UNITED STATES
                       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 September 30, 2003


[ ] 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 registrant 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, 2003
<TABLE>
<CAPTION>

Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 977
   Receivables and deposits                                                     325
   Restricted escrows                                                           244
   Other assets                                                               1,208
   Investment properties:
       Land                                                  $ 2,977
       Buildings and related personal property                 43,562
                                                               46,539
       Less accumulated depreciation                          (36,768)        9,771
                                                                           $ 12,525
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 100
   Tenant security deposit liabilities                                          160
   Accrued property taxes                                                        79
   Other liabilities                                                            399
   Mortgage notes payable                                                    24,806

Partners' Deficit
   General partner                                            $ (678)
   Limited partners (109,600 units
      issued and outstanding)                                 (12,341)      (13,019)
                                                                           $ 12,525


                   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,
                                                  2003        2002         2003        2002
                                                           (Restated)               (Restated)
Revenues:
<S>                                             <C>          <C>         <C>          <C>
  Rental income                                 $ 1,793      $ 1,700     $ 5,284      $ 5,040
  Other income                                      144          142         396          336
    Total revenues                                1,937        1,842       5,680        5,376

Expenses:
  Operating                                         903          701       2,412        1,839
  General and administrative                        104          110         353          556
  Depreciation                                      535          533       1,633        1,656
  Property taxes                                    101           98         295          283
  Interest                                          466          479       1,410        1,477
    Total expenses                                2,109        1,921       6,103        5,811

Loss from continuing operations                    (172)         (79)       (423)        (435)
(Loss) income from discontinued operations          (33)          41        (266)         172
Gain on sale of discontinued operations             118           --      13,909           --

Net (loss) income                                $ (87)       $ (38)     $13,220      $ (263)

Net (loss) income allocated to general
  partner (1%)                                    $ (1)       $ (1)       $ 132        $ (3)
Net (loss) income allocated to limited
  partners (99%)                                    (86)         (37)     13,088         (260)

                                                 $ (87)       $ (38)     $13,220      $ (263)
Per limited partnership unit:
  Loss from continuing operations               $ (1.55)     $ (0.70)    $ (3.82)     $ (3.92)
  (Loss) income from discontinued
    operations                                    (0.30)        0.36       (2.40)        1.55
  Gain on sale of discontinued operations          1.07           --      125.64           --

Net (loss) income                               $ (0.78)     $ (0.34)    $119.42      $ (2.37)

Distribution per limited partnership
  unit                                          $ 16.74       $ --       $ 85.71      $ 17.94

                   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, 2002                 109,600       $ (715)     $(16,035)    $(16,750)

Distributions to partners                 --          (95)       (9,394)      (9,489)

Net income for the nine months
   ended September 30, 2003               --          132        13,088       13,220

Partners' deficit at
   September 30, 2003                109,600       $ (678)     $(12,341)    $(13,019)


                   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,
                                                                   2003         2002
Cash flows from operating activities:
<S>                                                              <C>           <C>
  Net income (loss)                                              $ 13,220      $ (263)
  Adjustments to reconcile net income (loss) to net cash
   provided by operating activities:
     Depreciation                                                   2,137        2,503
     Amortization of loan costs                                        51           68
     Gain on sale of investment properties                        (13,909)          --
     Loss on early extinguishment of debt                              47           --
     Change in accounts:
       Receivables and deposits                                       190          408
       Other assets                                                  (221)         (81)
       Accounts payable                                              (189)          34
       Tenant security deposit liabilities                            (65)         (27)
       Accrued property taxes                                          43          188
       Other liabilities                                             (281)         364
         Net cash provided by operating activities                  1,023        3,194

Cash flows from investing activities:
  Property improvements and replacements                             (527)        (598)
  Net withdrawals from restricted escrows                             245           90
  Net proceeds from sale of investment properties                  18,268           --
         Net cash provided by (used in) investing activities       17,986         (508)

