounts and any gain or loss on such sale or disposal is
    reflected in operations. Normal maintenance and repairs were charged to
    operations as incurred. The Partnership provided allowances for equipment
    impairment based upon a periodic review of all equipment in its portfolio,
    when management believed that, based upon market analysis, appraisal reports
    and leases currently in place with respect to specific equipment, the
    investment in such equipment might not be recoverable.

    The allowance was inherently subjective and was based upon management's best
    estimate of then current conditions and assumptions about expected future
    conditions.

    Financial statements

    The financial statements include only those assets, liabilities, and results
    of operations which relate to the business of the Partnership.

    Cash and cash equivalents

    For the purpose of the statements of cash flows, the Partnership considers
    all short-term investments which have original maturities of three months or
    less to be cash equivalents.

    Substantially all of the Partnership's cash and cash equivalents are held at
    one financial institution.

    Fair value of financial instruments

    The fair value of financial instruments is determined by reference to market
    data and other valuation techniques as appropriate. The Partnership's
    financial instruments include cash and cash equivalents. Unless otherwise
    disclosed, the fair value of financial instruments approximates their
    recorded values.

    Net income (loss) and distributions per unit of limited partnership
    interest

    Net income (loss) and distributions per unit of limited partnership interest
    are computed based upon the number of units outstanding (300,005) during the
    year.

    Income taxes

    No provisions have been made for federal, state and local income taxes,
    since they are the personal responsibility of the partners.


                                      F-7
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


2   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

    Income taxes (continued)

    The income tax returns of the Partnership are subject to examination by
    federal, state and local taxing authorities. Such examinations could result
    in adjustments to Partnership income, which changes could effect the income
    tax liability of the individual partners.

    Reclassifications

    Certain reclassifications have been made to the financial statements shown
    for the prior years in order to conform to the current year's
    classifications.

    Estimates

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

3   CONFLICTS OF INTEREST AND TRANSACTIONS WITH RELATED PARTIES

    The corporate general partner of the Partnership, ALI Capital Corp. (the
    "Corporate General Partner"), the managing general partner of the
    Partnership, ALI Equipment Management Corp. ("Equipment Management") and
    Integrated Resources Equipment Group, Inc. ("IREG") were wholly owned
    subsidiaries of Integrated Resources, Inc. ("Integrated") through November
    2, 1994. On November 3, 1994, as a result of the consummation of the
    reorganization plan relating to Integrated's bankruptcy, indirect ownership
    of the Corporate General Partner, Equipment Management and IREG was
    purchased by Presidio Capital Corp. ("Presidio"). Z Square G Partners II,
    was the associate general partner of the Partnership, through February 27,
    1995. On February 28, 1995, Presidio Boram Corp., a subsidiary of Presidio,
    became the associate general partner. Other limited partnerships and similar
    investment programs have been formed by Equipment Management or its
    affiliates to acquire equipment and, accordingly, conflicts of interest may
    arise between the Partnership and such other limited partnerships.
    Affiliates of Equipment Management have also engaged in businesses related
    to the management of equipment and the sale of various types of equipment
    and may transact business with the Partnership.

    Subject to the rights of the Limited Partners under the Limited Partnership
    Agreement, Presidio will control the Partnership through its direct or
    indirect ownership of all of the shares of Equipment Management, the
    Corporate General Partner and, as of February 28, 1995, the associate
    general partner.

    On August 28, 1997, an affiliate of NorthStar Capital Partners acquired all
    of the Class B shares of Presidio, the corporate parent of the general
    partners. This acquisition, when aggregated with previous acquisitions,
    caused NorthStar Capital Partners to acquire indirect control of the general
    partners. Effective July 31, 1998, Presidio is indirectly controlled by
    NorthStar Capital Investment Corp. ("NorthStar"), a Maryland corporation.


                                      F-8
<PAGE>

3   CONFLICTS OF INTEREST AND TRANSACTIONS WITH RELATED PARTIES (continued)

    Presidio was also a party to an Administrative Services Agreement with
    Wexford Management LLC ("Wexford") pursuant to which Wexford was responsible
    for the day-to-day management of Presidio and, among other things, had
    authority to designate directors of the General Partners.

    On November 2, 1997, the Administrative Services Agreement between Presidio
    and Wexford expired. Effective November 3, 1997, Wexford and Presidio
    entered into a new Administrative Services Agreement (the "ASA"), which
    expired on May 3, 1998. Under the terms of the ASA, Wexford provided
    consulting and administrative services to Presidio and its affiliates,
    including the general partner and the Partnership. Presidio also entered
    into a management agreement with NorthStar Presidio Management Company, LLC
    ("NorthStar Presidio"). Under the terms of the management agreement,
    NorthStar Presidio provides the day-to-day management of Presidio and its
    direct and indirect subsidiaries and affiliates.

    Effective November 3, 1997, the officers and employees of Wexford that had
    served as officers and/or directors of the general partners tendered their
    resignation. On the same date, the Board of Directors of Presidio appointed
    new individuals to serve as officers and/or directors of the general
    partners.

    On October 21, 1999, Presidio entered into a new Services Agreement with
    AP-PCC III, L.P. (the "Agent") pursuant to which the Agent was retained to
    provide asset management and investor relation services to the Partnership
    and other entities affiliated with the Partnership.

    As a result of this agreement, the Agent has the duty to direct the day to
    day affairs of the Partnership, including, without limitation, reviewing and
    analyzing potential sale, financing or restructuring proposals regarding the
    Partnership's assets, preparation of all reports, maintaining Partnership
    records and maintaining bank accounts of the Partnership. The Agent is not
    permitted, however, without the consent of Presidio, or as otherwise
    required under the terms of the Limited Partnership Agreement to, among
    other things, cause the Partnership to sell or acquire an asset or file for
    bankruptcy protection.

    In order to facilitate the Agent's provision of asset management services
    and the investor relation services, effective October 25, 1999, the officers
    and directors of the General Partners resigned and nominees of the Agent
    were elected as the officers and directors of the General Partners. The
    Agent is an affiliate of Winthrop Financial Associates, a Boston based
    company that provides asset management services, investor relation services
    and property management services to over 150 limited partnerships which own
    commercial property and other assets. The General Partners do not believe
    this transaction will have a material effect on the operations of the
    Partnership.

    The Partnership has a management agreement with IREG, pursuant to which IREG
    receives 5% of annual gross rental revenues on operating leases; 2% of
    annual gross rental revenues on full payout leases which contain net lease
    provisions; and 1% of gross rental revenues if services are performed by
    third parties under the active supervision of IREG as defined in the Limited
    Partnership Agreement. During the years ended December 31, 1999, 1998 and
    1997, the Partnership incurred expenses of $33,396, $84,379 and $144,257,
    respectively, for such management services.

                                      F-9
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997



3   CONFLICTS OF INTEREST AND TRANSACTIONS WITH RELATED PARTIES (continued)

    During the operating and liquidating stage of the Partnership, IREG is
    entitled to a partnership management fee equal to 4% of distributable cash
    from operations as defined in the Limited Partnership Agreement, subject to
    possible increase after the limited partners have received certain specified
    minimum returns on their investment. For the years ended December 31, 1998
    and 1997, the Partnership incurred partnership management fees of $126,000
    and $29,000, respectively. There were no such fees for 1999. Such amounts
    are included in fees to affiliates in the statements of operations.

    The management agreements between the Partnership and IREG may be terminated
    by either party to such agreements.

    The general partners are entitled to 1% of distributable cash from
    operations and cash from sales or financing and cash from equipment reserve
    accounts and an allocation of 1% of taxable net income or loss of the
    Partnership.

    During the operating and liquidating stage of the Partnership, IREG may be
    entitled to receive certain other fees which are subordinated to the receipt
    by the limited partners of their original invested capital and certain
    specified minimum returns on their investment.

    Upon the ultimate liquidation of the Partnership, the general partners may
    be required to remit to the Partnership certain payments representing
    capital account deficit restoration based upon a formula provided within the
    Limited Partnership Agreement. Such restoration amount may be less than the
    recorded general partners' deficit which could result in distributions to
    the limited partners of less than recorded equity.

    In April 1995, Equipment Management and certain affiliates entered into an
    agreement with Fieldstone Private Capital Group, L.P. ("Fieldstone")
    pursuant to which Fieldstone performed certain management and administrative
    services relating to the Partnership as well as certain other partnerships
    in which Equipment Management serves as general partner. Fieldstone
    continued to perform such services until July 31, 1998.

                                      F-10
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


4   LEASED EQUIPMENT

    Leased equipment

                                                              December 31,
                                                        ------------------------

                                                          1999           1998
                                                      ------------   -----------

      Transportation and related equipment (net of
        accumulated depreciation of $5,543,386 and
        an allowance for equipment impairment of
        $5,004,725 at December 31, 1998)               $     -        $3,233,889
                                                      ============   ===========

    Leases on the Partnership's transportation equipment expired during 1998.
    The Partnership sold its remaining aircraft during 1999.

    Equipment held for sale

    Equipment held for sale at December 31, 1998 consisted of certain
    transportation equipment, with an aggregate net carrying value of $2,463,781
    (net of accumulated depreciation of $12,817,338 and an allowance for
    equipment impairment of $11,567,750).

5   ACCOUNTS PAYABLE AND ACCRUED EXPENSES

    Accounts payable and accrued expenses consist of the following:
                                                         December 31,
                                                   ------------------------

                                                       1999         1998
                                                   -----------   ----------

      Professional fees                            $    40,000   $  116,956
      Lease overpayments                                 -            8,835
      Operating expenses                                48,329      123,249
                                                   -----------   ----------

                                                   $    88,329   $  249,040
                                                   ===========   ==========

6     PARTNERS' EQUITY

    The General Partners hold a 1% equity interest in the Partnership. At the
    inception of the Partnership, the General Partners' equity account was
    credited with only the actual capital contributed in cash, $9,950. The
    Partnership's management determined that this accounting did not
    appropriately reflect the limited partners' and the General Partners'
    relative participations in the Partnership's net assets, since it does not
    reflect the General Partners' 1% equity interest in the Partnership. The
    Partnership reallocated $1,500,025 (1% of the gross proceeds raised at the
    Partnership's formation) of the partners' equity to the General Partners'
    equity account. This reallocation was made as of the inception of the
    Partnership. The reallocation had no impact on the Partnership's financial
    position, results of operations, cash flows, distributions to partners, or
    the partners' tax basis capital accounts.


                                      F-11
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997



7   RECONCILIATION OF NET (LOSS) INCOME AND NET ASSETS PER FINANCIAL STATEMENTS
    TO TAX BASIS

    A reconciliation of net (loss) income per financial statements to the tax
    basis of accounting is as follows:

<TABLE>
<CAPTION>
                                                                        Year ended December 31,
                                                                    ------------------------------

                                                                    1999        1998        1997
                                                                  ---------   ---------   --------

<S>                                                         <C>             <C>           <C>
    Net (loss) income per financial statements              $   (718,412)   $ 172,681     $ 640,155

    Difference between financial statements and tax
      basis treatment of advanced rental payments                (34,625)     (34,625)        -

    Difference between financial statements and tax
      basis of equipment sold or disposed of                   4,454,812    3,285,671         -

    Provision for equipment impairment provided
      for financial statement purposes                           902,000         -            -

    Difference between advanced payments
      made over the amount recognized ratably
      over the respective periods for financial
      statements                                                      -       112,161       112,516

    Tax depreciation in excess of financial
      statement depreciation                                     251,271   (1,788,251)     (602,489)
                                                               ---------   -----------    ---------
    Net income per tax basis                                  $4,855,046   $1,747,637     $ 150,182
                                                              ==========   ==========     =========
</TABLE>

                                      F-12
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


7   RECONCILIATION OF NET (LOSS) INCOME AND NET ASSETS PER FINANCIAL
    STATEMENTS TO TAX BASIS (continued)

    The differences between the Partnership's net assets per financial
    statements and tax basis of accounting are as follows:
<TABLE>
<CAPTION>

                                                                             December 31,
                                                                       ------------------------

                                                                           1999         1998
                                                                       -----------   ----------

<S>                                                                    <C>           <C>
      Net assets per financial statements                              $ 6,994,306   $7,712,718

      Net carrying value of equipment                                        -       (5,608,083)
      Syndication costs                                                 16,875,000   16,875,000
      Advanced rental payments                                               -           34,625
                                                                       -----------   ----------

      Net assets per tax basis                                         $23,869,306  $19,014,260
                                                                       ===========  ===========
</TABLE>

8     MAJOR LESSEES

    Revenues from equipment leased to individual lessees, which generated 10% or
    more of rental revenues, are as follows:
<TABLE>
<CAPTION>

                                                              Year ended December 31,
                                                        ---------------------------------

                                                           1999            1998           1997
                                                        ---------       ---------      ---------

<S>                                                  <C>             <C>            <C>
         Two Boeing 737-200 aircraft                  $     -         $   406,000   $  1,200,000
            % of leasing revenues                           -%              24%           42%
      (Southwest Airlines, Co.)

