UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB

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

                 For the quarterly period ended September 30, 2002


[ ]   TRANSITION REPORT UNDER 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)

<PAGE>


                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS



                          NATIONAL PROPERTY INVESTORS 6

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

                               September 30, 2002

<TABLE>
<CAPTION>


Assets
<S>                                                                         <C>
   Cash and cash equivalents                                                $ 1,062
   Receivables and deposits                                                     429
   Restricted escrows                                                           453
   Other assets                                                               1,225
   Investment properties:
       Land                                                  $ 4,019
       Buildings and related personal property                 65,195
                                                               69,214
       Less accumulated depreciation                          (53,045)       16,169
                                                                           $ 19,338
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 72
   Tenant security deposit liabilities                                          210
   Accrued property taxes                                                       226
   Other liabilities                                                            729
   Mortgage notes payable                                                    34,348

Partners' Deficit
   General partner                                            $ (711)
   Limited partners (109,600 units
      issued and outstanding)                                 (15,536)      (16,247)
                                                                           $ 19,338


                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>


                          NATIONAL PROPERTY INVESTORS 6

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

<TABLE>
<CAPTION>

                                                 Three Months Ended      Nine Months Ended
                                                   September 30,           September 30,
                                                  2002        2001        2002        2001
Revenues:                                                  (Restated)              (Restated)
<S>                                             <C>         <C>         <C>         <C>
  Rental income                                 $ 2,498     $ 2,455     $ 7,469     $ 7,356
  Other income                                      226         227         613         582
    Total revenues                                2,724       2,682       8,082       7,938

Expenses:
  Operating                                       1,051       1,088       2,888       2,978
  General and administrative                        111         125         557         462
  Depreciation                                      810         823       2,503       2,524
  Property taxes                                    135         131         394         371
  Interest                                          655         611       2,003       1,590
  Loss on early extinguishment of debt               --          43          --         142
    Total expenses                                2,762       2,821       8,345       8,067

Loss from continuing operations                     (38)       (139)       (263)       (129)
Income (loss) from discontinued operations           --          19          --         (39)
Gain from sale of discontinued operations            --       1,123          --       1,123
Loss on early extinguishment of debt from
  discontinued operations                            --        (107)         --        (107)

Net (loss) income                                $ (38)      $ 896       $ (263)     $ 848

Net (loss) income allocated to general
  partner (1%)                                    $ (1)       $ 9         $ (3)       $ 8
Net (loss) income allocated to limited
  partners (99%)                                    (37)        887        (260)        840

                                                 $ (38)      $ 896       $ (263)     $ 848
Per limited partnership unit:
  Loss from continuing operations               $ (0.34)    $ (1.26)    $ (2.37)    $ (1.16)
  Income from discontinued operations                --        9.35          --        8.82

Net (loss) income                               $ (0.34)     $ 8.09     $ (2.37)     $ 7.66

Distribution per limited partnership
  unit                                            $ --      $ 62.29     $ 17.94     $ 71.93

                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

                          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, 2001                 109,600       $ (688)     $(13,310)    $(13,998)

Distributions to partners                 --          (20)       (1,966)      (1,986)

Net loss for the nine months
   ended September 30, 2002               --           (3)         (260)        (263)

Partners' deficit at
   September 30, 2002                109,600       $ (711)     $(15,536)    $(16,247)

                   See Accompanying Notes to Financial Statements
</TABLE>


<PAGE>

                          NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)

<TABLE>
<CAPTION>
                                                                   Nine Months Ended
                                                                     September 30,
                                                                   2002         2001
Cash flows from operating activities:
<S>                                                               <C>          <C>
  Net (loss) income                                               $ (263)      $ 848
  Adjustments to reconcile net (loss) income to net cash
   provided by operating activities:
     Depreciation                                                   2,503        2,664
     Amortization of loan costs                                        68          101
     Gain on sale of investment property                               --       (1,123)
     Loss on early extinguishment of debt                              --          249
     Change in accounts:
       Receivables and deposits                                       408          (91)
       Other assets                                                   (81)        (201)
       Accounts payable                                                34          (96)
       Tenant security deposit liabilities                            (27)         (44)
       Accrued property taxes                                         188           72
       Other liabilities                                              364          (48)
         Net cash provided by operating activities                  3,194        2,331

Cash flows from investing activities:
  Property improvements and replacements                             (598)      (1,212)
  Net withdrawals from restricted escrows                              90           70
  Net proceeds from sale of investment property                        --        2,682
         Net cash (used in) provided by investing activities         (508)       1,540

Cash flows from financing activities:
  Distributions to partners                                        (1,986)      (7,964)
  Proceeds from refinancing                                            --       20,854
  Payments on mortgage notes payable                                 (451)         (52)
  Repayment of mortgage note payable                                   --      (13,235)
  Loan costs paid                                                      --         (666)
         Net cash used in financing activities                     (2,437)      (1,063)

Net increase in cash and cash equivalents                             249        2,808

Cash and cash equivalents at beginning of period                      813          963

Cash and cash equivalents at end of period                        $ 1,062     $ 3,771

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 1,905     $ 1,548


                   See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>
                          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 nine month periods ended  September 30, 2002,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2002.  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, 2001.  The Managing  General
Partner  is  an  affiliate  of  Apartment   Investment  and  Management  Company
("AIMCO"), a publicly traded real estate investment trust.