Cash flows from financing activities:
  Distributions to partners                                        (9,489)      (1,986)
  Payments on mortgage notes payable                                 (486)        (451)
  Repayment of mortgage notes payable                              (8,900)          --
         Net cash used in financing activities                    (18,875)      (2,437)

Net increase in cash and cash equivalents                             134          249

Cash and cash equivalents at beginning of period                      843          813

Cash and cash equivalents at end of period                         $ 977      $ 1,062

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 1,720     $ 1,905

                   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  months  ended  September  30,  2003  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2003.  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, 2002.  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
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  discontinued
operations  on the  statement  of  operations.  As a  result,  the  accompanying
statements of operations have been restated as of January 1, 2002 to reflect the
operations of Ski Lodge  Apartments,  which sold in May 2003, and Alpine Village
Apartments,  which  sold  in June  2003,  as  (loss)  income  from  discontinued
operations.

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.

Affiliates of the Managing  General  Partner are 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
$362,000 and $411,000  for the nine months  ended  September  30, 2003 and 2002,
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 $259,000 and $325,000 for the
nine months ended September 30, 2003 and 2002,  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 $13,000 and $3,000
for the nine  months  ended  September  30,  2003 and  2002,  respectively.  The
construction  management  service fees are  calculated  based on a percentage of
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  approximately
$47,000  and  $89,000 for the nine  months  ended  September  30, 2003 and 2002,
respectively, which is 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.  The Managing  General  Partner  earned and received  approximately
$85,000  for the nine  months  ended  September  30,  2002 which is  included in
general and administrative expenses. No such fees were earned or paid during the
nine months ended September 30, 2003.

NPI Equity,  on behalf of the Partnership and certain  affiliated  partnerships,
has established a revolving credit facility (the  "Partnership  Revolver") to be
used to fund deferred  maintenance  and working capital needs of the Partnership
and certain other  affiliated  partnerships in 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 prime rate plus 2% per
annum. The maturity date of any such borrowing  accelerates in the event of: (i)
the removal of NPI Equity as the managing  general  partner  (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.

The  Partnership  insures 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, 2003 and
2002,  the  Partnership  was charged by AIMCO and its  affiliates  approximately
$147,000 and $177,000,  respectively, for insurance coverage and fees associated
with policy claims administration.

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.

The Managing  General Partner earned and received an Incentive  Compensation Fee
of approximately $114,000 as a result of the sale of Ski Lodge Apartments in May
2003. The Managing General Partner earned and received an Incentive Compensation
Fee  of  approximately  $64,000  as a  result  of the  sale  of  Alpine  Village
Apartments in June 2003.

Note C - Sale of Investment Properties

In May 2003, the  Partnership  sold Ski Lodge  Apartments to an unrelated  third
party,  for net proceeds of approximately  $13,903,000  after payment of closing
costs. The Partnership realized a gain of approximately  $11,151,000 as a result
of the sale. The  Partnership  used  $6,800,000 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  $19,000  as a  result  of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  The  additional  gain of  approximately
$118,000  recognized  during the three months ended September 30, 2003 is due to
expense  reserves  established at the time of the sale, which were determined to
be unneeded.

In June 2003, the  Partnership  sold Alpine  Village  Apartments to an unrelated
third  party,  for net proceeds of  approximately  $4,365,000  after  payment of
closing costs. The Partnership realized a gain of approximately  $2,758,000 as a
result of the sale. The Partnership used $2,100,000 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  $28,000 as a result of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income from discontinued operations.

Note D - 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
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that 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 that 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  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, 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 Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto.

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

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the Complaint denying the substantive  allegations.  Although the outcome of any
litigation  is  uncertain,  in the opinion of the Managing  General  Partner the
claims will not result in any material liability to the Partnership.

The  Partnership  is unaware  of any other  pending  or  outstanding  litigation
matters  involving  it or its  investment  properties  that are not of a routine
nature arising in the ordinary course of business.

