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, 2004


[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE EXCHANGE ACT


             For the transition period from _________to _________

                         Commission file number 0-11864


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



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

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

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


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


                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS



                          NATIONAL PROPERTY INVESTORS 6

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

                               September 30, 2004

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 115
   Receivables and deposits                                                     326
   Restricted escrows                                                           245
   Other assets                                                               1,561
   Investment properties:
       Land                                                  $ 2,977
       Buildings and related personal property                 44,208
                                                               47,185
       Less accumulated depreciation                          (38,225)        8,960
                                                                           $ 11,207
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 363
   Tenant security deposit liabilities                                          182
   Accrued property taxes                                                        79
   Due to affiliates (Note B)                                                   488
   Other liabilities                                                            359
   Mortgage notes payable                                                    24,115

Partners' Deficit
   General partner                                            $ (691)
   Limited partners (109,600 units
      issued and outstanding)                                 (13,688)      (14,379)
                                                                           $ 11,207

                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,
                                                  2004        2003         2004        2003

Revenues:
<S>                                             <C>          <C>         <C>          <C>
  Rental income                                 $ 1,485      $ 1,793     $ 4,707      $ 5,284
  Other income                                      128          144         421          396
  Casualty gain (Note D)                             --           --          78           --
    Total revenues                                1,613        1,937       5,206        5,680

Expenses:
  Operating                                         920          903       2,501        2,412
  General and administrative                         42          104         227          353
  Depreciation                                      196          535         971        1,633
  Property taxes                                    113          101         321          295
  Interest                                          458          466       1,378        1,410
    Total expenses                                1,729        2,109       5,398        6,103

Loss from continuing operations                    (116)        (172)       (192)        (423)
Loss from discontinued operations                    --          (33)         --         (266)
Gain on sale of discontinued operations              --          118          --       13,909

Net (loss) income                                $ (116)      $ (87)      $ (192)     $13,220

Net (loss) income allocated to general
  partner (1%)                                    $ (1)       $ (1)        $ (2)       $ 132
Net (loss) income allocated to limited
  partners (99%)                                   (115)         (86)       (190)      13,088

                                                 $ (116)      $ (87)      $ (192)     $13,220
Per limited partnership unit:
  Loss from continuing operations               $ (1.05)     $ (1.55)    $ (1.73)     $ (3.82)
  Loss from discontinued operations                  --        (0.30)         --        (2.40)
  Gain on sale of discontinued operations            --         1.07          --       125.64

Net (loss) income                               $ (1.05)     $ (0.78)    $ (1.73)     $119.42

Distribution per limited partnership
  unit                                            $ --       $ 16.74      $ 2.69      $ 85.71

                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, 2003                 109,600       $ (686)     $(13,203)    $(13,889)

Distributions to partners                 --           (3)         (295)        (298)

Net loss for the nine months
   ended September 30, 2004               --           (2)         (190)        (192)

Partners' deficit at
   September 30, 2004                109,600       $ (691)     $(13,688)    $(14,379)

                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,
                                                                   2004         2003
Cash flows from operating activities:
<S>                                                               <C>         <C>
  Net (loss) income                                               $ (192)     $ 13,220
  Adjustments to reconcile net (loss) income to net cash
   provided by operating activities:
     Depreciation                                                     971        2,137
     Casualty gain                                                    (78)          --
     Amortization of loan costs                                        32           51
     Gain on sale of investment properties                             --      (13,909)
     Loss on early extinguishment of debt                              --           47
     Change in accounts:
       Receivables and deposits                                        23          190
       Other assets                                                  (563)        (221)
       Accounts payable                                               (33)        (189)
       Tenant security deposit liabilities                             40          (65)
       Accrued property taxes                                          79           43
       Due to affiliates                                               38           --
       Other liabilities                                               70         (281)
         Net cash provided by operating activities                    387        1,023