Effective  January 1, 2002,  the  Partnership  adopted  Statement  of  Financial
Accounting  Standards  ("SFAS")  No.  144,  "Accounting  for the  Impairment  or
Disposal of Long-Lived  Assets",  which  established  standards for the way that
public business  enterprises report information about long-lived assets that are
either  being held for sale or have  already  been  disposed of by sale or other
means.  The standard  requires that results of operations for a long-lived asset
that is being held for sale or has  already  been  disposed  of be reported as a
discontinued  operation  on  the  statement  of  operations.  As a  result,  the
accompanying  statements of operations  have been restated as of January 1, 2001
to  reflect  the  operations  of  Panorama  Terrace II  Apartments  as loss from
discontinued operations due to its sale in August 2001.

Effective  April 1, 2002, the Partnership  adopted SFAS No. 145,  "Rescission of
FASB  Statements  No. 4,44 and 64". SFAS No. 4 "Reporting  Gains and Losses from
Extinguishment of Debt," required that all gains and losses from  extinguishment
of debt be aggregated  and, if material,  classified as an  extraordinary  item.
SFAS No.  145  rescinds  SFAS No.  4, and  accordingly,  gains and  losses  from
extinguishment  of debt should only be classified as  extraordinary  if they are
unusual in nature and occur  infrequently.  Neither of these criteria applies to
the Partnership.  As a result, the accompanying statements of operations reflect
the loss on early  extinguishment of debt at Colony at Kenilworth  Apartments in
2001 (see "Note D") in operations rather than as an extraordinary item.

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.

During the nine months  ended  September  30, 2002 and 2001,  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 $411,000 and $423,000 for the
nine months ended September 30, 2002 and 2001,  respectively,  which is included
in operating expenses and discontinued operations.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $325,000 and $553,000 for the
nine months ended September 30, 2002 and 2001,  respectively,  which is included
in general and administrative  expenses and investment  properties.  Included in
these amounts are fees related to construction  management  services provided by
an  affiliate  of the  Managing  General  Partner  of  approximately  $3,000 and
$263,000 for the nine months ended  September  30, 2002 and 2001,  respectively.
The construction management service fees are calculated based on a percentage of
current year additions to the investment properties.

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  $89,000 and
$95,000 for the nine months  ended  September  30, 2002 and 2001,  respectively,
which are included in general and administrative expenses.

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 $85,000 of Partnership management fees have been paid
in  conjunction  with the  operating  distributions  made during the nine months
ended  September  30,  2002,  which are  included in general and  administrative
expenses.  No such  Partnership  management  fees were earned or paid during the
nine months ended September 30, 2001.

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.  To date, the
Partnership has not borrowed under the Partnership Revolver.

Beginning in 2001, the  Partnership  began insuring its properties up to certain
limits through coverage provided by AIMCO which is generally  self-insured for a
portion of losses and  liabilities  related  to workers  compensation,  property
casualty and vehicle liability. The Partnership insures its properties above the
AIMCO  limits  through  insurance  policies  obtained  by  AIMCO  from  insurers
unaffiliated  with the Managing  General  Partner.  During the nine months ended
September  30,  2002 and 2001,  the  Partnership  was  charged  by AIMCO and its
affiliates  approximately  $128,000 and  $159,000,  respectively,  for insurance
coverage and fees associated with policy claims administration.

In connection with the June 2001 refinancing of Colony of Kenilworth Apartments,
the  Partnership  paid  approximately  $144,000 to an  affiliate of the Managing
General Partner as allowed pursuant to the Partnership Agreement.  In connection
with  the  September  2001  refinancing  of Place du  Plantier  Apartments,  the
Partnership paid  approximately  $65,000 to an affiliate of the Managing General
Partner as allowed pursuant to the Partnership Agreement. In connection with the
November 2001  refinancing of Fairway View I Apartments,  the  Partnership  paid
approximately $52,000 to an affiliate of the Managing General Partner as allowed
pursuant to the Partnership Agreement.  These amounts are recorded as loan costs
and included in other assets on the  accompanying  balance sheet. The loan costs
are being amortized over the lives of the respective mortgages.