         One (1999) and two (1998) Boeing 727-227     $   658,380     $ 1,281,000   $  1,662,000
            Advanced Aircraft
            % of leasing revenues                           100%           76%            58%
            (Continental Airlines, Inc.)
</TABLE>

9   EQUIPMENT SALES

    Year ended December 31, 1997

    In August 1997, the Partnership sold certain equipment for management
    information systems which it had originally purchased for purchase prices
    aggregating $3,096,362, inclusive of associated acquisition fees to
    unaffiliated third parties, for an aggregate sales price of $3,860. Such
    equipment had net carrying value of $0 (net of allowances for equipment
    impairment aggregating $22,435 previously provided) when sold.

                                      F-13
<PAGE>

                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


9   EQUIPMENT SALES (continued)

    Year ended December 31, 1997 (continued)

    In November 1997, the Partnership sold certain engine components which it
    had originally purchased for a purchase price aggregating $2,406,000,
    inclusive of associated acquisition fees to unaffiliated third parties, for
    an aggregate sales price of $6,737. Such equipment had a net carrying value
    of $0 (net of allowances for equipment impairment aggregating $1,427,250
    previously provided) when sold.

    Year ended December 31, 1998

    On September 23, 1998, the Partnership closed the sale of one Boeing 727-227
    aircraft to an unaffiliated third party for proceeds of approximately
    $3,893,000, exclusive of selling expenses of approximately $130,000. At the
    time of sale, the aircraft had a net carrying value of approximately
    $3,405,000.

    Year ended December 31, 1999

    On April 20, 1999, the Partnership sold one Boeing 737-200 aircraft to an
    unaffiliated third party for proceeds of approximately $1,250,000, exclusive
    of selling expenses of approximately $52,000. At the time of sale, the
    aircraft had a net carrying value of approximately $1,198,000.

    On May 5, 1999, a Boeing 737-200 aircraft owned by the Partnership was sold
    to an unaffiliated third party for proceeds of approximately $1,100,000,
    exclusive of selling expenses of approximately $49,000. At the time of sale,
    the aircraft had a net carrying value of approximately $1,051,000.

    On September 23, 1999, the Partnership sold an aircraft engine and
    components to an unaffiliated third party for proceeds of approximately
    $23,000. At the time of sale, the engine and components had a net carrying
    value of zero.

    On October 20, 1999, the Partnership sold one Boeing 727-227 aircraft to an
    unaffiliated third party for proceeds of approximately $2,261,000, exclusive
    of selling expenses of approximately $125,000. At the time of sale, the
    aircraft had a net carrying value of approximately $2,136,000.

10  COMMITMENTS AND CONTINGENCIES

    a   Hawaiian Airlines, Inc.

        During 1994, Hawaiian Airlines, Inc. ("Hawaiian") and the Partnership
        entered into an agreement to settle the Partnership's claims with
        respect to the two Rolls Royce aircraft engines (the "Hawaiian Engines")
        previously leased to Hawaiian. The Partnership filed its claims against
        Hawaiian due to substantial damage caused to the Hawaiian Engines during
        the periods the engines were leased to Hawaiian. Hawaiian has settled
        these claims through the issuance of Hawaiian stock to the Partnership.
        In June 1995, the Partnership received approximately 86,000 shares of
        Class A Common stock in Hawaiian, in consideration of its general
        unsecured claims. During 1995, the Partnership sold all of these shares
        for net proceeds aggregating $398,377.

                                      F-14
<PAGE>
                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


10  COMMITMENTS AND CONTINGENCIES (continued)

    a   Hawaiian Airlines, Inc. (continued)

        In  November 1997, the Partnership sold certain engine components to an
        unaffiliated third party for net sale proceeds aggregating $6,737. Such
        equipment, net of allowances for equipment impairment aggregating
        $1,427,250 previously provided, had a zero carrying value.

        At December 31, 1998, the one remaining Hawaiian Engine (net of
        allowances for equipment impairment aggregating $1,167,750 was fully
        depreciated and was included in equipment held for sale or lease. The
        Hawaiian Engine was sold in September 1999 (Note 9)

    b   Continental Micronesia, Inc.

        On March 31, 1993, the Partnership leased two Boeing 727-227 Advanced
        aircraft to Continental Airlines, Inc. ("Continental") for a term of
        approximately 69 months to be used by Continental's Air Micronesia
        operation (the "Air Mike Leases"). Each Air Mike Lease provided for a
        monthly base rent of $69,250, subject to adjustments for rent credits
        relating to initial modifications (the "Initial Modifications") which
        include Traffic Collision Avoidance Systems, windshear detection and
        upgraded avionics, aggregating approximately $1,308,000 for both
        aircraft. Such modifications were funded by Continental and were repaid
        by the Partnership through the application of rent credits such that
        Continental recouped the aggregate cost of the Initial Modifications
        over a 36-month period with interest at 9.31% per annum.

        In addition, Continental has made certain other modifications to the
        aircraft. The Partnership provided financing for the modifications
        ("Lessor Financing Credits") against the base rental payments due under
        the Air Mike Leases. The lessee repaid the Lessor Financing Credits
        through monthly installments which were being amortized at the rate of
        9.31% per annum over 36 months. Through December 31, 1998, the
        Partnership had provided financing aggregating approximately $1,308,000.
        As discussed in Note 9, the Partnership sold one aircraft to an
        unaffiliated third party during the third quarter of 1998. Additionally,
        the Partnership had agreed to extend the term of the lease with respect
        to the second aircraft until December 31, 1999 at the same lease rate.
        The net carrying value of the aircraft aggregated approximately
        $3,234,000 (net of allowances for equipment impairment aggregating
        approximately $5,005,000 provided in prior periods) at December 31,
        1998.