Cash flows from investing activities:
  Property improvements and replacements                             (501)        (527)
  Insurance proceeds received                                          80           --
  Net withdrawals from restricted escrows                              --          245
  Net proceeds from sale of investment properties                      --       18,268
         Net cash (used in) provided by investing activities         (421)      17,986

Cash flows from financing activities:
  Distributions to partners                                          (298)      (9,489)
  Payments on mortgage notes payable                                 (523)        (486)
  Advances from affiliates                                            445           --
  Repayment of mortgage notes payable                                  --       (8,900)
         Net cash used in financing activities                       (376)     (18,875)

Net (decrease) increase in cash and cash equivalents                 (410)         134

Cash and cash equivalents at beginning of period                      525          843

Cash and cash equivalents at end of period                         $ 115       $ 977

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 1,344     $ 1,720
Supplemental disclosure of non-cash flow information:
  Property improvements and replacements in accounts
    payable                                                        $ 128        $ --

                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, 2004,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2004.  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, 2003.  The Managing  General
Partner  is  an  affiliate  of  Apartment   Investment  and  Management  Company
("AIMCO"), a publicly traded real estate investment trust.

In accordance with Statement of Financial Accounting Standards ("SFAS") No. 144,
the  accompanying  statements of operations  for the three and nine months ended
September 30, 2003 reflect the  operations  of Ski Lodge and Alpine  Apartments,
which  sold in May and  June  2003,  respectively,  as  loss  from  discontinued
operations.

Reclassifications:

Certain  reclassifications have been made to the 2003 balances to conform to the
2004 presentation.

Note B - Transactions with Affiliated Parties

The Partnership has no employees and depends 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, 2004 and 2003,  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 $236,000 and $362,000 for the
nine months ended September 30, 2004 and 2003,  respectively,  which is included
in operating expenses and loss from discontinued operations.

Affiliates of the Managing General Partner charged the Partnership reimbursement
of accountable  administrative  expenses amounting to approximately $167,000 and
$259,000 for the nine months ended  September  30, 2004 and 2003,  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  $18,000 and $13,000 for the nine months ended  September 30, 2004
and 2003, respectively.  The construction management service fees are calculated
based on a percentage of additions to the  investment  properties.  At September
30, 2004  approximately  $38,000 of reimbursements  for services were accrued by
the  Partnership  and are  included  in due to  affiliates  on the  accompanying
balance sheet.

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
$27,000  and  $47,000 for the nine  months  ended  September  30, 2004 and 2003,
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.  No such Partnership management fees were earned or paid during the
nine months ended September 30, 2004 and 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.  During the nine months
ended September 30, 2004, the Partnership borrowed $445,000 to pay for operating
expenses and real estate taxes at Colony of  Kenilworth  Apartments.  During the
nine months  ended  September  30,  2004  approximately  $5,000 of interest  was
accrued on this loan. At September 30, 2004, the Partnership owed  approximately
$450,000 related to the loan and accrued  interest,  which is included in due to
affiliates on the  accompanying  balance  sheet.  There were no such  borrowings
during the nine months ended September 30, 2003.

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.

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, 2004 and
2003,  the  Partnership  was charged by AIMCO and its  affiliates  approximately
$96,000 and $147,000,  respectively,  for insurance coverage and fees associated
with claims administration.


<PAGE>


Note C - Sale of Investment Properties

In May 2003, the Partnership sold Ski Lodge Apartments to a third party, for net
proceeds of approximately $13,903,000 after payment of closing costs. During the
nine  months  ended  September  30,  2003,  the  Partnership  realized a gain of
approximately  $11,151,000  as a  result  of  the  sale.  The  Partnership  used
approximately  $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 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 sale, which were determined to be unneeded.

In June 2003, the Partnership  sold Alpine Village  Apartments to a third party,
for net proceeds of  approximately  $4,365,000  after payment of closing  costs.
During the nine months ended September 30, 2003, the Partnership realized a gain
of  approximately  $2,758,000  as a result of the  sale.  The  Partnership  used
approximately  $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 from  discontinued
operations.