Upon the sale of the Partnership  properties,  NPI Equity will be entitled to an
Incentive  Compensation  Fee equal to a declining  percentage of the  difference
between the total amount distributed to limited partners and the appraised value
of their investment at February 1, 1992. The percentage amount to be realized by
NPI Equity,  if any,  will be  dependent  upon the year in which the property is
sold.  Payment of the Incentive  compensation Fee is subordinated to the receipt
by the limited partners, of: (a) distributions from capital transaction proceeds
of an amount equal to their appraised  investment in the Partnership at February
1, 1992, and (b) distributions from all sources (capital transactions as well as
cash  flow)  of an  amount  equal to six  percent  (6%)  per  annum  cumulative,
non-compounded,  on their appraised investment in the Partnership at February 1,
1992. With the sale of The Village  Apartments in 1998, an incentive  management
fee of  approximately  $916,000 was accrued and was  previously  included on the
balance sheet as "Payable to  Affiliate".  The limited  partners  received their
aforementioned  cumulative  preferred return with the distributions  made during
the year ended December 31, 2001 and the Managing  General  Partner was paid the
previously accrued incentive management fee. The Managing General Partner earned
and received an incentive management fee of approximately $54,000 as a result of
the sale of Panorama Terrace II Apartments in August 2001.

Note C - Sale of Discontinued Operation

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,682,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,123,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt of  approximately
$107,000  as a  result  of  unamortized  loan  costs  being  written  off  and a
prepayment  penalty. As a result of the sale, the operations of the property are
being shown as "Loss from  discontinued  operations"  for the nine months  ended
September 30, 2001. Included in this amount is approximately $504,000 of revenue
generated by the property.

Note D - Refinancing of Mortgage Note Payable

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth Apartments.  The refinancing replaced the first mortgage indebtedness
of approximately $7,985,000 with a new mortgage of $14,400,000. The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021. In connection with the refinancing,  the Partnership incurred loan
costs of approximately  $458,000.  These loan costs are included in other assets
in the  accompanying  balance sheet and are being amortized over the life of the
mortgage.  The Partnership wrote off  approximately  $99,000 in unamortized loan
costs due to the early extinguishment of debt.

On September 28, 2001, the Partnership  refinanced the mortgage note encumbering
Place du  Plantier  Apartments.  The  refinancing  replaced  the first  mortgage
indebtedness of approximately $3,800,000 with a new mortgage of $6,454,000.  The
mortgage was refinanced at a rate of 7.08% compared to a prior rate of 7.33% and
matures on October 1, 2021 at which time the mortgage  will be fully  amortized.
In  connection  with the  refinancing,  the  Partnership  incurred loan costs of
approximately  $208,000.  These loan costs are  included in other  assets in the
accompanying  balance  sheet  and  are  being  amortized  over  the  life of the
mortgage.  A  completion  repair  escrow  of  approximately   $15,000  was  also
established  with the lender at the time of refinancing.  The Partnership  wrote
off   approximately   $43,000  in  unamortized   loan  costs   resulting  in  an
extraordinary loss on the early extinguishment of debt.

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. (the "Nuanes action") 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  Managing  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 series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  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.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its entirety through November 7, 2002 so that the parties can
have an  opportunity  to discuss  settlement.  On October  30,  2002,  the court
entered an order extending the stay in effect through January 10, 2003.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint. The parties are currently in the midst of briefing that appeal.

The Managing  General Partner does not anticipate that any costs,  whether legal
or  settlement  costs,  associated  with  these  cases 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.



<PAGE>




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

The Private  Securities  Litigation  Reform Act of 1995 provides a "safe harbor"
for forward-looking  statements in certain circumstances.  The matters discussed
in this report contain certain forward-looking  statements,  including,  without
limitation,  statements regarding future financial performance and the effect of
government regulations. The discussions of the Registrant's business and results
of operations,  including forward-looking statements pertaining to such matters,
do not take into account the effects of any changes to the Registrant's business
and  results of  operations.  Actual  results may differ  materially  from those
described in the forward-looking statements and will be affected by a variety of
risks and factors  including,  without  limitation:  national and local economic
conditions; the terms of governmental regulations that affect the Registrant and
interpretations of those regulations;  the competitive  environment in which the
Registrant  operates;  financing risks,  including the risk that cash flows from
operations  may be  insufficient  to meet  required  payments of  principal  and
interest;  real estate risks, including variations of real estate values and the
general  economic  climate in local markets and  competition for tenants in such
markets; and possible environmental liabilities. Readers should carefully review
the Registrant's financial statements and the notes thereto, as well as the risk
factors  described in the documents the Registrant  files from time to time with
the Securities and Exchange Commission.