        In April 1993, Continental transferred all of its rights and obligations
        under the Air Mike Leases to Air Micronesia, Inc., a stand-alone air
        carrier affiliated with Continental.

        On October 20, 1999, the Partnership closed the sale of the second
        aircraft to an unaffiliated third party for proceeds of approximately
        $2,261,000, exclusive of selling expenses of approximately $125,000. At
        the time of sale, the aircraft had a net carrying value of approximately
        $2,136,000, inclusive of provisions for equipment impairment aggregating
        approximately $5,822,000 to recognize the decrease in value of the
        aircraft which management believed reflected the fair selling price of
        the aircraft. The provision for equipment impairment includes $245,000
        recorded during the three months ended September 30, 1999 to reflect the
        current fair selling price of the aircraft.

                                      F-15
<PAGE>
                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


10  COMMITMENTS AND CONTINGENCIES (continued)

    c   Southwest Airlines Co.

        On November 30, 1994, the leases with Southwest Airlines, Co.
        ("Southwest") of two Boeing 737-200 aircraft (the "Southwest Aircraft")
        were schedule to expire in accordance with their original terms. The
        associated nonrecourse debt was repaid upon the receipt of the final
        rental installment. Southwest and the Partnership agreed to extend
        Southwest's leases for one additional year for a monthly rent of
        approximately 28% of the original lease rate.

        On November 30, 1995, the lease extensions with Southwest were scheduled
        to expire in accordance with their terms. Southwest and the Partnership
        agreed to a two-year extension of each lease, which provided for monthly
        rentals of 125% of the previous lease rate.

        The Partnership and Southwest agreed to a short term extension of the
        leases to facilitate the return of the aircraft. In January 1998, one of
        the aircraft was returned and the second was returned in August 1998.

        The net carrying value of the Southwest Aircraft aggregated
        approximately $2,464,000 (net of allowances for equipment impairment
        aggregating approximately $10,400,000 previously provided) at December
        31, 1998. The Southwest Aircraft were subsequently sold during 1999
        (Note 9).

    d   Tax assessment

        In July 1998, the Partnership received proposed notices of assessment
        from the State of Hawaii with respect to general excise tax ("GET")
        aggregating approximately $1,757,000 (including interest and penalties)
        for the years 1987 through 1995. The state is alleging that GET is owed
        by the Partnership with respect to rents received from Aloha Airlines,
        Inc. ("Aloha") and Hawaiian under the leases between the Partnership and
        each of the airlines.

        The leases with both Aloha and Hawaiian provided for full
        indemnification of the Partnership for such taxes, but the bankruptcy of
        Hawaiian may relieve Hawaiian of its indemnification obligation for any
        periods prior to September 21, 1993, when Hawaiian and its affiliates
        sought bankruptcy protection. In any event, it is the Partnership, as
        taxpayer, which is ultimately liable for GET, if it is applicable.

        The State of Hawaii has not previously applied the GET to rentals
        received by a lessor of aircraft where the lessor's only contact with
        the State of Hawaii is that it has leased its aircraft to airlines which
        are based in the state. Aloha and Hawaiian, as well as the Partnership,
        have separately engaged tax counsel and both airlines are cooperating
        with the Partnership in vigorously contesting the proposed assessments.

        Final notices of assessment have not yet been issued. Although there can
        be no assurance that the contest of the assessments will be successful,
        The Partnership believes that the state's position on the applicability
        of GET in this instance is without merit. The Partnership has not
        recorded any provision or liability as a result of the proposed notices
        of assessment.

                                      F-16
<PAGE>
                        NATIONAL LEASE INCOME FUND 6 L.P.

                          NOTES TO FINANCIAL STATEMENTS

                  YEARS ENDED DECEMBER 31, 1999, 1998 AND 1997


11  Subsequent event

    During February 2000, the Partnership declared and paid a $3,000,000
    distribution to the Unitholders of record as of January 1, 2000. Of this
    amount, the limited partners collectively received $2,970,000 or $9.90 per
    Unit.

                                      F-17
<PAGE>
<TABLE>
<CAPTION>

                                           NATIONAL LEASE INCOME FUND 6 L.P.

                                    SCHEDULE II - VALUATION AND QUALIFYING ACCOUNTS

                                                                               Additions
                                                                   --------------------------------

                                                   Balance at      Charged to                                Balance
                                                  Beginning of      Costs and           Additions            at End
                  Description                        Period         Expenses          (Deductions)         of Period
----------------------------------------------    --------------   ------------      ----------------     ------------
<S>                                               <C>               <C>              <C>                 <C>

YEAR ENDED DECEMBER 31, 1999

 Leased equipment accounted for
      under the operating method -
      valuation allowance for equipment
      impairment

      Transportation and related equipment         $   5,004,725     $  687,000  (C) $  (5,691,725)  (A) $    -

 Equipment held for sale - valuation
      allowance for equipment
      impairment

      Transportation and related equipment            11,567,750        215,000  (C)   (11,782,750)  (A)      -
                                                     -----------      ---------       ------------            -

                                                   $  16,572,475     $  902,000      $ (17,474,475)      $     -
                                                   =============     ==========      ==============      ============


 YEAR ENDED DECEMBER 31, 1998

 Leased equipment accounted for
      under the operating method -
      valuation allowance for equipment
      impairment


      Transportation and related equipment          $ 20,409,450     $       -   (A) $  (5,004,725)      $  5,004,725
                                                                                 (B)   (10,400,000)

 Equipment held for sale - valuation
      allowance for equipment
      impairment


      Transportation and related equipment            1,167,750              -  (B)    10,400,000          11,567,750
                                                   -------------     ----------      ------------        ------------

                                                   $ 21,577,200      $       -       $ (5,004,725)       $ 16,572,475
                                                   =============     ==========      =============       ============






                                                                                                          (continued)
</TABLE>

                                                         F-18
<PAGE>
<TABLE>
<CAPTION>

                                           NATIONAL LEASE INCOME FUND 6 L.P.                                       Schedule II

                                   SCHEDULE II - VALUATION AND QUALIFYING ACCOUNTS (continued)