Note D - Casualty

In September  2003, one of the  Partnership's  investment  properties,  Place du
Plantier  Apartments,  incurred  damage as a result of a fire.  During  the nine
months ended September 30, 2004, the  Partnership  recognized a casualty gain of
approximately  $78,000  which is the result of  insurance  proceeds  received of
approximately $80,000 offset by the net book value of the assets written off.

Note E - Contingencies

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  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  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
("Objector") filed an appeal (the "Appeal") seeking to vacate and/or reverse the
order approving the settlement and entering  judgment  thereto.  On November 24,
2003,  the Objector  filed an  application  requesting  the court order AIMCO to
withdraw settlement tender offers it had commenced,  refrain from making further
offers  pending  the appeal and auction  any units  tendered  to third  parties,
contending  that the offers did not  conform  with the terms of the  settlement.
Counsel  for the  Objector  (on behalf of another  investor)  had  alternatively
requested the court take certain action  purportedly to enforce the terms of the
settlement agreement. On December 18, 2003, the court heard oral argument on the
motions  and denied them both in their  entirety.  The  Objector  filed a second
appeal challenging the court's use of a referee and its order requiring Objector
to pay those fees.

On January 28, 2004,  the  Objector  filed his opening  brief in the Appeal.  On
April 23, 2004, the Managing General Partner and its affiliates filed a response
brief in support of the settlement and the judgment thereto. The plaintiffs have
also filed a brief in support of the settlement. On June 4, 2004, Objector filed
a reply to the briefs  submitted by the Managing General Partner and Plaintiffs.
In addition both the Objector and plaintiffs filed briefs in connection with the
second  appeal.  The Court of Appeals  heard oral  argument  on both  appeals on
September 22, 2004 and took the matters under submission.

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.  On  March 5,  2004 the
plaintiffs filed an amended complaint also naming NHP Management Company,  which
is also an affiliate of the Managing General Partner. 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 defendants have filed an answer to the amended complaint denying
the  substantive  allegations.  Some  discovery  has taken place and  settlement
negotiations  continue.  Although the outcome of any  litigation  is  uncertain,
AIMCO  Properties,  L.P. does not believe that the ultimate  outcome will have a
material  adverse  effect on its financial  condition or results of  operations.
Similarly,  the  Managing  General  Partner  does not believe  that the ultimate
outcome  will have a  material  adverse  effect on the  Partnership's  financial
condition or results of operations.

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.

As  previously  disclosed,  the  Central  Regional  Office of the United  States
Securities  and  Exchange   Commission   (the  "SEC")  is  conducting  a  formal
investigation relating to certain matters.  Although the staff of the SEC is not
limited  in the  areas  that it may  investigate,  AIMCO  believes  the areas of
investigation include AIMCO's miscalculated monthly net rental income figures in
third quarter 2003,  forecasted  guidance,  accounts payable,  rent concessions,
vendor  rebates,  capitalization  of payroll and certain  other  costs,  and tax
credit  transactions.  AIMCO is cooperating  fully. AIMCO is not able to predict
when the matter  will be  resolved.  AIMCO does not  believe  that the  ultimate
outcome  will  have a  material  adverse  effect on its  consolidated  financial
condition or results of operations. Similarly, the Managing General Partner does
not believe that the ultimate outcome will have a material adverse effect on the
Partnership's financial condition or results of operations.


<PAGE>



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, 2004 and 2003:

                                                   Average Occupancy
      Property                                      2004       2003

      Place du Plantier Apartments (1)              86%        82%
         Baton Rouge, Louisiana
      Fairway View Apartments (2)                   81%        92%
         Baton Rouge, Louisiana
      Colony at Kenilworth Apartments (3)           87%        93%
         Towson, Maryland

(1)   The Managing General Partner attributes the increase in occupancy at Place
      du Plantier Apartments to an effective new management team at the property
      focused on customer retention and marketing.

(2)   The  Managing  General  Partner  attributes  the  decrease in occupancy at
      Fairway View Apartments to increased competition in the local market area.