The Partnership's investment properties consist of five apartment complexes. The
following table sets forth the average  occupancy of the properties for the nine
months ended September 30, 2002 and 2001:

                                                   Average Occupancy
      Property                                      2002       2001

      Ski Lodge Apartments                          92%        91%
         Montgomery, Alabama
      Place du Plantier Apartments                  93%        91%
         Baton Rouge, Louisiana
      Fairway View Apartments                       93%        92%
         Baton Rouge, Louisiana
      Colony at Kenilworth Apartments               90%        91%
         Towson, Maryland
      Alpine Village Apartments                     93%        93%
         Birmingham, Alabama

Results of Operations

The  Partnership's  net loss for the nine months  ended  September  30, 2002 was
approximately  $263,000 as compared to net income of approximately  $848,000 for
the nine months ended  September 30, 2001.  The  Partnership's  net loss for the
three months ended September 30, 2002 was  approximately  $38,000 as compared to
net income of  approximately  $896,000 for the three months ended  September 30,
2001. The increase in net loss for the three months ended  September 30, 2002 is
due to the  recognition of a gain on the sale of Panorama  Terrace II Apartments
in 2001, offset by an increase in revenues and a decrease in total expenses. The
increase in net loss for the nine months ended  September  30, 2002 is due to an
increase in total  expenses and due to the  recognition of a gain on the sale of
Panorama  Terrace  II  Apartments  in  2001.  Effective  January  1,  2002,  the
Partnership  adopted  Statement  of  Financial  Accounting  Standards  No.  144,
"Accounting  for  the  Impairment  or  Disposal  of  Long-Lived  Assets",  which
established  standards  for the way  that  public  business  enterprises  report
information  about long-lived assets that are either being held for sale or have
already been  disposed of by sale or other means.  The  standard  requires  that
results of operations for a long-lived  asset that is being held for sale or has
already  been  disposed  of be  reported  as a  discontinued  operation  on  the
statement of operations.  As a result, the accompanying statements of operations
have been  restated as of January 1, 2001 to reflect the  operations of Panorama
Terrace II Apartments as loss from  discontinued  operations  due to its sale in
August 2001.

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,682,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,123,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt of  approximately
$107,000  as a  result  of  unamortized  loan  costs  being  written  off  and a
prepayment  penalty. As a result of the sale, the operations of the property are
being shown as "Income (loss) from  discontinued  operations"  for the three and
nine months ended September 30, 2001.  Included in this amount is  approximately
$504,000 of revenue generated by the property.

The Partnership recognized a loss from continuing operations for the nine months
ended  September  30,  2002 of  approximately  $263,000  compared to a loss from
continuing operations of approximately  $129,000 for the corresponding period in
2001. The Partnership recognized a loss from continuing operations for the three
months ended September 30, 2002 of approximately $38,000 compared to a loss from
continuing operations of approximately  $139,000 for the corresponding period in
2001.  The decrease in net loss from  continuing  operations for the three month
period is due to an increase in total revenue and a decrease in total  expenses.
The increase in net loss from continuing operations for the nine month period is
due to an increase in total  expenses  offset by an increase in total  revenues.
Total  revenues for both periods  increased  due to an increase in rental income
which resulted from an increase in occupancy at Place du Plantier Apartments and
an increase in annual rental rates at Place du Plantier and Colony at Kenilworth
Apartments.

Total  expenses  decreased  for the three  month  period  due to a  decrease  in
operating  expenses  and the  loss on  early  extinguishment  of debt due to the
refinancing in 2001 of the mortgages encumbering Place du Plantier and Colony at
Kenilworth Apartments (see Note D - Refinancing of Mortgage Note Payable in Item
1. of the Financial Statements) offset by an increase in interest expense. Total
expenses  increased  for the nine months  ended due to  increases  in  interest,
property tax, and general and administrative  expenses,  offset by a decrease in
operating  expenses  and the  loss on  early  extinguishment  of debt due to the
refinancing in 2001 of the mortgages encumbering Place du Plantier and Colony at
Kenilworth  Apartments.  Operating  expenses  decreased  for both periods due to
decreases in advertising  and employee  salaries and related  benefits at all of
the investment  properties.  Interest expense  increased for both periods due to
the  refinancing  of the mortgage  loans  encumbering  two of the  Partnership's
investment  properties  in  2001.  Property  tax  expense  increased  due to the
increase in the assessed value of Colony at Kenilworth Apartments.

General and administrative  expenses increased due to an increase in Partnership
management  fees  which  is the  result  of  more  cash  from  operations  being
distributed  to the partners  during the nine months ended  September  30, 2002.
Included  in  general  and  administrative  expense  for the nine  months  ended
September  30, 2002 and 2001,  are  management  reimbursements  to the  Managing
General  Partner  allowed  under the  Partnership  Agreement.  Also  included in
general and administrative  expense were 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.

Liquidity and Capital Resources

At  September  30,  2002,  the  Partnership  had cash and  cash  equivalents  of
approximately  $1,062,000 as compared to  approximately  $3,771,000 at September
30,  2001.  For the  nine  months  ended  September  30,  2002,  cash  and  cash
equivalents  increased by  approximately  $249,000 from the  Partnership's  year
ended  December 31, 2001.  The increase in cash and cash  equivalents  is due to
approximately  $3,194,000  of cash  provided by operating  activities  partially
offset by  approximately  $2,437,000  of cash used in financing  activities  and
approximately  $508,000  of cash  used in  investing  activities.  Cash  used in
financing  activities  consists of  distributions  to the partners and principal
payments on the mortgages  encumbering the Registrant's  investment  properties.
Cash  used  in  investing  activities  consists  of  property  improvements  and
replacements  partially  offset  by  net  withdrawals  from  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. The Managing General
Partner monitors developments in the area of legal and regulatory compliance and
is studying new federal laws,  including  the  Sarbanes-Oxley  Act of 2002.  The
Sarbanes-Oxley Act of 2002 mandates or suggests  additional  compliance measures
with regard to governance,  disclosure, audit and other areas. In light of these
changes,  the Partnership  expects that it will incur higher expenses related to
compliance,  including increased legal and audit fees. Capital  improvements for
each of the Partnership's properties are detailed below.

Ski Lodge Apartments

Approximately  $260,000 has been budgeted for 2002 for capital  improvements  at
Ski  Lodge  Apartments  consisting  primarily  of floor  covering  replacements,
appliance   replacements,   air  conditioning  and  water  heater  replacements,
cabinets,  interior  decoration and  structural  improvements.  The  Partnership
completed approximately $270,000 in capital expenditures at Ski Lodge Apartments
as  of  September   30,  2002,   consisting   primarily  of  siding,   appliance
replacements,   interior   decoration,   air   conditioning   and  water  heater
replacements,  structural  improvements and floor covering  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.

Place du Plantier Apartments

Approximately  $169,000 has been budgeted for 2002 for capital  improvements  at
Place  du  Plantier   Apartments   consisting   primarily   of  floor   covering
replacements,   air  conditioning  replacements,   major  landscaping  and  roof
upgrades.   The  Partnership   completed   approximately   $102,000  in  capital
expenditures  at  Place  du  Plantier  Apartments  as  of  September  30,  2002,
consisting  primarily  of  roof  upgrades,   floor  covering   replacements  and
structural  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  anticipated  cash flow  generated by the
property.

Fairway View I Apartments

Approximately  $86,000 has been  budgeted for 2002 for capital  improvements  at
Fairway View I Apartments  consisting primarily of floor covering  replacements,
appliance   replacements   and  HVAC   upgrades.   The   Partnership   completed
approximately $79,000 in capital expenditures at Fairway View I Apartments as of
September 30, 2002,  consisting primarily of building  enhancements,  structural
improvements,  and air  conditioning  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.

Colony at Kenilworth Apartments

Approximately  $141,000 has been budgeted for 2002 for capital  improvements  at
Colony at Kenilworth Apartments consisting primarily of cabinets, floor covering
replacements,  and HVAC replacements.  The Partnership  completed  approximately
$90,000  in  capital  expenditures  at Colony  at  Kenilworth  Apartments  as of
September  30, 2002,  consisting  primarily  of water heater 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  anticipated  cash flow  generated by the
property.

Alpine Village Apartments

Approximately  $65,000 has been  budgeted for 2002 for capital  improvements  at
Alpine  Village  Apartments  consisting  primarily  of  appliance  replacements,
plumbing  improvements,   cabinets,   and  floor  covering   replacements.   The
Partnership  completed  approximately  $57,000 in capital expenditures at Alpine
Village  Apartments  as of  September  30,  2002,  consisting  primarily  of air
conditioning   and  floor   covering   replacements,   cabinets   and   plumbing
improvements,   and  office  computers.  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.

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.

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth Apartments.  The refinancing replaced the first mortgage indebtedness
of approximately $7,985,000 with a new mortgage of $14,400,000. The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021. In connection with the refinancing,  the Partnership incurred loan
costs of approximately  $458,000.  These loan costs are included in other assets
in the  accompanying  balance sheet and are being amortized over the life of the
mortgage.  The Partnership wrote off  approximately  $99,000 in unamortized loan
costs due to the early extinguishment of debt.