                                                                              Additions
                                                                     --------------------------

                                                      Balance at      Charged to      Charged                             Balance
                                                     Beginning of      Costs and      to Other         Additions          at End
                   Description                          Period         Expenses       Accounts       (Deductions)        of Period
-----------------------------------------------      --------------  -----------    -----------    --------------       ----------
<S>                                                        <C>        <C>           <C>            <C>                  <C>
 YEAR ENDED DECEMBER 31, 1997

 Leased equipment accounted for
      under the operating method -
      valuation allowance for equipment
      impairment

      Equipment for management
          information systems                              $ 22,435   $    -        $     -        $   (22,435) (A)     $    -
      Transportation and related equipment               20,409,450        -              -              -                20,409,450

 Equipment held for lease or sale -
      valuation allowance for equipment
      impairment

      Transportation and related equipment                2,595,000        -              -         (1,427,250) (A)        1,167,750
                                                         ----------   ----------    -------------  ------------         ------------

                                                     $   23,026,885   $    -        $     -        $(1,449,685)         $ 21,577,200
                                                     ==============   ==========    =============  =============        ============
</TABLE>


(A)      Represents elimination of valuation allowances for equipment
         impairments due to the sale of certain equipment during 1999, 1998 and
         1997.
(B)      Represents valuation allowance for equipment that was transferred to
         Equipment Held for Sale during 1998.
(C)      Represents additional valuation allowances recorded on equipment during
         1999.



                       See notes to financial statements.

                                      F-19

<PAGE>

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

None.


                                      II-8
<PAGE>

PART III

Item 10.    Directors and Executive Officers of Registrant

Registrant has no officers or directors. The Managing General Partner manages
and controls substantially all of Registrant's affairs and has general
responsibility and ultimate authority in all matters affecting its business. The
officers and directors of the Corporate General Partner and the Associate
General Partner, in their respective capacities as such, do not devote any
material amount of their business time and attention to Registrant's affairs.
The names and positions held by the officers and directors of the Managing
General Partner are described below. The officers and directors of the Corporate
General Partner and the Associate General Partner are the same as the officers
and directors of the Managing General Partner.

                                                                Has Served as
                               Position Held with the        Has Served as a
                                                                 Director
Name                          Managing General Partner       or Officer Since
----                          ------------------------       -------------------

Michael L. Ashner         President and Director                  10-99

David G. King, Jr.        Vice President                          11-97

Peter Braverman           Executive Vice President                10-99

Lara K. Sweeney           Vice President and Secretary            10-99

Carolyn Tiffany           Vice President and Treasurer            10-99

      Michael L. Ashner, age 47, has been the Chief Executive Officer of
Winthrop Financial Associates, A Limited Partnership ("WFA") since January 15,
1996. From June 1994 until January 1996, Mr. Ashner was a Director, President
and Co-chairman of National Property Investors, Inc., a real estate investment
company ("NPI"). Mr. Ashner was also a Director and executive officer of NPI
Property Management Corporation ("NPI Management") from April 1984 until January
1996. In addition, since 1981 Mr. Ashner has been President of Exeter Capital
Corporation, a firm which has organized and administered real estate limited
partnerships.

      David G. King, Jr., 37, has been a Vice President and Assistant Treasurer
of NorthStar Capital Investment Corp. since November 1997. He is also a Vice
President of the General Partner. For more than the previous five years he was a
Senior Vice President of Finance at Olympia & York Companies (USA).

      Peter Braverman, age 48, has been a Vice President of WFA since January
1996. From June 1995 until January 1996, Mr. Braverman was a Vice President of
NPI and NPI Management. From June 1991 until March 1994, Mr. Braverman was
President of the Braverman Group, a firm specializing in management consulting
for the real estate and construction industries. From 1988 to 1991, Mr.
Braverman was a Vice President and Assistant Secretary of Fischbach Corporation,
a publicly traded, international real estate and construction firm.

      Lara K. Sweeney, age 27, has been a Senior Vice President of WFA since
January 1996. Prior to joining WFA, Ms. Sweeney was an officer of NPI and NPI
Management in the asset management and investor relations departments.

                                     III-1
<PAGE>

      Carolyn Tiffany, age 33, has been employed with WFA since January 1993.
From 1993 to September 1995, Ms. Tiffany was a Senior Analyst and Associate in
WFA's accounting and asset management departments. From October 1995 to present
Ms. Tiffany was a Vice President in the asset management and investor relations
departments of WFA until December 1997, at which time she became the Chief
Operating Officer of WFA.

Each director and officer of the General Partners will hold office until the
next annual meeting of stockholders of the General Partners and until his
successor is elected and qualified.

One or more of the above persons are also directors or officers of a general
partner (or general partner of a general partner) of a number of limited
partnerships which either have a class of securities registered pursuant to
Section 12(g) of the Securities and Exchange Act of 1934, or are subject to the
reporting requirements of Section 15(d) of such Act.

There are no family relationships among the officers and directors of the
General Partners.


                                     III-2
<PAGE>

Item 11.    Executive Compensation

Registrant is not required to pay the officers or directors of the General
Partners any remuneration. The Managing General Partner does not presently pay
any remuneration to any of its officers or directors. (See Item 13, "Certain
Relationships and Related Transactions".)

Certain officers and directors of the Managing General Partner receive
compensation from affiliates of the Managing General Partner (but not from
Registrant) for services performed for various affiliated entities, which may
include services performed for Registrant; however, the Managing General partner
believes that any compensation attributable to services performed for Registrant
is immaterial. See Item 13, "Certain Relationships and Related Transactions".

Item 12.    Security Ownership of Certain Beneficial Owners and Management

      (a)  Security Ownership of Certain Beneficial Owners.

      No person or group is known by the Registrant to be the beneficial owner
of more than 5% of the outstanding Units at March 1, 2000.

      (b)  Security Ownership of Management.

      At March 1, 2000, Presidio, the Managing General Partner and their
affiliates, officers and directors owned as a group no Units.

      (c)  Changes in Control.

      There exists no arrangement known to the Registrant the operation of which
may at a subsequent date result in a change in control of the Registrant.