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

The matters discussed in this report contain certain forward-looking statements,
including, without limitation, statements regarding future financial performance
and the effect of government  regulations.  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;  litigation,  including  costs  associated  with  prosecuting  and
defending  claims  and  any  adverse   outcomes,   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 three apartment  complexes.
The following  table sets forth the average  occupancy of the properties for the
nine months ended September 30, 2003 and 2002:

                                                   Average Occupancy
      Property                                      2003       2002

      Place du Plantier Apartments (1)              82%        93%
         Baton Rouge, Louisiana
      Fairway View Apartments                       92%        93%
         Baton Rouge, Louisiana
      Colony at Kenilworth Apartments (2)           93%        90%
         Towson, Maryland

(1)   The Managing General Partner attributes the decrease in occupancy at Place
      du Plantier  Apartments to increased  competition and the  construction of
      new homes in the local market.

(2)   The  Managing  General  Partner  attributes  the  increase in occupancy at
      Colony at Kenilworth Apartments to an increase in student occupancy from a
      local college and to increased  marketing  and retention  efforts from the
      new property management.

Results of Operations

The  Partnership's  net income for the nine months ended  September 30, 2003 was
approximately  $13,220,000 compared to a loss of approximately  $263,000 for the
corresponding  period in 2002. The  Partnership's  net loss for the three months
ended  September  30,  2003 and  2002 was  approximately  $87,000  and  $38,000,
respectively.  The increase in net loss for the three months ended September 30,
2003 is due to a decrease in income from discontinued operations and an increase
in  total  expenses  partially  offset  by the  gain  on  sale  of  discontinued
operations and an increase in total  revenues.  The decrease in net loss for the
nine months ended  September 30, 2003 is due to the gain on sale of discontinued
operations.  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
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  discontinued
operations  on the  statement  of  operations.  As a  result,  the  accompanying
statements of operations have been restated as of January 1, 2002 to reflect the
operations of Ski Lodge  Apartments,  which sold in May 2003, and Alpine Village
Apartments,  which sold in September  2003, as (loss)  income from  discontinued
operations.

In May 2003, the  Partnership  sold Ski Lodge  Apartments to an unrelated  third
party,  for net proceeds of approximately  $13,903,000  after payment of closing
costs. The Partnership realized a gain of approximately  $11,151,000 as a result
of the sale. The  Partnership  used  $6,800,000 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  $19,000  as a  result  of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income  from  discontinued  operations.  The  additional  gain of  approximately
$118,000  recognized  during the three months ended September 30, 2003 is due to
expense  reserves  established at the time of the sale, which were determined to
be unneeded.

In June 2003, the  Partnership  sold Alpine  Village  Apartments to an unrelated
third  party,  for net proceeds of  approximately  $4,365,000  after  payment of
closing costs. The Partnership realized a gain of approximately  $2,758,000 as a
result of the sale. The Partnership used $2,100,000 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  $28,000 as a result of
unamortized  loan costs  being  written  off.  This amount is included in (loss)
income from discontinued operations.

Excluding the discontinued  operations and gain on sale, the Partnership's  loss
from continuing operations for the three and nine months ended September 30,2003
was  approximately  $172,000 and $423,000,  respectively,  compared to loss from
continuing  operations for the three and nine months ended September 30, 2002 of
approximately  $79,000 and  $435,000,  respectively.  The  increase in loss from
continuing operations for the three months ended September 30, 2003 is due to an
increase in total expenses  partially  offset by an increase in total  revenues.
The  decrease  in loss from  continuing  operations  for the nine  months  ended
September 30, 2003 is due to an increase in total revenues  partially  offset by
an increase in total expenses.  Total revenue for both periods  increased due to
an increase in rental income.  Rental revenues increased due to increases in the
average  rental  rates at  Fairway  View and  Colony at  Kenilworth  Apartments,
partially offset by a decrease in occupancy at Place du Plantier  Apartments and
an increase in rental  concessions at all of the properties.  Total revenues for
the nine months ended  September  30, 2003 also  increased due to an increase in
other income. Other income increased due to increases in lease cancellation fees
at Place du Plantier and  Kenilworth  Apartments  and  corporate  unit rental at
Colony at Kenilworth Apartments.