(3)   The  Managing  General  Partner  attributes  the  decrease in occupancy at
      Colony at  Kenilworth  Apartments to the  expiration of a student  housing
      contract with a local college.

The  Partnership's  financial  results depend upon a number of factors including
the  ability to attract  and  maintain  tenants  at the  investment  properties,
interest  rates on mortgage  loans,  costs  incurred  to operate the  investment
properties,  general  economic  conditions  and weather.  As part of the ongoing
business plan of the  Partnership,  the Managing  General  Partner  monitors the
rental market environment of its investment properties to assess the feasibility
of increasing rents,  maintaining or increasing  occupancy levels and protecting
the Partnership  from increases in expenses.  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.  Further,  a number of  factors  that are
outside the control of the  Partnership  such as the local economic  climate and
weather can adversely or positively affect the Partnership's financial results.



<PAGE>


Results of Operations

The  Partnership's  net loss for the three and nine months ended  September  30,
2004 was approximately  $116,000 and $192,000,  respectively,  compared to a net
loss of approximately  $87,000 and net income of  approximately  $13,220,000 for
the  corresponding  periods in 2003.  The increase in net loss for the three and
nine months ended  September 30, 2004 is due to a gain on the sale of two of the
Partnership's  properties in 2003,  partially  offset by a decrease in loss from
discontinued operations.

In  accordance  with  Statement of Financial  Accounting  Standards No. 144, the
accompanying  statements  of  operations  for the  three and nine  months  ended
September  30, 2003 reflect the  operations of Ski Lodge  Apartments  and Alpine
Village  Apartments as loss from  discontinued  operations due to their sales in
May and June 2003.

In May 2003, the Partnership sold Ski Lodge Apartments to a third party, for net
proceeds of approximately $13,903,000 after payment of closing costs. During the
nine  months  ended  September  30,  2003,  the  Partnership  realized a gain of
approximately  $11,151,000  as a  result  of  the  sale.  The  Partnership  used
approximately  $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 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 sale, which were determined to be unneeded.

In June 2003, the Partnership  sold Alpine Village  Apartments to a third party,
for net proceeds of  approximately  $4,365,000  after payment of closing  costs.
During the nine months ended September 30, 2003, the Partnership realized a gain
of  approximately  $2,758,000  as a result of the  sale.  The  Partnership  used
approximately  $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 from  discontinued
operations.

Excluding  the  impact  of the gain on  sales  and the  loss  from  discontinued
operations,  the Partnership had a loss from continuing operations for the three
and nine months ended September 30, 2004 of approximately $116,000 and $192,000,
respectively,  compared to a loss from  continuing  operations of  approximately
$172,000  and $423,000 for the  corresponding  periods in 2003.  The decrease in
loss from continuing operations for both the three and nine month periods is due
to a  decrease  in  total  expenses  partially  offset  by a  decrease  in total
revenues.  The decrease in total revenues for the three month period is due to a
decrease in both rental and other income. The decrease in total revenues for the
nine month period is due to a decrease in rental income offset by an increase in
other income and the  recognition  of a casualty  gain in 2004.  The decrease in
rental income for both periods is due to a decrease in occupancy at both Fairway
View and Colony at Kenilworth Apartments, a decrease in average rental rates and
an increase in concession  costs at all three  investment  properties  partially
offset by an increase in occupancy at Place du Plantier Apartments. The decrease
in other  income  for the  three  month  period  is due to a  decrease  in lease
cancellation  fees and cleaning  fees at Colony at  Kenilworth.  The increase in
other income for the nine month  period is due to an increase in corporate  unit
rent at Colony at Kenilworth  Apartments partially offset by a decrease in lease
cancellation fees and late charges at Place du Plantier Apartments.

In September  2003, one of the  Partnership's  investment  properties,  Place du
Plantier  Apartments,  incurred  damage as a result of a fire.  During  the nine
months ended September 30, 2004, the  Partnership  recognized a casualty gain of
approximately  $78,000  which is the result of  insurance  proceeds  received of
approximately $80,000 offset by the net book value of the assets written off.

