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



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

                                   Form 10-QSB

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

                   For the quarterly period ended March 31, 2001


[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
    ACT OF 1934


                For the transition period from _________to _________

                         Commission file number 0-11864


                           NATIONAL PROPERTY INVESTORS 6
         (Exact name of small business issuer as specified in its charter)



         California                                         13-3140364
(State or other jurisdiction of                          (I.R.S. Employer
 incorporation or organization)                         Identification No.)

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

                                 (864) 239-1000
                           (Issuer's telephone number)


Check  whether the issuer (1) filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 12 months (or for such shorter
period that the registrant was required to file such reports),  and (2) has been
subject to such filing requirements for the past 90 days. Yes X No___



<PAGE>





                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS

a)

                           NATIONAL PROPERTY INVESTORS 6

                                  BALANCE SHEET
                                   (Unaudited)
                          (in thousands, except unit data)

                                 March 31, 2001

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $  788
   Receivables and deposits                                                     721
   Restricted escrows                                                           384
   Other assets                                                                 715
   Investment properties:
       Land                                                  $ 4,349
       Buildings and related personal property                 68,272
                                                               72,621
       Less accumulated depreciation                          (51,562)       21,059
                                                                           $ 23,667
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 215
   Tenant security deposit liabilities                                          274
   Accrued property taxes                                                       115
   Other liabilities                                                            554
   Mortgage notes payable                                                    26,135

Partners' Deficit
   General partner                                            $ (584)
   Limited partners (109,600 units
      issued and outstanding)                                  (3,042)       (3,626)
                                                                           $ 23,667


                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

b)

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF OPERATIONS
                                   (Unaudited)
                          (in thousands, except unit data)


<TABLE>
<CAPTION>

                                                               Three Months Ended
                                                                    March 31,
                                                               2001          2000
Revenues:
<S>                                                           <C>           <C>
  Rental income                                               $2,645        $2,643
  Other income                                                   211           179
       Total revenues                                          2,856         2,822
Expenses:
  Operating                                                    1,082         1,084
  General and administrative                                     174           135
  Depreciation                                                   905           836
  Interest                                                       515           515
  Property taxes                                                 134           146
       Total expenses                                          2,810         2,716

Net income                                                     $ 46          $ 106

Net income allocated to general partner (1%)                   $ --           $ 1
Net income allocated to limited partners (99%)                    46           105

                                                               $ 46          $ 106

Net income per limited partnership unit                       $ 0.42        $ 0.96

Distributions per limited partnership unit                    $ 5.81        $ 5.65

                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

c)

                           NATIONAL PROPERTY INVESTORS 6

                    STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (Unaudited)
                          (in thousands, except unit data)
<TABLE>
<CAPTION>



                                     Limited
                                   Partnership   General      Limited
                                      Units      Partner     Partners       Total

<S>                                  <C>           <C>        <C>          <C>
Original capital contributions       109,600       $ 1        $54,800      $54,801

Partners' deficit at
   December 31, 2000                 109,600      $ (578)     $(2,451)     $(3,029)

Distributions to partners                 --          (6)        (637)        (643)

Net income for the three months
   ended March 31, 2001                   --          --           46           46

Partners' deficit at
   March 31, 2001                    109,600      $ (584)     $(3,042)     $(3,626)


                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

d)

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                   (in thousands)

<TABLE>
<CAPTION>

                                                                    Three Months Ended
                                                                        March 31,
                                                                     2001        2000
Cash flows from operating activities:
<S>                                                                  <C>         <C>
  Net income                                                         $ 46        $ 106
  Adjustments to reconcile net income to net cash provided by
   (used in) operating activities:
     Depreciation                                                      905          836
     Amortization of loan costs                                         36           36
     Change in accounts:
      Receivables and deposits                                         (54)         (48)
      Other assets                                                     (81)         (35)
      Accounts payable                                                  31          (67)
      Tenant security deposit liabilities                               (4)          16
      Accrued property taxes                                           (27)         (34)
      Payable to affiliate                                              --         (916)
      Other liabilities                                                 79          (27)
        Net cash provided by (used in) operating activities            931         (133)

Cash flows from investing activities:
  Property improvements and replacements                              (446)        (352)
  Net deposit to restricted escrows                                    (17)        (115)
        Net cash used in investing activities                         (463)        (467)

Cash flows used in financing activities:
  Distributions to partners                                           (643)        (625)

Net decrease in cash and cash equivalents                             (175)      (1,225)

Cash and cash equivalents at beginning of period                       963        2,538

Cash and cash equivalents at end of period                          $ 788       $ 1,313

Supplemental disclosure of cash flow information:
  Cash paid for interest                                            $ 479        $ 479

At  December  31,  2000  approximately  $86,000  of  property  improvements  and
replacements were included in accounts payable.