Item 13.    Certain Relationships and Related Transactions

Registrant does not have any employees. The business of the Registrant is
managed by the General Partners, their affiliates and agents. Effective October
21, 1999, Presidio, entered into a Services Agreement with AP-PCC III, L.P. (the
"Agent") pursuant to which the Agent was retained to provide asset management
and investor relation services to the Partnership and other entities affiliated
with the Partnership. As a result of this agreement, the Agent has the duty to
direct the day to day affairs of the Partnership, including, without limitation,
reviewing and analyzing potential sale, financing or restructuring proposals
regarding the Partnership's assets, preparation of all reports, maintaining
Partnership records and maintaining bank accounts of the Partnership. The Agent
is not permitted, however, without the consent of Presidio, or as otherwise
required under the terms of the Limited Partnership Agreement to, among other
things, cause the Partnership to sell or acquire an asset or file for bankruptcy
protection.

The Registrant is party to a management agreement with Integrated Resources
Equipment Group, Inc. ("IREG"), an affiliate of the General Partners, pursuant
to which IREG receives 5% of annual gross rental revenues on operating leases;
2% of annual gross rental revenues on full payout leases which contain net lease
provisions; and 1% of gross rental revenues if services are performed by third
parties under the active supervision of IREG as defined in the Limited
Partnership Agreement. During the years ended December 31, 1999, 1998 and 1997,
the Registrant incurred expenses of $33,396, $84,379 and $144,257, respectively,
for such management services.

                                      IV-1
<PAGE>

During the operating and liquidating stage of the Registrant, IREG is entitled
to a partnership management fee equal to 4% of distributable cash from
operations as defined in the Limited Partnership Agreement, subject to possible
increase after the limited partners have received certain specified minimum
returns on their investment. For the years ended December 31, 1998 and 1997, the
Registrant incurred partnership management fees of $126,000 and $29,000,
respectively. There were no such fees for 1999.

The management agreements between the Registrant and IREG may be terminated by
either party to such agreements.

The General Partners are entitled to 1% of distributable cash from operations
and cash from sales or financing and cash from equipment reserve accounts and an
allocation of 1% of taxable net income or loss of the Registrant. There were no
distributions made to the Managing General Partner, the Corporate General
Partner and the Associate General Partner during 1999. No director or officer of
the Managing General Partner received any direct remuneration from Registrant
during 1999.

During the operating and liquidating stage of the Registrant, IREG may be
entitled to receive certain other fees which are subordinated to the receipt by
the limited partners of their original invested capital and certain specified
minimum returns on their investment.

Upon the ultimate liquidation of the Registrant, the General Partners may be
required to remit to the Registrant certain payments representing capital
account deficit restoration based upon a formula provided within the Limited
Partnership Agreement. Such restoration amount may be less than the recorded
general partners' deficit which could result in distributions to the limited
partners of less than recorded equity.

                                     PART IV

Item 14.    Exhibits, Financial Statement Schedule and Reports on Form 8-K

1.    Financial Statements

      See Index to Financial Statements in Part II, Item 8.

2.    Financial Statement Schedule

      Schedule II.  Valuation and Qualifying  Accounts (see Index to Financial
      Statements in Part II, Item 8).

3.    Exhibits

3.1   Certificate  of Limited  Partnership  of  Registrant,  filed on July 11,
      1986.*

3.2   Partnership Agreement of Registrant, dated as of July 21, 1986, as amended
      and restated as of December 22, 1986 (included as Exhibit A to Exhibit
      28).**

3.3   Amendment to Certificate of Limited Partnership.

10.1  Participation Agreement,  dated as of June 1, 1988, among First Security
      Bank of Utah, N.A. (the "Bank"), Registrant and Midway Airlines, Inc.***

10.2  Lease Agreement, dated as of June 1, 1988, between the Bank and Midway
      Airlines, Inc.***

                                      IV-2
<PAGE>

10.3  Aircraft Purchase Agreement, dated as of June 1, 1988, among the Bank,
      Registrant and Midway Airlines, Inc.***

10.4  Participation Agreement, dated as of July 15, 1988, among the Bank,
      Registrant and Aloha Airlines, Inc.***

10.5  Lease Agreement, dated as of July 15, 1988, between the Bank and Aloha
      Airlines, Inc.***

10.6  Aircraft Purchase Agreement, dated as of July 15, 1988, between the Bank
      and Aloha Airlines, Inc.***

10.7  Participation  Agreement,  dated as of October 25, 1988, among the Bank,
      Registrant,  Security  Pacific  Equipment  Leasing,  Inc.  and  Hawaiian
      Airlines.***

10.8  Aircraft Lease, dated as of October 25, 1988, between the Bank and
      Hawaiian Airlines, Inc.***

10.9  Aircraft Purchase  Agreement,  dated as of May 5, 1988, between Hawaiian
      Airlines, Inc. and Trust Company for USL, Inc.***

10.10 Lease Agreement, dated as of January 3, 1989, between the Bank and
      Southwest Airlines Co.***

10.11 Mortgage and Security Agreement, dated as of January 3, 1989, between the
      Bank and John Hancock Leasing Corporation.***

10.12 Participation  Agreement,  dated as of January 3, 1989,  among the Bank,
      Registrant,   Southwest   Airlines   Co.   and  John   Hancock   Leasing
      Corporation.***

10.13 Lease Agreement, dated as of January 4, 1989, between the Bank and
      Southwest Airlines Co.***

10.14 Mortgage and Security Agreement, dated as of January 4, 1989, between the
      Bank and John Hancock Leasing Corporation.***

10.15 Participation  Agreement,  dated as of January 4, 1989,  among the Bank,
      Registrant,   Southwest   Airlines   Co.   and  John   Hancock   Leasing
      Corporation.***

10.16 Loan  Agreement,  dated as of January 17, 1989,  among  Registrant,  the
      Bank,  John  Hancock  Leasing  Corporation,   New  England  Mutual  Life
      Insurance Company and Meridian Trust Company.***

10.17 Loan  Agreement,  dated as of January 18, 1989,  among  Registrant,  the
      Bank,  John  Hancock  Leasing  Corporation,   New  England  Mutual  Life
      Insurance Company and Meridian Trust Company.***

10.18 Management  Agreement between  Registrant and ALI Leasing Service Corp.,
      dated July 20, 1986.****

10.19 Acquisition and Disposition  Services  Agreement between  Registrant and
      ALI Leasing Service Corp., dated July 20, 1986.*****