The decrease in total  expenses for both periods is due to a decrease in general
and  administrative,  depreciation and interest expenses  partially offset by an
increase in  operating  and property tax  expenses.  General and  administrative
expense   decreased   due  to  a  decrease  in   management   fees,   management
reimbursements  and audit fees. The decrease in management fees is a result of a
decrease in operating distributions on which these fees are earned. The decrease
in both management  reimbursements and audit fees is attributable to the sale of
two of the Partnership's investment properties during 2003. Depreciation expense
decreased  as a result  of the  buildings  at all the  Partnership's  investment
properties  becoming  fully  depreciated  during the second quarter of 2004. The
decrease in interest  expense is the result of scheduled  principal  payments on
the mortgages encumbering the investment properties. Operating expense increased
due to an increase in property  administrative  costs at both  Fairway  View and
Colony at  Kenilworth  Apartments  and  hazard  insurance  premiums  at Place du
Plantier Apartments.  The increase in property tax expense is due to an increase
in the assessed value of Colony at Kenilworth Apartments.

Included  in  general  and  administrative  expense  for the nine  months  ended
September  30, 2004 and 2003,  are  management  reimbursements  to the  Managing
General  Partner  and  management  fees  earned  in  connection  with  operating
distributions  as allowed  under the  Partnership  Agreement.  Also  included in
general and  administrative  expense are costs associated with the quarterly and
annual  communications  with  investors and  regulatory  agencies and the annual
audit required by the Partnership Agreement.

Liquidity and Capital Resources

At  September  30,  2004,  the  Partnership  had cash and  cash  equivalents  of
approximately $115,000 compared to approximately $977,000 at September 30, 2003.
For the nine  months  ended  September  30,  2004,  cash  and  cash  equivalents
decreased by approximately  $410,000 due to approximately  $421,000 of cash used
in investing  activities  and  approximately  $376,000 of cash used in financing
activities  partially  offset by  approximately  $387,000  of cash  provided  by
operating  activities.  Cash used in investing  activities consisted of property
improvements and replacements  partially offset by insurance  proceeds received.
Cash  used in  financing  activities  consisted  of  principal  payments  on the
mortgages  encumbering the Partnership's  investment properties and distribution
to  partners  partially  offset  by  advances  received  from  affiliates.   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  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.  For
example,  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.  Capital improvements planned for each of
the Partnership's properties are detailed below.

Place du Plantier Apartments:

During the nine months ended  September  30,  2004,  the  Partnership  completed
approximately  $203,000 of capital improvements at Place du Plantier Apartments,
consisting  primarily of plumbing fixtures,  casualty repairs and floor covering
replacements.  These  improvements  were  funded  from  operating  cash flow and
insurance proceeds.  The Partnership  evaluates the capital improvement needs of
the property  during the year and  currently  expects to complete an  additional
$52,000 in capital improvements during the remainder of 2004. 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,  2004,  the  Partnership  completed
approximately  $108,000  of capital  improvements  at Fairway  View  Apartments,
consisting   primarily  of  plumbing  fixtures,   electrical  work,   structural
improvements 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  $28,000  in  capital  improvements  during  the  remainder  of 2004.
Additional  capital  improvements  may be  considered  and  will  depend  on the
physical  condition  of the  property as well as  replacement  reserves  and the
anticipated cash flow generated by the property.

Colony at Kenilworth Apartments:

During the nine months ended  September  30,  2004,  the  Partnership  completed
approximately   $318,000  of  capital   improvements  at  Colony  at  Kenilworth
Apartments,  consisting  primarily  of floor  covering  replacements,  retaining
walls, structural improvements and parking lot 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 $27,000 in capital  improvements  during the remainder of
2004.  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.

