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, 2000


[ ] 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)

                                  June 30, 2000
<TABLE>
<CAPTION>

Assets

<S>                                                                          <C>
   Cash and cash equivalents                                                 $  425
   Receivables and deposits                                                     917
   Restricted escrows                                                           368
   Other assets                                                                 647
   Investment properties:
       Land                                                  $  4,349
       Buildings and related personal property                 66,708
                                                               71,057
       Less accumulated depreciation                          (48,893)       22,164
                                                                           $ 24,521

Liabilities and Partners' Deficit
Liabilities

   Accounts payable                                                          $   94
   Tenant security deposit liabilities                                          256
   Accrued property taxes                                                       184
   Other liabilities                                                            430
   Mortgage notes payable                                                    26,135

Partners' Deficit

   General partner                                            $  (574)
   Limited partners (109,600 units
      issued and outstanding)                                  (2,004)       (2,578)
                                                                           $ 24,521
</TABLE>

                   See Accompanying Notes to Financial Statements

<PAGE>

b)

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF OPERATIONS

                                   (Unaudited)

                          (in thousands, except unit data)

<TABLE>
<CAPTION>

                                         Three Months Ended         Six Months Ended
                                              June 30,                  June 30,
                                          2000         1999         2000        1999
Revenues:                                           (Restated)               (Restated)
<S>                                     <C>           <C>         <C>         <C>
  Rental income                         $ 2,646       $ 2,574     $ 5,289     $ 5,119
  Other income                              254           172         433         332
  Casualty gain                              --            --          --         273
    Total revenues                        2,900         2,746       5,722       5,724

Expenses:
  Operating                               1,006         1,068       2,090       2,129
  Interest                                  514           514       1,029       1,029
  Depreciation                              884           721       1,720       1,457
  General and administrative                231            65         366         158
  Property taxes                            137           125         283         271
    Total expenses                        2,772         2,493       5,488       5,044

Income before cumulative effect
  of a change in accounting
  principle                                 128           253         234         680
Cumulative effect on prior years
  of change in accounting for the
  cost of exterior painting and
  major landscaping                          --            --          --         302

Net income                               $  128         $ 253       $ 234       $ 982

Net income allocated to general
  partner (1%)                            $   1           $ 3         $ 2        $ 10
Net income allocated to limited
  partners (99%)                            127           250         232         972

                                         $  128         $ 253       $ 234       $ 982
Per limited partnership unit:
  Income before cumulative effect
   of a change in accounting
   principle                             $ 1.16       $ 2.28       $ 2.12      $ 6.14
  Cumulative effect on prior
   years of a change in accounting
   for the cost of exterior
   painting and major landscaping            --            --          --        2.73

Net income                               $ 1.16       $ 2.28       $ 2.12      $ 8.87

Distribution per limited

  partnership unit                      $ 12.70        $ --       $ 18.35       $ --

</TABLE>

                   See Accompanying Notes to Financial Statements

<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, 1999                 109,600      $ (556)     $ (225)      $ (781)

Distributions to partners                 --         (20)      (2,011)      (2,031)

Net income for the six months
   ended June 30, 2000                    --           2          232          234

Partners' deficit at

   June 30, 2000                     109,600      $ (574)     $(2,004)     $(2,578)
</TABLE>

                   See Accompanying Notes to Financial Statements

<PAGE>
d)

                           NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS

                                   (Unaudited)

                                   (in thousands)
<TABLE>
<CAPTION>

                                                                  Six Months Ended
                                                                        June 30,

                                                                  2000        1999
Cash flows from operating activities:                                      (Restated)
<S>                                                              <C>          <C>
  Net income                                                     $ 234        $  982
  Adjustments to reconcile net income to net cash provided
   by operating activities:
   Depreciation                                                   1,720        1,457
   Amortization of loan costs                                        71           71
   Casualty gain                                                     --         (273)
   Cumulative effect on prior years of change in
      accounting principle                                           --         (302)
   Change in accounts:
      Receivables and deposits                                     (555)        (358)
      Other assets                                                   71           19
      Accounts payable                                              (34)        (236)
      Tenant security deposit liabilities                            17            3
      Accrued property taxes                                          1           60
      Payable to affiliate                                         (916)          --
      Other liabilities                                             (32)          67
       Net cash provided by operating activities                    577        1,490