                   See Accompanying Notes to Financial Statements
</TABLE>

<PAGE>

e)

                           NATIONAL PROPERTY INVESTORS 6

                          NOTES TO FINANCIAL STATEMENTS
                                   (Unaudited)


Note A - Basis of Presentation

The accompanying unaudited financial statements of National Property Investors 6
(the  "Partnership"  or  "Registrant")  have been  prepared in  accordance  with
generally accepted accounting  principles for interim financial  information and
with  the  instructions  to Form  10-QSB  and Item  310(b)  of  Regulation  S-B.
Accordingly,  they do not include all of the information and footnotes  required
by generally accepted accounting  principles for complete financial  statements.
In the opinion of NPI Equity  Investments,  Inc.  ("NPI Equity" or the "Managing
General  Partner"),  all adjustments  (consisting of normal recurring  accruals)
considered  necessary  for a fair  presentation  have been  included.  Operating
results for the three month  period ended March 31,  2001,  are not  necessarily
indicative  of the  results  that may be  expected  for the fiscal  year  ending
December 31, 2001. For further  information,  refer to the financial  statements
and footnotes thereto included in the Partnership's Annual Report on Form 10-KSB
for the fiscal year ended December 31, 2000. The Managing  General  Partner is a
subsidiary of Apartment Investment and Management Company ("AIMCO"),  a publicly
traded real estate investment trust.

Note B - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership  activities.  The  Partnership  Agreement  provides  for payments to
affiliates for services and as  reimbursement  of certain  expenses  incurred by
affiliates on behalf of the Partnership.

The following  transactions with affiliates of the Managing General Partner were
incurred during the three months ended March 31, 2001 and 2000:

                                                                  2001      2000
                                                                  (in thousands)

 Property management fees (included in operating expenses)        $146      $145
 Reimbursement for services of affiliates (included in
   investment properties, operating and general and
   administrative expenses)                                        104        58
 Non accountable reimbursements (included in general and
   administrative expenses)                                         57        55

During  the three  months  ended  March 31,  2001 and  2000,  affiliates  of the
Managing  General Partner were entitled to receive 5% of gross receipts from all
of the Partnership's  properties for providing property management services. The
Partnership paid to such affiliates  approximately $146,000 and $145,000 for the
three months ended March 31, 2001 and 2000, respectively.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative  expenses amounting to approximately $104,000 and $58,000 for the
three months ended March 31, 2001 and 2000, respectively.

For services relating to the  administration of the Partnership and operation of
the  Partnership's  properties,  the  Managing  General  Partner is  entitled to
receive  payment for  non-accountable  expenses up to a maximum of $150,000  per
year,  based  upon the  number of  Partnership  units  sold,  subject to certain
limitations.  The Managing  General  Partner  earned and received  approximately
$57,000  and  $55,000  during the three  months  ended  March 31, 2001 and 2000,
respectively.

In addition,  approximately $916,000 of incentive management fees resulting from
the sale of The  Village  Apartments  in  September  1998 were  accrued and were
previously  included on the balance sheet as "payable to affiliate".  These fees
are payable to the Managing  General Partner but were  subordinate in payment to
the limited  partners  receiving a cumulative  preferred return specified in the
partnership agreement.  The limited partners received their cumulative preferred
return with the February 2000  distribution and the Managing General Partner was
paid the previously accrued incentive management fee.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,711 limited partnership
units in the Partnership  representing 64.52% of the outstanding units. A number
of these  units were  acquired  pursuant  to tender  offers made by AIMCO or its
affiliates.  It is possible that AIMCO or its  affiliates  will make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result  of its  ownership  of  64.52% of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable to the interest of the Managing General Partner because of its
affiliation  with the  Managing  General  Partner.  However,  the  affiliate  is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner),  (i)  against any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on the  affiliate's  right to vote
each Unit acquired.