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
$24,115,000  is being  amortized  over 240 months and is  scheduled  to be fully
amortized at maturity 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.  During the nine months
ended September 30, 2004, the Partnership borrowed $445,000 to pay for operating
expenses and real estate taxes at Colony of Kenilworth Apartments. There were no
such  borrowings  during the nine months ended  September 30, 2003. At September
30, 2004 the Partnership owed approximately $450,000 including accrued interest.

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, 2004 and 2003(in thousands, except per unit data):

<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                  Nine Months Ended   Partnership   Nine Months Ended    Partnership
                 September 30, 2004      Unit      September 30, 2003       Unit

<S>                     <C>             <C>               <C>              <C>
Operations              $ 298           $ 2.69            $ 532            $ 4.81
Sale (1)                   --               --            8,957             80.90
                        $ 298           $ 2.69           $9,489            $85.71
</TABLE>

(1)  Proceeds  from  the sale of Ski  Lodge  Apartments  in May 2003 and  Alpine
Village Apartments in June 2003.

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 any additional  distributions to
its partners during the remainder of 2004 or subsequent periods.

Other

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO and its affiliates  owned 73,133 limited  partnership
units (the "Units") in the  Partnership  representing  66.73% of the outstanding
Units at September 30, 2004. 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 4,
2004,  AIMCO  Properties L.P. made a tender offer to purchase any and all of the
Units not owned by affiliates of AIMCO for a purchase  price of $47.27 per Unit.
The tender offer expires on December 6, 2004,  unless extended.  Pursuant to the
Partnership Agreement, unit holders 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 66.73%
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,  L.P.  ("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. The
Partnership  evaluates all accounts receivable from residents and establishes an
allowance, after the application of security deposits, for accounts greater than
30 days past due on current tenants and all receivables due from former tenants.
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.


<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
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  captioned Heller v.
Insignia  Financial  Group (the  "Heller  action")  was filed  against  the same
defendants  that are named in the  Nuanes  action.  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
("Objector") filed an appeal (the "Appeal") seeking to vacate and/or reverse the
order approving the settlement and entering  judgment  thereto.  On November 24,
2003,  the Objector  filed an  application  requesting  the court order AIMCO to
withdraw settlement tender offers it had commenced,  refrain from making further
offers  pending  the appeal and auction  any units  tendered  to third  parties,
contending  that the offers did not  conform  with the terms of the  settlement.
Counsel  for the  Objector  (on behalf of another  investor)  had  alternatively
requested the court take certain action  purportedly to enforce the terms of the
settlement agreement.  On December 18, 2003, the courtheard oral argument on the
motions  and denied them both in their  entirety.  The  Objector  filed a second
appeal challenging the court's use of a referee and its order requiring Objector
to pay those fees.

On January 28, 2004,  the  Objector  filed his opening  brief in the Appeal.  On
April 23, 2004, the Managing General Partner and its affiliates filed a response
brief in support of the settlement and the judgment thereto. The plaintiffs have
also filed a brief in support of the settlement. On June 4, 2004, Objector filed
a reply to the briefs  submitted by the Managing General Partner and Plaintiffs.
In addition both the Objector and plaintiffs filed briefs in connection with the
second  appeal.  The Court of Appeals  heard oral  argument  on both  appeals on
September 22, 2004 and took the matters under submission.

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.  On  March 5,  2004 the
plaintiffs filed an amended complaint also naming NHP Management Company,  which
is also an affiliate of the Managing General Partner. 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 defendants have filed an answer to the amended complaint denying
the  substantive  allegations.  Some  discovery  has taken place and  settlement
negotiations  continue.  Although the outcome of any  litigation  is  uncertain,
AIMCO  Properties,  L.P. does not believe that the ultimate  outcome will have a
material  adverse  effect on its financial  condition or results of  operations.
Similarly,  the  Managing  General  Partner  does not believe  that the ultimate
outcome  will have a  material  adverse  effect on the  Partnership's  financial
condition or results of operations.

ITEM 6.     EXHIBITS

            See Exhibit Index attached.