Cash flows from investing activities:

  Property improvements and replacements                           (597)      (1,845)
  Net (deposit to) withdrawals from restricted escrows              (62)         271
  Net insurance proceeds received                                    --          343
       Net cash used in investing activities                       (659)      (1,231)

Cash flows used in financing activities:

  Distributions to partners                                      (2,031)          --

Net (decrease) increase in cash and cash equivalents             (2,113)         259

Cash and cash equivalents at beginning of period                  2,538        1,501

Cash and cash equivalents at end of period                       $ 425       $ 1,760

Supplemental disclosure of cash flow information:
  Cash paid for interest                                         $ 958        $ 958

At  December  31, 1999  approximately  $101,000  of  property  improvements  and
replacements were included in accounts payable.
</TABLE>

                   See Accompanying Notes to Financial Statements

<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 and six  month  periods  ended  June 30,  2000,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2000.  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, 1999.

Change in Accounting Principle

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the  Managing  General  Partner.  This  accounting  change was first
reported  during the fourth  quarter  of 1999.  Accordingly,  net income for the
three and six month periods ended June 30, 1999 has been restated to reflect the
accounting change as if it were reported then. This adjustment  increased income
before  the  cumulative  effect of the  accounting  change for the three and six
month periods ended June 30, 1999 by  approximately  $118,000 ($1.07 per limited
partnership  unit) and  approximately  $97,000  ($0.88 per  limited  partnership
unit), respectively.  The cumulative effect adjustment of approximately $302,000
is the result of applying  the  aforementioned  change in  accounting  principle
retroactively  and is included in net income for 1999. The accounting  principle
change will not have an effect on cash flow, funds available for distribution or
fees payable to the Managing General Partner and affiliates.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Managing General Partner. The Managing General Partner does not believe that
this  transaction  has had or will have a  material  effect on the  affairs  and
operations of the Partnership.

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  Partnership  Agreement  provides  for payments to
affiliates for services and as  reimbursement  of certain  expenses  incurred by
affiliates on behalf of the Partnership.

<PAGE>

The following  transactions with affiliates of the Managing General Partner were
incurred during the six months ended June 30, 2000 and 1999:

                                                                  2000      1999
                                                                  (in thousands)

 Property management fees (included in operating expenses)        $289      $274
 Reimbursement for services of affiliates (included in
   investment properties, operating and general and
   administrative expenses)                                        130       185
 Non accountable reimbursements (included in general and
   administrative expenses)                                        150        --
 Partnership management fee (included in general and
   administrative expenses)                                         35        --

During the six months ended June 30, 2000 and 1999,  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 $289,000 and $274,000 for the
six months ended June 30, 2000 and 1999, respectively.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $130,000 and $185,000 for the
six months ended June 30, 2000 and 1999, respectively.

Also,  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 $150,000
during the six months ended June 30, 2000.  No such  reimbursements  were earned
during the six months ended June 30, 1999.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations.  Approximately  $35,000 of fees have been paid in conjunction  with
the operating  distributions  made during the six months ended June 30, 2000. No
such fee was paid during the six months  ended June 30,  1999,  as no  operating
distributions were made during this period.

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.

AIMCO and its affiliates  currently own 64,116 limited  partnership units in the
Partnership  representing  58.50% 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. As a result of its
ownership  of  58.50%  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 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 D - Casualty Events

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately $186,000 was covered by insurance.
As of June 30, 1999,  approximately  $76,000 of insurance  proceeds  relating to
this event had been received and the remaining proceeds were received during the
second half of 1999.  In January 1999, a second fire at Fairway View I caused an
estimated $448,000 of damage to the property of which approximately $443,000 was
covered by insurance.  As of June 30, 1999,  approximately $267,000 of insurance
proceeds, net of expenses, relating to this event had been received. These fires
damaged 19 units and  construction  was completed  during the fourth  quarter of
1999.   During  the  six  months  ended  June  30,  1999,  a  casualty  gain  of
approximately  $273,000 was recognized  consisting of the net proceeds discussed
above and the write-off of undepreciated assets damaged during the casualties of
approximately $70,000.