Total expenses  increased for the three and nine months ended September 30, 2003
due to increased operating expenses partially offset by decreases in general and
administrative  and  interest  expenses.  Operating  expenses  for both  periods
increased due to increases in advertising,  property,  and maintenance expenses.
Advertising expense increased due to increases in web and periodical advertising
at all  properties  and  leasing  promotions  at Place du  Plantier  Apartments.
Property  expense   increased  due  to  increases  in  corporate  unit  expense,
utilities,  and payroll and related expenses,  primarily at Colony at Kenilworth
Apartments. Maintenance expense increased due to increases in snow removal costs
at Colony at Kenilworth  Apartments and contract labor at all of the properties.
Interest  expense  decreased  due to the  scheduled  payments  on the  mortgages
encumbering all of the investment properties.

General and administrative expense decreased due to decreases in the partnership
management  fees  which  decreased  as a  result  of  fewer  distributions  from
operations.  Included in general and administrative  expense for the nine months
ended September 30, 2003 and 2002, are management reimbursements to the Managing
General  Partner  allowed  under the  Partnership  Agreement.  Also  included in
general and administrative  expenses are costs associated with the quarterly and
annual  communications  with  investors and  regulatory  agencies and the annual
audit required by the Partnership Agreement.

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

Liquidity and Capital Resources

At  September  30,  2003,  the  Partnership  had cash and  cash  equivalents  of
approximately  $977,000  compared to  approximately  $1,062,000 at September 30,
2002.  Cash  and cash  equivalents  increased  by  approximately  $134,000  from
December  31,  2002.  The  increase  in  cash  and  cash  equivalents  is due to
approximately   $17,986,000  of  cash  provided  by  investing   activities  and
approximately  $1,023,000  of cash  provided by operating  activities  partially
offset by approximately  $18,875,000 of cash used in financing activities.  Cash
provided by investing  activities  consisted  of proceeds  from the sales of Ski
Lodge  and  Alpine  Village  Apartments  and the  refund of  restricted  escrows
maintained by the mortgage lenders partially offset by property improvements and
replacements.  Cash used in financing  activities  consisted of distributions to
partners,  repayment  of the  mortgage  notes  payable  on Ski Lodge and  Alpine
Village  Apartments  and  principal  payments on  mortgage  notes  payable.  The
Partnership invests its working capital 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.

Place du Plantier Apartments:

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $95,000 of capital  improvements at Place du Plantier Apartments,
consisting  primarily of roof  upgrades,  major  landscaping,  plumbing  fixture
upgrades,  interior decoration,  and appliance and floor covering  replacements.
These  improvements  were  funded  from  operating  cash flow.  The  Partnership
evaluates  the capital  improvement  needs of the  property  during the year and
currently  expects to complete  an  additional  $14,000 in capital  improvements
during the remainder of 2003. The additional  capital  improvements will consist
primarily of additional  appliance and floor covering  replacements.  Additional
capital improvements may be considered and will depend on the physical condition
of the property as well as the anticipated cash flow generated by the property.

Fairway View Apartments:

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $71,000  of capital  improvements  at  Fairway  View  Apartments,
consisting  primarily of roof upgrades and  appliance,  HVAC, and floor covering
replacements.  These  improvements  were funded from  operating  cash flow.  The
Partnership  evaluates the capital  improvement needs of the property during the
year and  currently  expects  to  complete  an  additional  $15,000  in  capital
improvements  during the remainder of 2003. The additional capital  improvements
will consist primarily of additional appliance and floor covering  replacements.
Additional  capital  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:

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately   $195,000  of  capital   improvements  at  Colony  at  Kenilworth
Apartments,  consisting  primarily of floor covering,  HVAC,  water heater,  and
appliance  replacements,  miniblind  installations,  and  roof  upgrades.  These
improvements were funded from operating cash flow. The Partnership evaluates the
capital  improvement needs of the property during the year and currently expects
to complete an additional $30,000 in capital  improvements  during the remainder
of 2003. The additional  capital  improvements  will consist  primarily of water
heater,   floor  covering  and  appliance   replacements.   Additional   capital
improvements may be considered and will depend on the physical  condition of the
property as well as anticipated cash flow generated by the property.

Ski Lodge Apartments

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately   $82,000  of  capital   improvements  at  Ski  Lodge  Apartments,
consisting  of  floor  covering  replacements,   wall  coverings,  and  interior
decoration.  These  improvements were funded from operating cash flow. Ski Lodge
Apartments was sold in May 2003.

Alpine Village Apartments

During the nine months ended  September  30,  2003,  the  Partnership  completed
approximately  $84,000 of capital  improvements  at Alpine  Village  Apartments,
consisting of appliance and floor covering replacements. These improvements were
funded from  operating  cash flow.  Alpine  Village  Apartments was sold in June
2003.

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  assets are thought to be sufficient for any near-term  needs
(exclusive  of  capital   improvements)   of  the   Partnership.   The  mortgage
indebtedness   encumbering  the   Partnership's   properties  of   approximately
$24,806,000  is being  amortized  over 240 months and is  scheduled  to be fully
amortized in 2021.

NPI Equity,  on behalf of the Partnership and certain  affiliated  partnerships,
has established a revolving credit facility (the  "Partnership  Revolver") to be
used to fund deferred  maintenance  and working capital needs of the Partnership
and certain other  affiliated  partnerships in 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 prime rate plus 2% per
annum. The maturity date of any such borrowing  accelerates in the event of: (i)
the removal of NPI Equity as the managing  general  partner  (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.

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, 2003 and 2002(in thousands, except per unit data):
<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                  Nine Months Ended   Partnership   Nine Months Ended    Partnership
                 September 30, 2003      Unit      September 30, 2002       Unit

<S>                     <C>             <C>              <C>               <C>
Operations              $ 532           $ 4.81           $1,960            $17.70
Refinance (1)              --               --               26              0.24
Sale (2)                8,957            80.90               --                --
                       $9,489           $85.71           $1,986            $17.94

(1)   Proceeds from the refinancing of Fairway View Apartments in November 2001.

(2)   Proceeds  from  the  sales of Ski  Lodge  Apartments  in May  2003 and  Alpine
      Village Apartments in June 2003.
</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 debt
maturities and 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 2003 or subsequent periods.

Other

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  owned 71,532 limited  partnership  units
(the "Units") in the Partnership representing 65.27% of the outstanding Units at
September  30,  2003. 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 in exchange for cash or a combination
of cash and units in AIMCO Properties, L.P., the operating partnership of AIMCO,
either through private  purchases or tender offers.  In this regard, on November
12, 2003,  AIMCO  Properties,  L.P.,  commenced a tender offer to acquire 38,068
Units for a purchase  price of $48.52 per Unit.  Such offer  expires on December
11, 2003. Pursuant to the Partnership Agreement,  unitholders holding a majority
of the Units are  entitled to take  action with  respect to a variety of matters
that  include,  but are not  limited  to,  voting on certain  amendments  to the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result  of its  ownership  of  65.27% of the  outstanding  Units,  AIMCO and its
affiliates are in a position to influence all such voting decisions with respect
to the  Partnership.  However,  with  respect to the 46,289  Units  acquired  on
January 19, 1996, AIMCO IPLP, L.P.  (formerly known as Insignia  Properties,  LP
"IPLP"),  an affiliate of the Managing  General Partner and of AIMCO,  agreed to
vote such  Units:  (i)  against  any  increase  in  compensation  payable to the
Managing  General  Partner or to its  affiliates;  and (ii) on all other matters
submitted by it or its affiliates, in proportion to the vote cast by third party
unitholders.  Except for the  foregoing,  no other  limitations  are  imposed on
IPLP's,  AIMCO's or any other affiliates' right to vote each Unit held. 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.