<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/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President


                                    By:   /s/Stephen B. Waters
                                          Stephen B. Waters
                                          Vice President


                                    Date: November 12, 2004



<PAGE>


                                  EXHIBIT INDEX
Exhibit

 2.1              NPI, Inc.  Stock Purchase  Agreement  dated as of August 17,
                  1995,   incorporated  by  reference  to  Exhibit  2  to  the
                  Partnership's  Current  Report on Form 8-K dated  August 17,
                  1995.

 2.2              Partnership  Units Purchase  Agreement  dated as of August 17,
                  1995,  incorporated  by  reference  to Exhibit 2.1 to Form 8-K
                  filed by Insignia Financial Group, Inc.  ("Insignia") with the
                  Securities and Exchange Commission on September 1, 1995.

 2.3              Management  Purchase  Agreement  dated as of August 17,  1995,
                  incorporated  by reference to Exhibit 2.2 to Form 8-K filed by
                  Insignia   Financial  Group,  Inc.  with  the  Securities  and
                  Exchange Commission on September 1, 1995.

 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).

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

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

10.30             Multifamily Note dated June 27, 2001 between National Property
                  Investors 6, a California limited  partnership with respect to
                  Colony at Kenilworth Apartments,  and GMAC Commercial Mortgage
                  Corporation,   a  California  corporation.   (Incorporated  by
                  reference to the Partnership's Quarterly Report on Form 10-QSB
                  for the quarter ended June 30, 2001.)

10.32             Multifamily  Note dated September 27, 2001 between  National
                  Property Investors 6, a California limited  partnership with
                  respect   to  Place  du   Plantier   Apartments,   and  GMAC
                  Commercial Mortgage Corporation,  a California  corporation.
                  (Incorporated  by reference to the  Partnership's  Quarterly
                  Report on Form 10-QSB for the quarter  ended  September  30,
                  2001.)

10.33             Multifamily  Note dated  November  30, 2001  between  National
                  Property  Investors 6, a California  limited  partnership with
                  respect  to Fairway  View I  Apartments,  and GMAC  Commercial
                  Mortgage Corporation, a California corporation.  (Incorporated
                  by reference to the Partnership's Annual Report on Form 10-KSB
                  for the year ended December 31, 2001.)

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.

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.

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



<PAGE>




Exhibit 31.1


                                  CERTIFICATION


I, Martha L. Long, 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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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 small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  November 12, 2004

                                    /s/Martha L. Long
                                    Martha L. Long
                                    Senior  Vice   President   of  NPI  Equity
                                    Investments,   Inc.,   equivalent  of  the
                                    chief executive officer of the Partnership


<PAGE>



Exhibit 31.2


                                  CERTIFICATION


I, Stephen B. Waters, 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 small  business  issuer as of, and for, the periods  presented in this
      report;

4.    The  small  business  issuer'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 small business issuer 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
            small business issuer, 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  small  business   issuer'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 small  business  issuer's
            internal  control over financial  reporting that occurred during the
            small  business  issuer's  most  recent  fiscal  quarter  (the small
            business  issuer's  fourth  fiscal  quarter in the case of an annual
            report) that has  materially  affected,  or is reasonably  likely to
            materially affect, the small business issuer's internal control over
            financial reporting; and

5.    The  small  business  issuer's  other  certifying  officer(s)  and I  have
      disclosed,  based on our most recent  evaluation of internal  control over
      financial reporting, to the small business issuer's auditors and the audit
      committee of the small  business  issuer'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 small business  issuer'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 small  business
            issuer's internal control over financial reporting.

Date:  November 12, 2004

                                    /s/Stephen B. Waters
                                    Stephen B. Waters
                                    Vice President 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,
2004 as filed with the  Securities  and Exchange  Commission  on the date hereof
(the "Report"), Martha L. Long, as the equivalent of the Chief Executive Officer
of the  Partnership,  and  Stephen B.  Waters,  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/Martha L. Long
                                    Name:  Martha L. Long
                                    Date:  November 12, 2004


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  November 12, 2004


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.