Note E - Distributions

During the six months ended June 30, 2000, the Partnership distributed cash from
operations of approximately $2,031,000  (approximately $2,011,000 to the limited
partners, $18.35 per limited partnership unit) to the partners. No distributions
were made during the six month period ending June 30, 1999.

Note F - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The  Partnership  has  one  reportable  segment:   residential  properties.  The
Partnership's  residential  property segment consists of six apartment complexes
located in Alabama (3),  Louisiana (2) and Maryland (1). The  Partnership  rents
apartment units to tenants for terms that are typically twelve months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those of the Partnership as described in the Partnership's Annual Report on Form
10-KSB for the year ended December 31, 1999.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer similar products and services.  Although each of the investment properties
is  managed  separately,  they have been  aggregated  into one  segment  as they
provide services with similar types of products and customers.

Segment  information for the three and six month periods ended June 30, 2000 and
1999, is shown in the tables below (in  thousands).  The "Other" column includes
Partnership administration related items and income and expense not allocated to
the reportable segment.

      Three Months Ended June 30, 2000         Residential     Other      Totals

Rental income                                    $ 2,646       $   --    $ 2,646
Other income                                         253            1        254
Interest expense                                     514           --        514
Depreciation                                         884           --        884
General and administrative expense                    --          231        231
Segment profit (loss)                                358         (230)       128


       Six Months Ended June 30, 2000          Residential     Other      Totals

Rental income                                    $ 5,289       $   --    $ 5,289
Other income                                         430            3        433
Interest expense                                   1,029           --      1,029
Depreciation                                       1,720           --      1,720
General and administrative expense                    --          366        366
Segment profit (loss)                                597         (363)       234
Total assets                                      24,457           64     24,521
Capital expenditures for investment
  properties                                         496           --        496


      Three Months Ended June 30, 1999         Residential    Other      Totals
                                                           (Restated)
Rental income                                    $ 2,574       $  --     $ 2,574
Other income                                         167           5         172
Interest expense                                     514          --         514
Depreciation                                         721          --         721
General and administrative expense                    --          65          65
Segment profit (loss)                                313         (60)        253

<PAGE>


      Six Months Ended June 30, 1999         Residential     Other      Totals
                                                          (Restated)
Rental income                                   $ 5,119       $   --    $ 5,119
Other income                                        317           15        332
Casualty gain                                       273           --        273
Interest expense                                  1,029           --      1,029
Depreciation                                      1,457           --      1,457
General and administrative expense                   --          158        158
Cumulative effect on prior years of
  change in accounting principle                    302           --        302
Segment profit (loss)                             1,125         (143)       982
Total assets                                     26,802          130     26,932
Capital expenditures for investment
  properties                                       1,845          --       1,845


Note G - 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 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; the management of 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 have 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 final 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. The Court will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on August 21, 2000 to address the issue of appointing lead counsel. 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.

Note H - Subsequent Event

Subsequent to June 30, 2000, the Partnership distributed cash from operations of
approximately $196,000  (approximately  $182,000 to the limited partners,  $1.66
per limited partnership unit) to the partners.

<PAGE>

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 six
months ended June 30, 2000 and 1999:

                                                  Average Occupancy

      Property                                     2000       1999

      Ski Lodge Apartments                          91%        94%
         Montgomery, Alabama (1)
      Panorama Terrace II Apartments                94%        95%
         Birmingham, Alabama
      Place du Plantier Apartments                  91%        93%
         Baton Rouge, Louisiana
      Fairway View Apartments                       95%        98%
         Baton Rouge, Louisiana (2)
      Colony at Kenilworth Apartments               96%        90%
         Towson, Maryland (3)
      Alpine Village Apartments                     96%        96%
         Birmingham, Alabama

(1)   The Managing  General  Partner  attributes  the decrease in occupancy to a
      weakened local market.

(2)   The  Managing  General  Partner  attributes  the  decrease in occupancy to
      students moving out during the summer school  session.  In the prior year,
      this  seasonality  effect  was  mitigated  by a major  employer  using the
      property for their summer interns.

(3)   The  Managing  General  Partner  attributes  the  increase in occupancy to
      improved marketing efforts and a strong local economy.

Results of Operations

The  Partnership's  net  income  for the six  months  ended  June  30,  2000 was
approximately  $234,000 compared to net income of approximately $982,000 for the
comparable  period in 1999.  The  Partnership's  net income for the three months
ended  June 30,  2000,  was  approximately  $128,000  compared  to net income of
approximately $253,000 for the three months ended June 30, 1999. The decrease in
net income for the six months ended June 30, 2000 is primarily  attributable  to
the  cumulative  effect on prior years of a change in  accounting  principle and
casualty  gain,  which were both  recognized  during the first  quarter of 1999.
Income  before the  cumulative  effect on prior years of a change in  accounting
principle was approximately  $234,000 and $680,000 for the six months ended June
30, 2000 and 1999,  respectively.  This decrease in income before the cumulative
effect on prior  years of a change in  accounting  principle  for the six months
ended June 30, 2000 is primarily  attributable to an increase in total expenses.
The decrease for the three month period was due to an increase in total expenses
partially  offset  by an  increase  in total  revenues.  The  increase  in total
expenses for both the three and six month  periods ended June 30, 2000 is due to
an increase in depreciation expense and general and administrative  expense. The
increase in depreciation  expense is due to depreciable assets being placed into
service  over  the past  twelve  months  at the  Partnership's  properties.  The
increase  in  general  and  administrative  expense  is  due to an  increase  in
non-accountable  reimbursements  and Partnership  management fees resulting from
distributions made during the first and second quarter of 2000.

Included in general and administrative expense for the six months ended June 30,
2000 and 1999, are  reimbursements to the Managing General Partner allowed under
the Partnership Agreement associated with its management of the Partnership.  In
addition,  costs  associated with the quarterly and annual  communications  with
investors  and  regulatory  agencies  and  the  annual  audit  required  by  the
Partnership Agreement are also included.

For the six months ended June 30, 2000, total revenues remained constant and the
decrease  in the  casualty  gain was offset by the  increase in rental and other
income.  The casualty gain recognized  during the six months ended June 30, 1999
is discussed  below.  For the three months ended June 30, 2000,  total  revenues
increased  due to increases in rental and other  income.  The increase in rental
income is primarily due to an increase in the average  rental rate at all of the
Partnership's  investment properties.  The increase in other income is primarily
due to an  increase  in  miscellaneous  income  and late  charges  at Ski  Lodge
Apartments and Panorama Terrace II Apartments and telephone income at all of the
Partnership's investment properties.

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the  Managing  General  Partner.  This  accounting  change was first
reported  during the fourth  quarter  of 1999.  Accordingly,  net income for the
three and six month periods ended June 30, 1999 has been restated to reflect the
accounting change as if it were reported then. This adjustment  increased income
before  the  cumulative  effect of the  accounting  change for the three and six
month periods ended June 30, 1999 by  approximately  $118,000 ($1.07 per limited
partnership  unit) and  approximately  $97,000  ($0.88 per  limited  partnership
unit), respectively.  The cumulative effect adjustment of approximately $302,000
is the result of applying  the  aforementioned  change in  accounting  principle
retroactively  and is included in net income for 1999. The accounting  principle
change will not have an effect on cash flow, funds available for distribution or
fees payable to the Managing General Partner and affiliates.

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately $186,000 was covered by insurance.
As of June 30, 1999,  approximately  $76,000 of insurance  proceeds  relating to
this event had been received and the remaining proceeds were received during the
second half of 1999.  In January 1999, a second fire at Fairway View I caused an
estimated $448,000 of damage to the property of which approximately $443,000 was
covered by insurance.  As of June 30, 1999,  approximately $267,000 of insurance
proceeds, net of expenses, relating to this event had been received. These fires
damaged 19 units and  construction  was completed  during the fourth  quarter of
1999.   During  the  six  months  ended  June  30,  1999,  a  casualty  gain  of
approximately  $273,000 was recognized  consisting of the net proceeds discussed
above and the write-off of undepreciated assets damaged during the casualties of
approximately $70,000.

<PAGE>

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 June 30, 2000, the Partnership had cash and cash equivalents of approximately
$425,000 as compared to  approximately  $1,760,000 at June 30, 1999. For the six
months ended June 30, 2000, cash and cash equivalents decreased by approximately
$2,113,000 from the Partnership's  year ended December 31, 1999. The decrease in
cash and cash  equivalents  is due to  approximately  $2,031,000 of cash used in
financing  activities  and  approximately  $659,000  of cash  used in  investing
activities  partially  offset by  approximately  $577,000  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 a money market account.

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 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  $201,000 has been budgeted for 2000 for capital  improvements  at
Ski Lodge  Apartments  consisting  primarily  of carpet  replacement,  appliance
replacements,  wall coverings, parking lot improvements,  and HVAC upgrades. The
Partnership  completed  approximately  $139,000 in capital  expenditures  at Ski
Lodge  Apartments  as  of  June  30,  2000,  consisting  primarily  of  interior
decorating,   appliance  replacements,   plumbing  fixture  replacements,  floor
covering  replacements,  and HVAC upgrades.  These improvements were funded from
operating cash flow and replacement  reserves.  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  $49,000 has been  budgeted for 2000 for capital  improvements  at
Panorama   Terrace  II  Apartments   consisting   primarily  of  floor  covering
replacements,   structural   improvements,   and  appliance  replacements.   The
Partnership  completed  approximately $34,000 in budgeted and unbudgeted capital
expenditures at Panorama  Terrace II Apartments as of June 30, 2000,  consisting
primarily of floor covering  replacements,  plumbing  fixture  replacement,  and
other building improvements.  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.

<PAGE>

Place du Plantier Apartments

Approximately  $112,000 has been budgeted for 2000 for capital  improvements  at
Place  du  Plantier   Apartments   consisting   primarily   of  floor   covering
replacements,  appliance  replacements,  plumbing  replacements,  and structural
improvements.   The  Partnership  completed  approximately  $38,000  in  capital
expenditures  at Place du Plantier  Apartments  as of June 30, 2000,  consisting
primarily of light fixture  replacements,  floor covering  replacements,  office
equipment,  and  appliance  replacements.  These  improvements  were funded from
operating cash flow and replacement  reserves.  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  $102,000 has been budgeted for 2000 for capital  improvements  at
Fairway View I Apartments  consisting primarily of floor covering  replacements,
appliance  replacements,  HVAC upgrades,  plumbing enhancements,  and structural
improvements.   The  Partnership  completed  approximately  $61,000  in  capital
expenditures  at  Fairway  View I  Apartments  as of June 30,  2000,  consisting
primarily of building  improvements,  HVAC  upgrades,  office  equipment,  floor
covering  replacements,  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  $539,000 has been budgeted for 2000 for capital  improvements  at
Colony at Kenilworth Apartments consisting primarily of roof replacement,  floor
covering replacements, appliance replacements, lighting upgrades, other building
improvements,  and  wall  coverings.  The  Partnership  completed  approximately
$148,000 in capital  expenditures at Colony at Kenilworth  Apartments as of June
30,  2000,  consisting  primarily  of  building  improvements,   floor  covering
replacements, HVAC replacements, and roof replacements.  These improvements were
funded  from  operating   cash  flow  and   replacement   reserves.   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  $160,000 has been budgeted for 2000 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  $76,000  in  capital
expenditures  at  Alpine  Village  Apartments  as of June 30,  2000,  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.

During the six months ended June 30, 2000, the Partnership distributed cash from
operations of approximately $2,031,000  (approximately $2,011,000 to the limited
partners, $18.35 per limited partnership unit) to the partners. No distributions
were made during the six month period  ending June 30, 1999.  Subsequent to June
30, 2000, the  Partnership  distributed  cash from  operations of  approximately
$196,000  (approximately  $182,000  to the limited  partners,  $1.66 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,  refinancings  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 2000  or  subsequent
periods.

<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 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; the management of 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 have 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 final 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. The Court will entertain applications for lead
counsel which must be filed by August 4, 2000. The Court has scheduled a hearing
on August 21, 2000 to address the issue of appointing lead counsel. 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:

                  Exhibit 27, Financial Data Schedule, is filed as an exhibit to
                  this report.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended June 30, 2000.

<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: