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 June 30, 1998


[ ]   Transition Report Pursuant to 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.)

                  One Insignia Financial Plaza, P.O. Box 1089
                        Greenville, South Carolina 29602
                    (Address of principal executive offices)

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



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


                         PART I - FINANCIAL INFORMATION


ITEM 1.  FINANCIAL STATEMENTS



a)
                         NATIONAL PROPERTY INVESTORS 6

                                 BALANCE SHEET
                                  (Unaudited)

                                 June 30, 1998
                        (in thousands, except unit data)



Assets
  Cash and cash equivalents                                 $  2,957
  Receivables and deposits                                       630
  Restricted escrows                                           1,511
  Other assets                                                   814
  Investment in tenant-in-common property                     14,730
  Investment properties:
       Land                                     $  4,349
       Buildings and related personal property    60,659
                                                  65,008
       Less accumulated depreciation             (42,896)     22,112

                                                            $ 42,754

Liabilities and Partners' Capital (Deficit)

Liabilities
  Accounts payable                                          $    269
  Tenant security deposit liabilities                            199
  Accrued property taxes                                         166
  Other liabilities                                            1,265
  Mortgage notes payable                                      26,135

Partners' Capital (Deficit)
  Limited partners' (109,600 units issued and
       outstanding)                             $ 15,121
  General partner's                                 (401)     14,720

                                                            $ 42,754

                 See Accompanying Notes to Financial Statements


b)
                         NATIONAL PROPERTY INVESTORS 6

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




                             Three Months Ended  Six Months Ended
                                  June 30,           June 30,
                               1998      1997      1998      1997
Revenues:
 Rental income               $ 2,453   $ 2,360   $ 4,885   $ 4,673
 Other income                    203       196       438       430
   Total revenues              2,656     2,556     5,323     5,103

Expenses:
 Operating                     1,208     1,182     2,228     2,179
 Interest                        511       514     1,026     1,029
 Depreciation                    676       661     1,353     1,312
 General and administrative      154        87       253       147
 Property taxes                  116       116       235       232
 Incentive compensation fee      916        --       916        --
   Total expenses              3,581     2,560     6,011     4,899

Equity in net income of
 tenant-in-common property    14,568        68    14,628       179

Net income                   $13,643   $    64   $13,940   $   383

Net income allocated
 to general partner (1%)     $   136   $     1   $   139   $     4

Net income allocated
 to limited partners (99%)    13,507        63    13,801       379
                             $13,643   $    64   $13,940   $   383
Net income per limited
 partnership unit            $123.24   $   .57   $125.92   $  3.46

Distribution per limited
 partnership unit            $  6.22   $    --   $  6.22   $    --

                 See Accompanying Notes to Financial Statements


c)
                         NATIONAL PROPERTY INVESTORS 6

              STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
                                  (Unaudited)
                        (in thousands, except unit data)



                                  Limited
                                Partnership  General    Limited
                                   Units    Partner's  Partners'    Total

Original capital contributions    109,600    $      1   $ 54,800   $ 54,801

Partners' (deficit) capital at
  December 31, 1997               109,600    $  (533)   $  2,002   $  1,469

Distributions to partners              --         (7)       (682)      (689)

Net income for the six
  months ended June 30, 1998           --        139      13,801     13,940

Partners' (deficit) capital at
  June 30, 1998                   109,600    $  (401)   $ 15,121   $ 14,720

                 See Accompanying Notes to Financial Statements


d)
                         NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                  (Unaudited)
                                 (in thousands)


                                                         Six Months Ended
                                                             June 30,
                                                         1998       1997
Cash flows from operating activities:
  Net income                                           $ 13,940   $    383
  Adjustments to reconcile net income to net
    cash provided by operating activities:
    Depreciation                                          1,353      1,312
    Amortization of loan costs                               68         71
    Loss on disposal of property                             15         --
    Equity in net income of tenant-in-common property   (14,628)      (179)
    Change in accounts:
       Receivables and deposits                            (154)       (88)
       Other assets                                         136         46
       Accounts payable                                     132        (93)
       Tenant security deposit liabilities                    5        (32)
       Accrued property taxes                                28        131
       Other liabilities                                    935       (153)

     Net cash provided by operating activities            1,830      1,398

Cash flows from investing activities:
   Property improvements and replacements                  (689)      (886)
   Net receipts from (deposits to) restricted escrows       176       (230)
   Distributions from tenant-in-common property              --        759

     Net cash used in investing activities                 (513)      (357)

Cash flows from financing activities:
   Distributions paid                                      (689)   (10,621)
   Loan costs paid                                           --        (53)

     Net cash used in financing activities                 (689)   (10,674)

Net increase (decrease) in cash and cash equivalents        628     (9,633)

Cash and cash equivalents at beginning of period          2,329     13,933

Cash and cash equivalents at end of period             $  2,957   $  4,300

Supplemental information:
  Cash paid for interest                               $    958   $    958

                 See Accompanying Notes to Financial Statements


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") 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 and six month periods ended June 30, 1998, are not necessarily indicative
of the results that may be expected for the fiscal year ending December 31,
1998.  For further information, refer to the financial statements and footnotes
thereto included in the Partnership's annual report on Form 10-KSB for the year
ended December 31, 1997.

Certain reclassifications have been made to the 1997 information to conform to
the 1998 presentation (see "Note B").

NOTE B - CHANGE IN METHOD OF REPORTING THE OWNERSHIP OF TENANT-IN-COMMON
PROPERTY

National Property Investors 6 owned a 75.972% interest in The Village Apartments
(the "Village") (see "Note D").  On June 30, 1998, the property was sold.
Through the third quarter of 1997, the Partnership consolidated its pro rata
share of assets, liabilities and operations of the Village. During the fourth
quarter of 1997, the Partnership decided to reflect its interest in the Village
utilizing the equity method due to the inability of the Partnership to control
the major operating and financial policies of the Village. Under the equity
method, the original investment is increased by advances to the Village and the
Partnership's share of the earnings of the Village.  The investment is decreased
by distributions from the Village and the Partnership's share of losses of the
Village. At June 30, 1998, the Partnership's investment account had a balance of
approximately $14,730,000, which primarily represented undistributed cash from
the property sale on that date.

The statements of operations and cash flows for the period ended June 30, 1997
have been restated to reflect this change as a change in the reporting entity.
Additionally, certain reclassifications were made in the 1997 statements of
operations to conform to the current year presentation. These changes had no
effect on the net income of the Partnership or on the net income per limited
partnership unit.

NOTE C - 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 Managing General Partner is wholly-owned by Insignia
Properties Trust ("IPT"), an affiliate of Insignia Financial Group, Inc.
("Insignia"). 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 Insignia were incurred during the
six month periods ended June 30, 1998 and 1997 (in thousands):


                                                     1998         1997

Property management fees (included in operating
    expenses)                                        $265         $248
Reimbursement for services of affiliates
   (included in general and administrative
   and operating expenses)                            152          116

In addition, the Partnership paid approximately $51,000 and $43,000 during the
six month periods ended June 30, 1998 and 1997, respectively, to an affiliate of
the Managing General Partner for construction oversight reimbursements related
to capital improvements and major repair projects.  These costs are included in
investment properties and operating expense.  The Partnership also accrued an
incentive compensation fee of approximately $916,000 relating to the sale of the
Partnership's tenant-in-common property, the Village (see "Note D").  This fee
will be paid to the Managing General Partner once the limited partners have
received distributions equal to the Net Tangible Asset Value for each unit
($201.67 per unit) plus a six percent cumulative, non-compounded return thereon,
as defined in and dictated by the partnership agreement.

Also, for services relating to the administration of the Partnership and
operation of the partnership 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 was entitled to receive
$150,000 in 1996, which was accrued in 1996 and paid in January 1997.  The
Managing General Partner earned and received approximately $61,000 during the
first half of 1998.  No such reimbursements were earned during the six months
ended June 30, 1997.

For the period from January 1, 1997, to August 31, 1997, the Partnership insured
its properties under a master policy through an agency affiliated with the
Managing General Partner with an insurer unaffiliated with the Managing General
Partner.  An affiliate of the Managing General Partner acquired, in the
acquisition of a business, certain financial obligations from an insurance
agency, which was later acquired by the agent who placed the master policy.  The
agent assumed the financial obligations to the affiliate of the Managing General
Partner, which received payments on these obligations from the agent. The amount
of the Partnership's insurance premiums that accrued to the benefit of the
affiliate of the Managing General Partner by virtue of the agent's obligations
was not significant.

On March 17, 1998, Insignia entered into an agreement to merge its national
residential property management operations, and its controlling interest in IPT,
with Apartment Investment and Management Company ("AIMCO"), a publicly traded
real estate investment trust.  The closing, which is anticipated to happen in
September or October of 1998, is subject to customary conditions, including
government approvals and the approval of Insignia's shareholders.  If the
closing occurs, AIMCO will then control the Managing General Partner of the
Partnership.

NOTE D - TENANT-IN-COMMON PROPERTY

The Partnership owned the Village as a tenant-in-common with National Property
Investors 5 ("NPI 5"), an affiliated public limited partnership. NPI 5 acquired
a 24.028% undivided interest with the Partnership owning the remaining 75.972%.
Effective December 31, 1997, the property is accounted for under the equity
method of accounting (see "Note B").

On June 30, 1998, the Village, located in Voorhees Township, New Jersey, was
sold to an unaffiliated party for an adjusted sales price of approximately
$30,102,000. After repayment of the mortgage note payable and closing expenses,
the net proceeds from the sale were approximately $18,098,000.  For financial
statement purposes, the sale resulted in a gain of approximately $19,946,000.
An extraordinary loss on early extinguishment of debt of approximately $840,000,
representing prepayment penalties and the write off of the remaining unamortized
loan costs, was also recorded.

The condensed balance sheet of the Village at June 30, 1998, is summarized as
follows (in thousands):

                                      June 30,
Assets                                  1998

Cash                                   $19,442
   Total                               $19,442

Liabilities and Partners' Capital

Accrued liabilities                    $    53
Partners capital                        19,389
   Total                               $19,442

Condensed statements of operations of the Village for the three and six month
periods ended June 30, 1998 and 1997 are as follows (in thousands):

                                    Three Months Ended   Six Months Ended
                                          June 30,            June 30,
                                     1998      1997      1998      1997
Revenues:
 Rental income                     $ 1,099   $ 1,093   $ 2,181   $ 2,158
 Other income                           66        62       118       122
 Gain on sale of property           19,946        --    19,946        --

   Total revenues                   21,111     1,155    22,245     2,280

Expenses:
 Operating and other expenses          579       627     1,192     1,167
 Depreciation                          197       193       395       382
 Mortgage interest                     240       247       485       496

   Total expenses                    1,016     1,067     2,072     2,045

Income before extraordinary loss    20,095        88    20,173       235

Extraordinary loss on early
 extinguishment of debt               (840)       --      (840)       --

Net income                         $19,255   $    88   $19,333   $   235


NOTE E - PROFORMA FINANCIAL INFORMATION

The following unaudited pro forma information reflects the operations of the
Partnership for the six months ended June 30, 1998 and 1997, as if the Village
had been sold prior to January 1, 1997 (in thousands).

                                             Proforma Results
                                           of Operations for the
                                             Six Months Ended
                                                 June 30,
                                              1998       1997

Revenues                                     $5,323     $5,103
Expenses                                      5,095      4,899
Net income                                      228        204
Net income per limited partnership unit        2.06       1.84

These proforma adjustments are not necessarily reflective of the results that
actually would have occurred if the sale had been in effect as of and for the
periods presented or what may be achieved in the future.

NOTE F - DISTRIBUTIONS

In December 1996, the Partnership declared a distribution of approximately
$10,621,000 payable to the partners.  The distribution was paid in January 1997,
with approximately $10,515,000 being paid to the limited partners ($95.94 per
limited partnership unit) and approximately $106,000 being paid to the Managing
General Partner.  The distribution represented net proceeds from the mortgage
refinancings in 1996 and cash from operations.

In June 1998, the Partnership distributed approximately $689,000 to the
partners. Approximately $682,000 was paid to the limited partners ($6.22 per
limited partnership unit), and approximately $7,000 was paid to the Managing
General Partner. The distribution represented cash from operations.  A
distribution representing the Partnership's share of the proceeds from the sale
of the Village of approximately $13,750,000 and approximately $280,000 from
operations was paid to the partners in July 1998.


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

The Partnership's investment properties consist of six apartment complexes.  The
following table sets forth the average occupancy of the properties for the six
month periods ended June 30, 1998 and 1997:


                                          Average
                                         Occupancy
Property                             1998         1997

Ski Lodge Apartments
  Montgomery, Alabama                94%          91%

Panorama Terrace II Apartments
  Birmingham, Alabama                88%          89%

Place du Plantier Apartments
  Baton Rouge, Louisiana             90%          92%

Fairway View I Apartments
  Baton Rouge, Louisiana             94%          92%

Colony at Kenilworth Apartments
  Towson, Maryland                   87%          84%

Alpine Village Apartments
  Birmingham, Alabama                92%          94%

The Managing General Partner attributes the occupancy increase at Ski Lodge to
improved conditions in the local market.  Colony at Kenilworth's increased
occupancy is the result of a new marketing program started in 1997, which
focuses on marketing the property to students at the area colleges and
universities.  Management continues to monitor and adjust rental rates at all
properties to maximize total revenue.

On June 29, 1998, the Partnership's tenant-in-common property, the Village,
located in Voorhees Township, New Jersey, was sold to an unaffiliated party for
an adjusted sales price of approximately $30,102,000.  After repayment of the
mortgage note payable and closing expenses, the net proceeds from the sale were
approximately $18,098,000.  For financial statement purposes, the sale resulted
in a gain of approximately $19,946,000.  An extraordinary loss on early
extinguishment of debt of approximately $840,000, representing prepayment
penalties and the write off of the remaining unamortized loan costs, was also
recorded.  The Partnership's share of the net income of the tenant-in-common
property was approximately $14,568,000 and $14,628,000 for the three and six
month periods ended June 30, 1998.

The Partnership's net income for the six months ended June 30, 1998 was
approximately $13,940,000, compared to net income of approximately $383,000 for
the six months ended June 30, 1997.  The Partnership's net income for the three
months ended June 30, 1998 was approximately $13,643,000, compared to net income
of approximately $64,000 for the three months ended June 30, 1997.  The increase
in net income for the three and six months ended June 30, 1998, as compared to
the corresponding periods of 1997, is primarily attributable to the increase in
the Partnership's share of the net income of the tenant-in-common property, as a
result of the gain recognized on the sale of the Village, as discussed above.
Also contributing to the increase in net income was an increase in rental
revenue due to increased rental rates at Place du Plantier and Fairway View and
increased occupancy at Ski Lodge and Colony at Kenilworth.  Partially offsetting
the increased rental income and the increase in equity in net income of the
tenant-in-common property was the accrual of an Incentive Compensation Fee
related to the sale of the Village.  The fee is subordinated to the limited
partners receiving a certain level of distributions (see "Item 1. Note C -
Transactions with Affiliated Parties").  In addition, general and administrative
expenses increased due to increased expense reimbursements, including
approximately $61,000 of non-accountable expense reimbursement paid as a result
of the June 1998 distribution of cash from operations.

Included in operating expense for the six months ended June 30, 1998 was
approximately $155,000 of major repairs and maintenance comprised primarily of
exterior building repairs, landscaping and exterior painting.  Included in
operating expense for the six months ended June 30, 1997 was approximately
$130,000 of major repairs and maintenance comprised primarily of exterior
building and swimming pool repairs and landscaping.

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.

At June 30, 1998, the Partnership had cash and cash equivalents of approximately
$2,957,000 compared to approximately $4,300,000 at June 30, 1997.  The net
increase in cash and cash equivalents for the period ended June 30, 1998 was
$628,000 compared to a net decrease of $9,633,000 for the period ended June 30,
1997.  Net cash provided by operating activities increased primarily due to an
increase in rental revenues and the decrease in cash used for accounts payable
and other liabilities in 1998 due to the timing of payments. Net cash used in
investing activities increased due to a distribution from the tenant-in-common
property being included in 1997 investing activities.  Net cash used in
financing activities decreased due to a decrease in distributions paid.

The Managing General Partner has extended to the Partnership a $500,000 line of
credit.  At the present time, the Partnership has no outstanding amounts due
under this line of credit, and the Managing General Partner does not anticipate
the need to borrow in the near future.  Other than cash and cash equivalents,
the line of credit is the Partnership's only unused source of liquidity.

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.  Such assets are
currently thought to be sufficient for any near-term needs of the Partnership.
The mortgage indebtedness of $26,135,000 matures November 1, 2003, with balloon
payments due at maturity at which time the properties will either be refinanced
or sold.  Future cash distributions will depend on the levels of net cash
generated from operations, property sales, refinancings, and the availability of
cash reserves.  The Partnership declared a distribution of $10,621,000 in 1996,
which was paid in January 1997.  No other distributions were declared or paid
during the first half of 1997.  Distributions of cash from operations of
$689,000 were paid to the partners during the second quarter of 1998. A
distribution representing the Partnership's share of the proceeds from the sale
of the Village of approximately $13,750,000 and approximately $280,000 from
operations was paid to the partners in July 1998.

Year 2000

The Partnership is dependent upon the Managing General Partner and Insignia for
management and administrative services.  Insignia has completed an assessment
and will have to modify or replace portions of its software so that its computer
systems will function properly with respect to dates in the year 2000 and
thereafter (the "Year 2000 Issue").  The project is estimated to be completed
not later than December 31, 1998, which is prior to any anticipated impact on
its operating systems.  The Managing General Partner believes that with
modifications to existing software and conversions to new software, the Year
2000 Issue will not pose significant operational problems for its computer
systems. However, if such modifications and conversions are not made, or are not
completed timely, the Year 2000 Issue could have a material impact on the
operations of the Partnership.

Other

Certain items discussed in this quarterly report may constitute forward-looking
statements within the meaning of the Private Securities Litigation Reform Act of
1995 (the "Reform Act") and as such may involve known and unknown risks,
uncertainties and other factors which may cause the actual results, performance
or achievements of the Partnership to be materially different from any future
results, performance or achievements expressed or implied by such forward-
looking statements. Such forward-looking statements speak only as of the date of
this quarterly report. The Partnership expressly disclaims any obligation or
undertaking to release publicly any updates of revisions to any forward-looking
statements contained herein to reflect any change in the Partnership's
expectations with regard thereto or any change in events, conditions or
circumstances on which any such statement is based.


                          PART II - OTHER INFORMATION

ITEM 1.   LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership commenced an action entitled Rosalie Nuanes, et al. v. Insignia
Financial Group, Inc., et al. in the Superior Court of the State of California
for the County of San Mateo.  The plaintiffs named as defendants, among others,
the Partnership, the Managing General Partner and several of their affiliated
partnerships and corporate entities.  The complaint purports to assert claims on
behalf of a class of limited partners and derivatively on behalf of a number of
limited partnerships (including the Partnership) which are named as nominal
defendants, challenging the acquisition by Insignia and its affiliates of
interests in certain general partner entities, past tender offers by Insignia
affiliates to acquire limited partnership units, the management of partnerships
by Insignia affiliates, as well as a recently announced agreement between
Insignia and AIMCO.  The complaint seeks monetary damages and equitable relief,
including judicial dissolution of the Partnership.  In lieu of responding to the
motion, the plaintiffs have filed an amended complaint.  The Managing General 
Partner believes the action to be without merit, and intends to vigorously 
defend it.  On June 25, 1998, the Managing General Partner filed a motion 
seeking dismissal of the action.

The Partnership is unaware of any other pending or outstanding litigation that
is not of a routine nature.  The Managing General Partner of the Partnership
believes that all such pending or outstanding litigation will be resolved
without a material adverse effect upon the business, financial condition or
operations of the Partnership.

ITEM 6.  EXHIBITS AND REPORTS ON FORM 8-K

  a) Exhibits:  See exhibit index contained herein.

  b) Reports on Form 8-K:  A Form 8-K dated June 30, 1998, was filed on July 15,
     1998 reporting the sale of The Village Apartments, a tenant-in-common
     investment.


                                   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/William H. Jarrard, Jr.
                                   William H. Jarrard, Jr.
                                   President and Director


                           By:     /s/Ronald Uretta
                                   Ronald Uretta
                                   Vice President and Treasurer


                           Date:   August 13, 1998

                         NATIONAL PROPERTY INVESTORS 6
                                 EXHIBIT INDEX


Exhibit Number                     Description of Exhibit

    10.27      Contract to Purchase and Sell dated May 1, 1998 by and
               between National Property Investors 6, a California limited
               partnership, and Apartment Group Limited, L.L.C. a New Jersey
               Limited Liability Company, relating to the Village Apartments.

      27       Financial Data Schedule