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

The investment  properties are recorded at cost, less accumulated  depreciation,
unless  considered  impaired.  If  events  or  circumstances  indicate  that the
carrying amount of the 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 properties.  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
properties.

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  property.  These factors include, but are not limited
to,  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 impairment of 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 and
the Partnership  fully reserves all balances  outstanding  over thirty days. The
Partnership will offer rental concessions during  particularly slow months or in
response to heavy  competition  from other  similar  complexes in the area.  Any
concessions  given at the inception of the lease are amortized  over the life of
the lease.

ITEM 3.     CONTROLS AND PROCEDURES

(a) Disclosure Controls and Procedures.  The Partnership's management,  with the
participation of 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,  has
evaluated  the  effectiveness  of  the  Partnership's  disclosure  controls  and
procedures (as such term is defined in Rules  13a-15(e) and 15d-15(e)  under the
Securities  Exchange Act of 1934, as amended (the "Exchange Act")) as of the end
of the period covered by this report.  Based on such  evaluation,  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 concluded that, as of the
end of such period,  the  Partnership's  disclosure  controls and procedures are
effective.

(b) Internal Control Over Financial  Reporting.  There have not been any changes
in the Partnership's  internal control over financial reporting (as such term is
defined in Rules  13a-15(f)  and  15d-15(f)  under the Exchange  Act) during the
fiscal quarter to which this report relates that have  materially  affected,  or
are reasonably likely to materially affect,  the Partnership's  internal control
over financial reporting.

                           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
purported  to  assert  claims  on  behalf  of a class of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  that 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 that 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  sought  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
In addition, 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 Heller action was brought as a
purported derivative action, and asserted claims for, among other things, breach
of fiduciary  duty,  unfair  competition,  conversion,  unjust  enrichment,  and
judicial dissolution.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes action and the Heller action.

In general  terms,  the  proposed  settlement  provides  for  certification  for
settlement  purposes of a settlement class consisting of all limited partners in
this  Partnership and others (the  "Partnerships")  as of December 20, 2002, the
dismissal  with  prejudice  and  release  of claims  in the  Nuanes  and  Heller
litigation,  payment by AIMCO of $9.9  million  (which shall be  distributed  to
settlement  class  members  after  deduction of attorney fees and costs of class
counsel and certain costs of settlement) and up to $1 million toward the cost of
independent  appraisals of the  Partnerships'  properties  by a Court  appointed
appraiser.  An affiliate of the Managing General Partner has also agreed to make
at least one round of tender offers to purchase all of the partnership interests
in the Partnerships within one year of final approval,  if it is granted, and to
provide  partners with the independent  appraisals at the time of these tenders.
The proposed  settlement also provided for the limitation of the allowable costs
which  the  Managing   General   Partner  or  its  affiliates  will  charge  the
Partnerships  in connection with this litigation and imposes limits on the class
counsel  fees and  costs in this  litigation.  On April  11,  2003,  notice  was
distributed  to  limited   partners   providing  the  details  of  the  proposed
settlement.

On June 13, 2003, the Court granted final approval of the settlement and entered
judgment in both the Nuanes and Heller actions.  On August 12, 2003, an objector
filed an appeal  seeking  to vacate  and/or  reverse  the  order  approving  the
settlement and entering judgment  thereto.  The Managing General Partner intends
to file a respondent's  brief in support of the order  approving  settlement and
entering judgment thereto.

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

On August 8, 2003 AIMCO  Properties  L.P., an affiliate of the Managing  General
Partner,  was served  with a  Complaint  in the United  States  District  Court,
District of Columbia alleging that AIMCO Properties L.P.  willfully violated the
Fair Labor Standards Act (FLSA) by failing to pay maintenance  workers  overtime
for all hours worked in excess of forty per week.  The  Complaint is styled as a
Collective  Action  under  the FLSA and seeks to  certify  state  subclasses  in
California, Maryland, and the District of Columbia. Specifically, the plaintiffs
contend that AIMCO Properties L.P. failed to compensate  maintenance workers for
time  that they were  required  to be  "on-call".  Additionally,  the  Complaint
alleges AIMCO  Properties  L.P.  failed to comply with the FLSA in  compensating
maintenance  workers  for time that they  worked in  responding  to a call while
"on-call".  The  Complaint  also  attempts  to certify a subclass  for  salaried
service  directors who are challenging  their  classification as exempt from the
overtime  provisions of the FLSA.  AIMCO  Properties L.P. has filed an answer to
the Complaint denying the substantive  allegations.  Although the outcome of any
litigation  is  uncertain,  in the opinion of the Managing  General  Partner the
claims will not result in any material liability to the Partnership.

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 31.1,  Certification  of equivalent of Chief Executive
                  Officer   pursuant   to   Securities    Exchange   Act   Rules
                  13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the
                  Sarbanes-Oxley Act of 2002.

                  Exhibit 31.2,  Certification  of equivalent of Chief Financial
                  Officer   pursuant   to   Securities    Exchange   Act   Rules
                  13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the
                  Sarbanes-Oxley Act of 2002.

                  Exhibit  32.1,  Certification  Pursuant  to 18 U.S.C.  Section
                  1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley
                  Act of 2002.

            b) Reports on Form 8-K:

                  Current  Report on Form 8-K dated  June 27,  2003 and filed on
                  July 9, 2003 disclosing the sale of Alpine Village Apartments.


<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/Paul J. McAuliffe
                                          Paul J. McAuliffe
                                          Executive Vice President
                                          and Chief Financial Officer


                                    Date: November 12, 2003



<PAGE>



Exhibit 31.1


                                  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 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
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  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 report;

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

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  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 report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

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

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  November 12, 2003

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


<PAGE>



Exhibit 31.2


                                  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 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
      report;

3.    Based on my  knowledge,  the  financial  statements,  and other  financial
      information  included  in this  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 report;

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

      (a)   Designed such  disclosure  controls and  procedures,  or caused such
            disclosure   controls  and  procedures  to  be  designed  under  our
            supervision,  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 report is being prepared;

      (b)   Evaluated the effectiveness of the registrant's  disclosure controls
            and  procedures and presented in this report our  conclusions  about
            the effectiveness of the disclosure  controls and procedures,  as of
            the  end  of the  period  covered  by  this  report  based  on  such
            evaluation; and

      (c)   Disclosed  in this  report any change in the  registrant's  internal
            control  over   financial   reporting   that  occurred   during  the
            registrant's  most recent fiscal  quarter (the  registrant's  fourth
            fiscal  quarter in the case of an annual report) that has materially
            affected,   or  is  reasonably  likely  to  materially  affect,  the
            registrant's internal control over financial reporting; and

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

      (a)   All significant  deficiencies and material  weaknesses in the design
            or operation of internal control over financial  reporting which are
            reasonably  likely to adversely affect the  registrant's  ability to
            record, process, summarize and report financial information; and

      (b)   Any fraud,  whether or not  material,  that  involves  management or
            other  employees  who have a  significant  role in the  registrant's
            internal control over financial reporting.

Date:  November 12, 2003

                                /s/Paul J. McAuliffe
                                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 32.1


                          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,
2003 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 12, 2003


                                           /s/Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date:  November 12, 2003


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