Note C - Distributions

During the three months ended March 31, 2001, the Partnership  distributed  cash
from operations of approximately $643,000 (approximately $637,000 to the limited
partners,  $5.81 per limited  partnership  unit) to the partners.  Subsequent to
March 31,  2001,  the  Partnership  declared and paid a cash  distribution  from
operations  of  approximately  $209,000  (approximately  $207,000 to the limited
partners or $1.89 per limited  partnership unit).  During the three months ended
March 31, 2000,  the  Partnership  paid cash  distributions  from  operations of
approximately $625,000  (approximately $619,000 to the limited partners or $5.65
per limited partnership unit) to the partners.

Note D - Segment Reporting

Statement of Financial  Accounting Standards ("SFAS") No. 131, "Disclosure about
Segments of an Enterprise and Related Information" established standards for the
way that public business enterprises report information about operating segments
in annual  financial  statements  and  requires  that those  enterprises  report
selected  information about operating segments in interim financial reports.  It
also establishes  standards for related disclosures about products and services,
geographic  areas,  and  major  customers.  As  defined  in SFAS  No.  131,  the
Partnership  has only one  reportable  segment.  The  Managing  General  Partner
believes that  segment-based  disclosures  will not result in a more  meaningful
presentation than the financial statements as currently presented.

Note E - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  its Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging,  among other things,  the  acquisition of interests in
certain general partner entities by Insignia Financial Group, Inc.  ("Insignia")
and entities which were, at one time, affiliates of Insignia; past tender offers
by the Insignia affiliates to acquire limited  partnership units;  management of
the  partnerships  by the  Insignia  affiliates;  and the Insignia  Merger.  The
plaintiffs  seek  monetary  damages and  equitable  relief,  including  judicial
dissolution of the  Partnership.  On June 25, 1998, the Managing General Partner
filed a motion  seeking  dismissal of the action.  In lieu of  responding to the
motion, the plaintiffs filed an amended complaint.  The Managing General Partner
filed demurrers to the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended complaint.  The Court has also scheduled a hearing
on a motion for class  certification  for August 27, 2001.  Plaintiffs must file
their motion for class  certification  no later than June 15, 2001. The Managing
General Partner does not anticipate that costs associated with this case will be
material to the Partnership's overall operations.

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

ITEM 2.     MANAGEMENT'S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

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

The Partnership's  investment properties consist of six apartment complexes. The
following table sets forth the average occupancy of the properties for the three
months ended March 31, 2001 and 2000:

                                                   Average Occupancy
      Property                                      2001       2000

      Ski Lodge Apartments                          92%        91%
         Montgomery, Alabama
      Panorama Terrace II Apartments                92%        93%
         Birmingham, Alabama
      Place du Plantier Apartments                  97%        93%
         Baton Rouge, Louisiana (1)
      Fairway View Apartments                       91%        95%
         Baton Rouge, Louisiana (2)
      Colony at Kenilworth Apartments               94%        97%
         Towson, Maryland (3)
      Alpine Village Apartments                     92%        96%
         Birmingham, Alabama (4)

(1)   The  Managing  General  Partner  attributes  the  increase in occupancy to
      aggressive marketing efforts.

(2)   The  Managing  General  Partner  attributes  the  decrease in occupancy to
      change in demographics and increased  competition from new construction in
      the area.

(3)   The  Managing  General  Partner  attributes  the  decrease in occupancy to
      vacancies on the  maintenance  staff which  prevented the units from being
      prepared for turn over in a timely manner.

(4)   The  Managing  General  Partner  attributes  the  decrease in occupancy to
      increased competition in the area.

Results of Operations

The  Partnership's  net income for the three  months  ended  March 31,  2001 was
approximately  $46,000 as compared to net income of  approximately  $106,000 for
the three months ended March 31, 2000.  This decrease in net income is primarily
attributable to an increase in total expenses partially offset by an increase in
total  revenues. The  increase in total  revenues is due to an increase in other
income.  The increase in other  income is due to  increases in cable  television
fees at Ski Lodge, Panorama Terrace II and Colony at Kenilworth and increases in
AIMCO  furnished  apartments at Ski Lodge and Fairway View  partially  offset by
decreases in miscellaneous  income at all properties and lease cancellation fees
at Panorama  Terrace II,  Place du Plantier and Colony at  Kenilworth.  Interest
income  increased due to higher average  balances on deposit in interest bearing
accounts.

The increase in total expenses is due to increases in general and administrative
expense and  depreciation  expense.  The increase in general and  administrative
expense is due to an increase in the cost of services included in the management
reimbursements  to the Managing General Partner as allowed under the Partnership
Agreement.  The increase in  depreciation  expense is the result of fixed assets
placed into service during the past twelve months.

Also, included in general and administrative  expense for the three months ended
March 31, 2001 and 2000,  are costs  associated  with the  quarterly  and annual
communications  with  investors  and  regulatory  agencies  and the annual audit
required by the Partnership Agreement.

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

Capital Resources and Liquidity

At  March  31,  2001,  the  Partnership   had  cash  and  cash   equivalents  of
approximately  $788,000  as compared to  approximately  $1,313,000  at March 31,
2000.  For the three  months  ended March 31,  2001,  cash and cash  equivalents
decreased by approximately  $175,000 from the Partnership's  year ended December
31, 2000.  The  decrease in cash and cash  equivalents  is due to  approximately
$643,000 of cash used in financing activities and approximately $463,000 of cash
used in investing activities partially offset by approximately  $931,000 of cash
provided by operating activities.  Cash used in financing activities consists of
distributions  to the partners.  Cash used in investing  activities  consists of
property  improvements and  replacements and net deposits to restricted  escrows
maintained by the mortgage lenders.  The Partnership invests its working capital
reserves in interest bearing accounts.

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

Ski Lodge Apartments

Approximately  $373,000 has been budgeted for 2001 for capital  improvements  at
Ski  Lodge  Apartments  consisting  primarily  of floor  covering  replacements,
appliance  replacements,  wall  coverings,  parking lot  improvements,  interior
decorating and structural improvements.  The Partnership completed approximately
$105,000 in budgeted  capital  expenditures at Ski Lodge  Apartments as of March
31, 2001, consisting primarily of interior decorating, parking lot improvements,
structural enhancements and floor covering replacements. These improvements were
funded from operating cash flow.  Additional  improvements may be considered and
will depend on the physical  condition  of the  property as well as  replacement
reserves and anticipated cash flow generated by the property.

Panorama Terrace II Apartments

Approximately  $39,000 has been  budgeted for 2001 for capital  improvements  at
Panorama   Terrace  II  Apartments   consisting   primarily  of  floor  covering
replacements,  appliance  replacements,  HVAC  replacements  and other  building
improvements.  The  Partnership  completed  approximately  $20,000  in  budgeted
capital  expenditures  at Panorama  Terrace II  Apartments as of March 31, 2001,
consisting   primarily  of  floor  covering   replacements,   plumbing   fixture
replacement,  major  landscaping and HVAC replacement.  These  improvements were
funded from operating cash flow.  Additional  improvements may be considered and
will depend on the physical  condition  of the  property as well as  replacement
reserves and anticipated cash flow generated by the property.

Place du Plantier Apartments

Approximately  $74,000 has been  budgeted for 2001 for capital  improvements  at
Place  du  Plantier   Apartments   consisting   primarily   of  floor   covering
replacements,   appliance  replacements,   and  structural   improvements.   The
Partnership completed  approximately $23,000 in budgeted capital expenditures at
Place du Plantier  Apartments  as of March 31,  2001,  consisting  primarily  of
signage improvements,  floor covering replacements and major landscaping.  These
improvements were funded from operating cash flow.  Additional  improvements may
be considered and will depend on the physical  condition of the property as well
as replacement reserves and anticipated cash flow generated by the property.

Fairway View I Apartments

Approximately  $99,000 has been  budgeted for 2001 for capital  improvements  at
Fairway View I Apartments  consisting primarily of floor covering  replacements,
appliance  replacements,   HVAC  upgrades,   swimming  pool  improvements,   and
structural  improvements.  The Partnership  completed  approximately  $24,000 in
budgeted capital expenditures at Fairway View I Apartments as of March 31, 2001,
consisting primarily of structural enhancements and floor covering and appliance
replacements.   These   improvements  were  funded  from  operating  cash  flow.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Colony at Kenilworth Apartments

Approximately  $458,000 has been budgeted for 2001 for capital  improvements  at
Colony at Kenilworth Apartments consisting primarily of roof replacements, floor
covering  replacements,  appliance  replacements,  HVAC replacements,  and other
building  improvements.  The  Partnership  completed  approximately  $145,000 in
budgeted capital expenditures at Colony at Kenilworth Apartments as of March 31,
2001,  consisting primarily of HVAC improvements,  floor covering  replacements,
swimming  pool,  electrical  breakers,   lighting,   water  heaters,   plumbing,
structural,  maintenance  equipment,  appliances  and roof  replacements.  These
improvements were funded from operating cash flow.  Additional  improvements may
be considered and will depend on the physical  condition of the property as well
as replacement reserves and anticipated cash flow generated by the property.