On September 28, 2001, the Partnership  refinanced the mortgage note encumbering
Place du  Plantier  Apartments.  The  refinancing  replaced  the first  mortgage
indebtedness of approximately $3,800,000 with a new mortgage of $6,454,000.  The
mortgage was refinanced at a rate of 7.08% compared to a prior rate of 7.33% and
matures on October 1, 2021 at which time the mortgage  will be fully  amortized.
In  connection  with the  refinancing,  the  Partnership  incurred loan costs of
approximately  $208,000.  These loan costs are  included in other  assets in the
accompanying  balance  sheet  and  are  being  amortized  over  the  life of the
mortgage.  A  completion  repair  escrow  of  approximately   $15,000  was  also
established  with the lender at the time of refinancing.  The Partnership  wrote
off   approximately   $43,000  in  unamortized   loan  costs   resulting  in  an
extraordinary loss on the early extinguishment of debt.

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  approximately  $34,348,000  is being  amortized  over  various
periods  with  balloon  payments  due in  2003  on two  of the  properties.  The
remaining  mortgages  will be fully  amortized  in 2021.  The  Managing  General
Partner will attempt to refinance such  indebtedness  and/or sell the properties
prior to such maturity dates. 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.

Pursuant to the Partnership Agreement,  the term of the Partnership is scheduled
to expire on December 31, 2006. Accordingly,  prior to such date the Partnership
will need to either  sell its  investment  properties  or extend the term of the
Partnership.

The Partnership  distributed the following  amounts during the nine months ended
September 30, 2002 and 2001 (in thousands, except per unit data):

<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                  Nine Months Ended   Partnership   Nine Months Ended    Partnership
                 September 30, 2002      Unit      September 30, 2001       Unit

<S>                    <C>              <C>              <C>               <C>
Operations             $1,960           $17.70           $1,066            $ 9.63
Refinance (1)              26             0.24            5,922             53.49
Sale (2)                   --               --              976              8.81
                       $1,986           $17.94           $7,964            $71.93

(1)   Remaining proceeds from refinancing of Colony at Kenilworth  Apartments in
      2001.

(2)   Remaining proceeds from sale of Panorama Terrace II Apartments in 2001.
</TABLE>

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
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
maturities,  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 2002 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 71,518 limited partnership units in
the Partnership  representing  65.25% of the outstanding  units at September 30,
2002. 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
acquire additional units of limited  partnership  interest in the Partnership in
exchange  for  cash  or a  combination  of  cash  and  units  in  the  operating
partnership of AIMCO either through  private  purchases or tender offers.  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
voting on certain  amendments to the Partnership  Agreement and voting to remove
the  Managing  General  Partner.  As a result of its  ownership of 65.25% of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owes fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner, to the Partnership and its limited partners may come into conflict with
the duties of the Managing  General Partner to AIMCO,  as its sole  stockholder.
However,  an  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.

Critical Accounting Policies and Estimates

The financial  statements are prepared in accordance with accounting  principles
generally  accepted in the United States which require the  Partnership  to make
estimates and  assumptions.  The  Partnership  believes that of its  significant
accounting  policies,  the following may involve a higher degree of judgment and
complexity.

Impairment of Long-Lived Assets

Investment  properties  are  recorded at cost,  less  accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying  amount of a property may be  impaired,  the  Partnership  will make an
assessment of its  recoverability  by estimating  the  undiscounted  future cash
flows,  excluding  interest  charges,  of the property.  If the carrying  amount
exceeds the aggregate  future cash flows,  the  Partnership  would  recognize an
impairment  loss to the extent the carrying amount exceeds the fair value of the
property.

Real  property  investments  are  subject  to varying  degrees of risk.  Several
factors  may  adversely  affect  the  economic  performance  and  value  of  the
Partnership's  investment  properties.  These  factors  include  changes  in the
national,  regional and local economic  climate;  local  conditions,  such as an
oversupply  of  multifamily   properties;   competition   from  other  available
multifamily  property  owners and changes in market  rental  rates.  Any adverse
changes in these factors could cause an impairment in the Partnership's assets.

Revenue Recognition

The Partnership generally leases apartment units for twelve-month terms or less.
Rental income  attributable to leases is recognized monthly as it is earned. The
Partnership will offer rental concessions during  particularly slow months or in
response  to  heavy  competition  from  other  similar  complexes  in the  area.
Concessions are charged to income as incurred.

ITEM 3.     CONTROLS AND PROCEDURES

The principal  executive officer and principal financial officer of the Managing
General Partner, who are the equivalent of the Partnership's principal executive
officer and principal financial officer,  respectively,  have, within 90 days of
the filing date of this  quarterly report, evaluated  the  effectiveness  of the
Partnership's  disclosure  controls and  procedures  (as defined in Exchange Act
Rules  (13a-14(c)  and  (15d-14(c))  and have  determined  that such  disclosure
controls and procedures are adequate.  There have been no significant changes in
the Partnership's internal controls or in other factors that could significantly
affect the  Partnership's  internal  controls since the date of evaluation.  The
Partnership does not believe any significant deficiencies or material weaknesses
exist in the Partnership's internal controls. Accordingly, no corrective actions
have been taken.



<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. (the "Nuanes action") 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  Managing  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 series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  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.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its entirety through November 7, 2002 so that the parties can
have an  opportunity  to discuss  settlement.  On October  30,  2002,  the court
entered an order extending the stay in effect through January 10, 2003.

During the third  quarter of 2001, a complaint  (the "Heller  action") was filed
against  the same  defendants  that are named in the  Nuanes  action,  captioned
Heller v. Insignia Financial Group. On or about August 6, 2001, plaintiffs filed
a first amended  complaint.  The first amended complaint in the Heller action is
brought as a purported  derivative  action,  and asserts  claims for among other
things  breach  of  fiduciary  duty;  unfair  competition;   conversion,  unjust
enrichment;  and judicial  dissolution.  Plaintiffs in the Nuanes action filed a
motion to  consolidate  the Heller action with the Nuanes action and stated that
the Heller action was filed in order to preserve the derivative claims that were
dismissed  without  leave to amend in the Nuanes action by the Court order dated
July 10, 2001. On October 5, 2001, the Managing  General  Partner and affiliated
defendants  moved to strike the first  amended  complaint  in its  entirety  for
violating  the Court's July 10, 2001 order  granting in part and denying in part
defendants'  demurrer in the Nuanes action, or alternatively,  to strike certain
portions of the complaint based on the statute of limitations.  Other defendants
in the action  demurred to the fourth  amended  complaint,  and,  alternatively,
moved to strike the complaint. On December 11, 2001, the court heard argument on
the motions  and took the matters  under  submission.  On February 4, 2002,  the
Court  served  notice of its order  granting  defendants'  motion to strike  the
Heller complaint as a violation of its July 10, 2001 order in the Nuanes action.
On March 27, 2002,  the plaintiffs  filed a notice  appealing the order striking
the complaint. The parties are currently in the midst of briefing that appeal.

The Managing  General Partner does not anticipate that any costs,  whether legal
or  settlement  costs,  associated  with  these  cases will be  material  to the
Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a) Exhibits:

                  Exhibit 3.4(a), Agreement of Limited Partnership, incorporated
                  by reference to Exhibit A to the Prospectus of the Partnership
                  dated  January  12,  1983,   included  in  the   Partnership's
                  Registration Statement on Form S-11 (Reg. No. 2-80141).

                  Exhibit  3.4(b),   Amendments  to  the  Agreement  of  Limited
                  Partnership, incorporated by reference to the Definitive Proxy
                  Statement of the Partnership, dated April 3, 1991.

                  Exhibit  3.4(c),   Amendments  to  the  Agreement  of  Limited
                  Partnership,   incorporated  by  reference  to  the  Statement
                  Furnished in Connection  with the  Solicitation of Consents of
                  the Partnership dated August 28, 1992.

                  Exhibit 99, Certification of Chief Executive Officer and Chief
                  Financial Officer.

            b) Reports on Form 8-K:

                  None filed during the quarter ended September 30, 2002.


<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/Thomas C. Novosel
                                          Thomas C. Novosel
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: November 13, 2002



<PAGE>



                                  CERTIFICATION


I, Patrick J. Foye, certify that:


1. I have reviewed  this  quarterly  report on Form 10-QSB of National  Property
Investors 6;


2. Based on my  knowledge,  this  quarterly  report  does not contain any untrue
statement of a material fact or omit to state a material fact  necessary to make
the statements made, in light of the  circumstances  under which such statements
were made, not  misleading  with respect to the period covered by this quarterly
report;


3.  Based  on my  knowledge,  the  financial  statements,  and  other  financial
information  included in this quarterly  report,  fairly present in all material
respects the financial  condition,  results of operations  and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;


4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:


      a)  Designed  such  disclosure  controls  and  procedures  to ensure  that
      material   information   relating  to  the   registrant,   including   its
      consolidated  subsidiaries,  is made  known to us by others  within  those
      entities, particularly during the period in which this quarterly report is
      being prepared;


      b) Evaluated the effectiveness of the registrant's disclosure controls and
      procedures  as of a date  within 90 days prior to the filing  date of this
      quarterly report (the "Evaluation Date"); and


      c)  Presented  in  this  quarterly   report  our  conclusions   about  the
      effectiveness  of the  disclosure  controls  and  procedures  based on our
      evaluation as of the Evaluation Date;


5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):


      a) All  significant  deficiencies  in the design or  operation of internal
      controls which could adversely affect the registrant's  ability to record,
      process,  summarize and report  financial data and have identified for the
      registrant's auditors any material weaknesses in internal controls; and


      b) Any fraud,  whether or not material,  that involves management or other
      employees  who  have  a  significant  role  in the  registrant's  internal
      controls; and


6. The  registrant's  other  certifying  officers  and I have  indicated in this
quarterly  report  whether or not there  were  significant  changes in  internal
controls or in other factors that could  significantly  affect internal controls
subsequent to the date of our most recent  evaluation,  including any corrective
actions with regard to significant deficiencies and material weaknesses.


Date:  November 13, 2002

                                    _______________________
                                    Patrick J. Foye
                                    Executive Vice President of   NPI   Equity
                                    Investments, Inc., equivalent of the  chief
                                    executive officer of the Partnership


<PAGE>



                                  CERTIFICATION


I, Paul J. McAuliffe, certify that:


1. I have reviewed  this  quarterly  report on Form 10-QSB of National  Property
Investors 6;


2. Based on my  knowledge,  this  quarterly  report  does not contain any untrue
statement of a material fact or omit to state a material fact  necessary to make
the statements made, in light of the  circumstances  under which such statements
were made, not  misleading  with respect to the period covered by this quarterly
report;


3.  Based  on my  knowledge,  the  financial  statements,  and  other  financial
information  included in this quarterly  report,  fairly present in all material
respects the financial  condition,  results of operations  and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;


4.  The  registrant's  other  certifying  officers  and  I are  responsible  for
establishing and maintaining  disclosure  controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and we have:


      a)  Designed  such  disclosure  controls  and  procedures  to ensure  that
      material   information   relating  to  the   registrant,   including   its
      consolidated  subsidiaries,  is made  known to us by others  within  those
      entities, particularly during the period in which this quarterly report is
      being prepared;


      b) Evaluated the effectiveness of the registrant's disclosure controls and
      procedures  as of a date  within 90 days prior to the filing  date of this
      quarterly report (the "Evaluation Date"); and


      c)  Presented  in  this  quarterly   report  our  conclusions   about  the
      effectiveness  of the  disclosure  controls  and  procedures  based on our
      evaluation as of the Evaluation Date;


5. The registrant's other certifying officers and I have disclosed, based on our
most recent evaluation,  to the registrant's auditors and the audit committee of
registrant's   board  of  directors  (or  persons   performing   the  equivalent
functions):


      a) All  significant  deficiencies  in the design or  operation of internal
      controls which could adversely affect the registrant's  ability to record,
      process,  summarize and report  financial data and have identified for the
      registrant's auditors any material weaknesses in internal controls; and


      b) Any fraud,  whether or not material,  that involves management or other
      employees  who  have  a  significant  role  in the  registrant's  internal
      controls; and


6. The  registrant's  other  certifying  officers  and I have  indicated in this
quarterly  report  whether or not there  were  significant  changes in  internal
controls or in other factors that could  significantly  affect internal controls
subsequent to the date of our most recent  evaluation,  including any corrective
actions with regard to significant deficiencies and material weaknesses.


Date:  November 13, 2002

                                    _______________________
                                    Paul J. McAuliffe
                                    Executive Vice President and Chief Financial
                                    Officer of NPI Equity Investments, Inc.,
                                    equivalent of the chief financial officer of
                                    the Partnership



<PAGE>


Exhibit 99


                          Certification of CEO and CFO
                       Pursuant to 18 U.S.C. Section 1350,
                             As Adopted Pursuant to
                  Section 906 of the Sarbanes-Oxley Act of 2002



In  connection  with the  Quarterly  Report on Form 10-QSB of National  Property
Investors 6 (the  "Partnership"),  for the quarterly  period ended September 30,
2002 as filed with the  Securities  and Exchange  Commission  on the date hereof
(the  "Report"),  Patrick  J. Foye,  as the  equivalent  of the chief  executive
officer of the  Partnership,  and Paul J.  McAuliffe,  as the  equivalent of the
chief financial officer of the Partnership,  each hereby certifies,  pursuant to
18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley
Act of 2002, that, to the best of his knowledge:

      (1)   The Report fully complies with the  requirements of Section 13(a) or
            15(d) of the Securities Exchange Act of 1934; and

      (2)   The  information  contained in the Report  fairly  presents,  in all
            material respects, the financial condition and results of operations
            of the Partnership.


                                    /s/  Patrick J. Foye
                                    Name:  Patrick J. Foye
                                    Date: November 13, 2002


                                    /s/  Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date: November 13, 2002


This  certification  accompanies  the  Report  pursuant  to  Section  906 of the
Sarbanes-Oxley  Act of 2002 and shall not,  except to the extent required by the
Sarbanes-Oxley  Act of 2002, be deemed filed by the  Partnership for purposes of
Section 18 of the Securities Exchange Act of 1934, as amended.