10.20 Settlement  Agreement,  dated  as of  August  21,  1992,  between  First
      Security Bank of Utah, N.A. and Alaska Airlines, Inc.******

10.21 Escrow Agreement,  dated August 21, 1992, between Alaska Airlines,  Inc.
      and First Security Bank of Utah, N.A.******

10.22 Lease  Amendment No. 2, dated as of November 5, 1992,  between  Hawaiian
      Airlines, Inc. and First Security Bank of Utah, N.A.******

                                      IV-3
<PAGE>

10.23 Mortgage  Amendment  No. 2, dated as of November 5, 1992  between  First
      Security  Bank of Utah,  N.A. and Security  Pacific  Equipment  Leasing,
      Inc.******

10.24 Interim  Settlement  Agreement,  dated as of January  27,  1993  between
      Integrated  Aircraft  Corp.,  IAC Leasing Corp.  IV, IAC Leasing Corp V,
      Integrated  Aircraft Fund Management  Corp and ALI Equipment  Management
      Corp. and Hawaiian Airlines, Inc.******

10.25 Agreement dated as of March 4, 1993,  between  Aircraft Income Partners,
      L.P.,  Aircraft Income Partners II, L.P., and National Lease Income Fund
      6, L.P. and HAL, Inc. and Hawaiian Airlines, Inc.******

10.26 Form of Lease  Agreement,  dated as of January 5,  1993,  between  First
      Security  Bank of Utah,  N.A., as Trustee for the benefits of Registrant
      and Continental Airlines.  Note:  substantially  identical leases in all
      material respects except for aircraft  specific  references were entered
      into with respect to two aircraft owned by  First Security Bank of Utah,
      N.A., for the benefit of Registrant.******

10.27 Form of  Participation  Agreement,  dated as of January 5,  1993,  among
      First  Security  Bank  of  Utah,   N.A.,   Registrant  and   Continental
      Airlines.    Note:    substantially    identical   agreements   in   all
      material respects  except for aircraft specific  references were entered
      into with respect to two aircraft  owned by First Security Bank of Utah,
      N.A., for the benefit of Registrant.******

10.28 Second Lease Extension Agreement, dated as of July 5, 1995, between First
      Security Bank of Utah, National Association and Southwest Airlines Co.

10.29 Second Lease Extension Agreement, dated as of July 5, 1995, between First
      Security Bank of Utah, National Association and Southwest Airlines Co.

10.30 Second Lease Amendment and Extension Agreement, dated as of July 12, 1995,
      between First Security Bank of Utah, National Association and Aloha
      Airlines Inc.

10.31 Purchase  Agreement,  dated  as  of  March  31,  1995,  between  Coastal
      Airlines   ("Purchaser"),   First   Security  Bank  of  Utah,   National
      Association   ("Trustee")   and  National   Lease  Income  Fund  6  L.P.
      ("Beneficiary").

10.32 Amended and Restated Aircraft Purchase Agreement, dated as of September 7,
      1995, between ELTA Electronics Industries Ltd. ("Purchaser Beneficiary"),
      First Security Bank of Utah, National Association ("Purchaser"), National
      Lease Income Fund 6 L.P. ("Seller Beneficiary") and First Security Bank of
      Utah, National Association ("Seller").

28    Prospectus of Registrant, dated December 31, 1986, as supplemented by
      supplements dated March 13, 1987, July 6, 1987, September 1, 1987,
      November 30, 1987, March 25, 1988 and May 16, 1988.***

(b).  Current Reports on Form 8-K filed during the last quarter of Registrant's
      fiscal year.

      None.


------------------------
*     Incorporated by reference to Exhibit 4 to Registrant's Registration
      Statement on Form S-1, dated August 13, 1986.

                                      IV-4
<PAGE>

**    Incorporated by reference to Post-Effective Amendment No. 5 to
      Registrant's Registration Statement on Form S-1, dated May 20, 1988.

***   Incorporated by reference to Post-Effective Amendment No. 5 to
      Registrant's Registration Statement on Form S-1, dated May 20, 1988.

****  Incorporated by reference to Exhibit 10(b) to Registrant's Registration
      Statement on Form S-1, dated May 20, 1988.

***** Incorporated by reference to Exhibit 10(c) to Registrant's Registration
      Statement on Form S-1, dated May 20, 1988.

******Incorporated by reference to Registrant's Annual Report on Form 10-K for
      the fiscal year ended December 31, 1992, File No. 0-15643.


                                      IV-5
<PAGE>

                                   SIGNATURES

Pursuant to the requirements 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 on the 29th day of March, 2000.

NATIONAL LEASE INCOME FUND 6, L.P.

By:   ALI EQUIPMENT MANAGEMENT CORP.
      Managing General Partner

                                                                Date

By:   /s/ Michael L. Ashner                                March 29, 2000
      ---------------------------
      Michael L. Ashner
      President and Director


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 in their
capacities as directors and/or officers (as to the Managing General Partner) on
the date indicated below.

     Signature                            Title                   Date

/s/ Michael L. Ashner             President and Director      March 29, 2000
----------------------
Michael L. Ashner

/s/ Carolyn Tiffany               Vice President              March 29, 2000
----------------------            and Treasurer
Carolyn Tiffany
<PAGE>



EXHIBIT INDEX

                                                                         Page
Exhibit                                                                 Number
-------                                                                 ------

3.1   Certificate of Limited Partnership of Registrant, filed on
      July 11, 1986.*

3.2   Partnership Agreement of Registrant, dated as of July 21,
      1986, as amended and restated as of December 22, 1986
      (included as Exhibit A to Exhibit 28).**

3.3   Amendment to Certificate of Limited Partnership.

10.1  Participation Agreement, dated as of June 1, 1988, among
      First Security Bank of Utah, N.A. (the "Bank"), Registrant
      and Midway Airlines, Inc.***

10.2  Lease Agreement, dated as of June 1, 1988, between the Bank
      and Midway Airlines, Inc.***

10.3  Aircraft Purchase Agreement, dated as of June 1, 1988, among
      the Bank, Registrant and Midway Airlines, Inc.***

10.4  Participation Agreement, dated as of July 15, 1988, among
      the Bank, Registrant and Aloha Airlines, Inc.***

10.5  Lease Agreement, dated as of July 15, 1988, between the Bank
      and Aloha Airlines, Inc.***

10.6  Aircraft Purchase Agreement, dated as of July 15, 1988,
      between the Bank and Aloha Airlines, Inc.***

10.7  Participation Agreement, dated as of October 25, 1988, among
      the Bank, Registrant, Security Pacific Equipment Leasing,
      Inc. and Hawaiian Airlines.***

10.8  Aircraft Lease, dated as of October 25, 1988, between the
      Bank and Hawaiian Airlines, Inc.***

10.9  Aircraft Purchase Agreement, dated as of May 5, 1988,
      between Hawaiian Airlines, Inc. and Trust Company for USL,
      Inc.***

10.10 Lease Agreement, dated as of January 3, 1989, between the
      Bank and Southwest Airlines Co.***

10.11 Mortgage and Security Agreement, dated as of January 3,
      1989, between the Bank and John Hancock Leasing
      Corporation.***

10.12 Participation Agreement, dated as of January 3, 1989, among
      the Bank, Registrant, Southwest Airlines Co. and John
      Hancock Leasing Corporation.***

10.13 Lease Agreement, dated as of January 4, 1989, between the
      Bank and Southwest Airlines Co.***

<PAGE>

10.14 Mortgage and Security Agreement, dated as of January 4,
      1989, between the Bank and John Hancock Leasing
      Corporation.***

10.15 Participation Agreement, dated as of January 4, 1989, among
      the Bank, Registrant, Southwest Airlines Co. and John
      Hancock Leasing Corporation. ***

10.16 Loan Agreement, dated as of January 17, 1989, among
      Registrant, the Bank, John Hancock Leasing Corporation, New
      England Mutual Life Insurance Company and Meridian Trust
      Company.***

10.17 Loan Agreement, dated as of January 18, 1989, among
      Registrant, the Bank, John Hancock Leasing Corporation, New
      England Mutual Life Insurance Company and Meridian Trust
      Company.***

10.18 Management  Agreement  between  Registrant  and ALI  Leasing
      Service Corp., dated July 20, 1986.****

10.19 Acquisition and Disposition Services Agreement between
      Registrant and ALI Leasing Service Corp., dated July 20,
      1986.*****

10.20 Settlement Agreement, dated as of August 21, 1992, between
      First Security Bank of Utah, N.A. and Alaska Airlines,
      Inc.******

10.21 Escrow Agreement, dated August 21, 1992, between Alaska
      Airlines, Inc. and First Security Bank of Utah, N.A.******

10.22 Lease Amendment No. 2, dated as of November 5, 1992, between
      Hawaiian Airlines, Inc. and First Security Bank of Utah,
      N.A.******

10.23 Mortgage Amendment No. 2, dated as of November 5, 1992
      between First Security Bank of Utah, N.A. and Security
      Pacific Equipment Leasing, Inc.******

10.24 Interim Settlement Agreement, dated as of January 27, 1993
      between Integrated Aircraft Corp., IAC Leasing Corp. IV, IAC
      Leasing Corp V, Integrated Aircraft Fund Management Corp and
      ALI Equipment Management Corp. and Hawaiian Airlines,
      Inc.******

10.25 Agreement dated as of March 4, 1993, between Aircraft Income
      Partners, L.P., Aircraft Income Partners II, L.P., and
      National Lease Income Fund 6, L.P. and HAL, Inc. and
      Hawaiian Airlines, Inc.******

10.26 Form of Lease Agreement, dated as of January 5, 1993,
      between First Security Bank of Utah, N.A., as Trustee for
      the benefits of Registrant and Continental Airlines. Note:
      substantially identical leases in all material respects
      except for aircraft specific references were entered into
      with respect to two aircraft owned by First Security Bank of
      Utah, N.A., for the benefit of Registrant.******

10.27 Form of Participation Agreement, dated as of January 5,
      1993, among First Security Bank of Utah, N.A., Registrant
      and Continental Airlines. Note: substantially identical
      agreements in all material respects except for aircraft
      specific references were entered into with respect to two
      aircraft owned by First Security Bank of Utah, N.A., for the
      benefit of Registrant.******
<PAGE>

10.28 Second Lease Extension Agreement, dated as of July 5, 1995,
      between First Security Bank of Utah, National Association
      and Southwest Airlines Co.

10.29 Second Lease Extension Agreement, dated as of July 5, 1995,
      between First Security Bank of Utah, National Association
      and Southwest Airlines Co.

10.30 Second Lease Amendment and Extension Agreement, dated as of
      July 12, 1995, between First Security Bank of Utah, National
      Association and Aloha Airlines Inc.

10.31 Purchase Agreement, dated as of March 31, 1995, between
      Coastal Airlines ("Purchaser"), First Security Bank of Utah,
      National Association ("Trustee") and National Lease Income
      Fund 6 L.P. ("Beneficiary").

10.32 Amended and Restated Aircraft Purchase Agreement, dated as
      of September 7, 1995, between ELTA Electronics Industries
      Ltd. ("Purchaser Beneficiary"), First Security Bank of Utah,
      National Association ("Purchaser"), National Lease Income
      Fund 6 L.P. ("Seller Beneficiary") and First Security Bank
      of Utah, National Association ("Seller").

28    Prospectus of Registrant, dated December 31, 1986, as
      supplemented by supplements dated March 13, 1987, July 6,
      1987, September 1, 1987, November 30, 1987, March 25, 1988
      and May 16, 1988.***

------------------------
*     Incorporated by reference to Exhibit 4 to Registrant's Registration
      Statement on Form S-1, dated August 13, 1986.

**    Incorporated by reference to Post-Effective Amendment No. 5 to
      Registrant's Registration Statement on Form S-1, dated May 20, 1988.

***   Incorporated by reference to Post-Effective Amendment No. 5 to
      Registrant's Registration Statement on Form S-1, dated May 20, 1988.

****  Incorporated by reference to Exhibit 10(b) to Registrant's Registration
      Statement on Form S-1, dated May 20, 1988.

***** Incorporated by reference to Exhibit 10(c) to Registrant's Registration
      Statement on Form S-1, dated May 20, 1988.

******Incorporated by reference to Registrant's Annual Report on Form 10-K for
      the fiscal year ended December 31, 1992, File No. 0-15643.