Alpine Village Apartments

Approximately  $79,000 has been  budgeted for 2001 for capital  improvements  at
Alpine  Village  Apartments  consisting  primarily  of  appliance  replacements,
plumbing  improvements,   other  building   improvements,   and  floor  covering
replacements.  The  Partnership  completed  approximately  $43,000  in  budgeted
capital  expenditures  at  Alpine  Village  Apartments  as of  March  31,  2001,
consisting primarily of floor covering replacements,  plumbing improvements, and
appliance replacements. These improvements were funded from operating cash flow.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

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

The Partnership's  current assets are thought to be sufficient for any near-term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness  of  $26,135,000  requires  interest  payments  only  with the full
payment of principal due in November  2003.  The Managing  General  Partner will
attempt to refinance such indebtedness  and/or sell the properties prior to such
maturity date. If the  properties  cannot be refinanced or sold for a sufficient
amount, the Partnership may risk losing such properties through foreclosure.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such property); or (iii) the liquidation of the Partnership.  The Partnership
has not borrowed under the Partnership Revolver, to date.

During the three months ended March 31, 2001, the Partnership  distributed  cash
from operations of approximately $643,000 (approximately $637,000 to the limited
partners,  $5.81 per limited  partnership  unit) to the partners.  Subsequent to
March 31,  2001,  the  Partnership  declared and paid a cash  distribution  from
operations  of  approximately  $209,000  (approximately  $207,000 to the limited
partners  or $1.89 per limited  partnership  unit) to the  partners.  During the
three months ended March 31, 2000, the Partnership paid cash  distributions from
operations  of  approximately  $625,000  (approximately  $619,000 to the limited
partners  or  $5.65  per  limited   partnership  unit)  to  the  partners.   The
Partnership's  distribution policy is reviewed on a quarterly basis. Future cash
distributions  will depend on the levels of net cash generated from  operations,
the  availability  of  cash  reserves,  and the  timing  of the  debt  maturity,
refinancing and/or property sales. There can be no assurance,  however, that the
Partnership  will  generate  sufficient  funds from  operations  after  required
capital  improvements to permit additional  distributions to its partners during
the remainder of 2001 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 70,711 limited partnership
units in the Partnership  representing 64.52% of the outstanding units. A number
of these  units were  acquired  pursuant  to tender  offers made by AIMCO or its
affiliates.  It is possible that AIMCO or its  affiliates  will make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result  of its  ownership  of  64.52% of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 46,289 of its Units acquired from DeForest Ventures II, L.P. on
January 19, 1996 (the date that Insignia  Financial  Group acquired the stock of
National  Property  Investors,  Inc.,  the then parent  company of the  Managing
General  Partner),  (i)  against any  proposal  to  increase  the fees and other
compensation  payable by the  Partnership to the Managing  General Partner or to
affiliates;  and (ii) on all other matters submitted by it or its affiliates, in
proportion  to the  votes  cast by  non-tendering  unitholders.  Except  for the
foregoing,  no other  limitations are imposed on the  affiliate's  right to vote
each Unit acquired.



<PAGE>


                           PART II - OTHER INFORMATION


ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the  Partnership,  its Managing  General Partner and several of their affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging,  among other things,  the  acquisition of interests in
certain general partner entities by Insignia Financial Group, Inc.  ("Insignia")
and entities which were, at one time, affiliates of Insignia; past tender offers
by the Insignia affiliates to acquire limited  partnership units;  management of
the  partnerships  by the  Insignia  affiliates;  and the Insignia  Merger.  The
plaintiffs  seek  monetary  damages and  equitable  relief,  including  judicial
dissolution of the  Partnership.  On June 25, 1998, the Managing General Partner
filed a motion  seeking  dismissal of the action.  In lieu of  responding to the
motion, the plaintiffs filed an amended complaint.  The Managing General Partner
filed demurrers to the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended complaint.  The Court has also scheduled a hearing
on a motion for class  certification  for August 27, 2001.  Plaintiffs must file
their motion for class  certification  no later than June 15, 2001. The Managing
General Partner does not anticipate that costs associated with this case will be
material to the Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  None.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended March 31, 2001.




<PAGE>



                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.



                                    NATIONAL PROPERTY INVESTORS 6


                                    By:   NPI EQUITY INVESTMENTS, INC.
                                          Its Managing General Partner


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


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


                                    Date: