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, 2005


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

Indicate by check mark whether the  registrant is a shell company (as defined in
Rule 12b-2 of the Exchange Act) Yes __ No X_

<PAGE>



                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS



                          NATIONAL PROPERTY INVESTORS 6

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

                               September 30, 2005

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 613
   Receivables and deposits                                                      515
   Restricted escrows                                                            149
   Other assets                                                                1,152
   Assets held for sale (Note A)                                               5,473
   Investment property:
       Land                                                   $ 1,366
       Buildings and related personal property                  23,867
                                                                25,233
       Less accumulated depreciation                           (20,232)        5,001
                                                                            $ 12,903
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $ 378
   Tenant security deposit liabilities                                           210
   Due to affiliates (Note B)                                                  2,175
   Other liabilities                                                             429
   Mortgage notes payable                                                     12,891
   Liabilities related to assets held for sale (Note A)                       10,650

Partners' Deficit
   General partner                                             $ (685)
   Limited partners (109,600 units
      issued and outstanding)                                  (13,145)      (13,830)
                                                                            $ 12,903

                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,
                                                  2005        2004         2005        2004
                                                           (Restated)               (Restated)

Revenues:
<S>                                              <C>          <C>        <C>          <C>
  Rental income                                  $ 928        $ 768      $ 2,645      $ 2,587
  Other income                                       70           48         233          232
    Total revenues                                  998          816       2,878        2,819

Expenses:
  Operating                                         373          447       1,066        1,320
  General and administrative                         52           42         190          227
  Depreciation                                      125          109         354          479
  Property taxes                                    100           88         286          245
  Interest                                          301          261         864          785
    Total expenses                                  951          947       2,760        3,056

Income (loss) from continuing operations             47         (131)        118         (237)
Income from discontinued operations
 (Note A)                                             3           15         274           45

Net income (loss)                                 $ 50       $ (116)      $ 392       $ (192)
Net income (loss) allocated to general
  partner (1%)                                    $ 1         $ (1)        $ 4         $ (2)
Net income (loss) allocated to limited
  partners (99%)                                     49         (115)        388         (190)

Net income (loss)                                 $ 50       $ (116)      $ 392       $ (192)

Per limited partnership unit:
  Income (loss) from continuing operations       $ 0.43      $ (1.19)     $ 1.07      $ (2.14)
  Income from discontinued operations              0.02         0.14        2.47         0.41
Net income (loss)                                $ 0.45      $ (1.05)     $ 3.54      $ (1.73)

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

                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, 2004                 109,600       $ (689)     $(13,533)    $(14,222)

Net income for the nine months
   ended September 30, 2005               --            4           388          392

Partners' deficit at
   September 30, 2005                109,600       $ (685)     $(13,145)    $(13,830)

                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,
                                                                   2005         2004

Cash flows from operating activities:
<S>                                                                <C>         <C>
  Net income (loss)                                                $ 392       $ (192)
  Adjustments to reconcile net income (loss) to net cash
   Provided by operating activities:
     Depreciation                                                     645          971
     Casualty gain                                                    (21)         (78)
     Amortization of loan costs                                        30           32
     Change in accounts:
       Receivables and deposits                                      (282)          23
       Other assets                                                  (126)        (563)
       Accounts payable                                                 2          (33)
       Tenant security deposit liabilities                            105           40
       Accrued property taxes                                          78           79
       Due to affiliates                                               98           38
       Other liabilities                                               18           70
         Net cash provided by operating activities                    939          387

Cash flows from investing activities:
  Property improvements and replacements                           (1,318)        (501)
  Insurance proceeds received                                          21           80
  Net withdrawals from restricted escrows                              97           --
         Net cash used in investing activities                     (1,200)        (421)

Cash flows from financing activities:
  Distributions to partners                                            --         (298)
  Payments on mortgage notes payable                                 (563)        (523)
  Advances from affiliates                                          1,119          445
         Net cash provided by (used in) financing activities          556         (376)

Net increase (decrease) in cash and cash equivalents                  295         (410)

Cash and cash equivalents at beginning of period                      318          525

Cash and cash equivalents at end of period                         $ 613       $ 115

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 1,305     $ 1,344
Supplemental disclosure of non-cash flow information:
  Property improvements and replacements in accounts
    payable                                                        $ 280       $ 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, 2005 are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2005.  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, 2004.  The Managing  General
Partner  is  an  affiliate  of  Apartment   Investment  and  Management  Company
("AIMCO"),   a  publicly   traded  real   estate   investment   trust.   Certain
reclassifications  have been made to the 2004  balances  to  conform to the 2005
presentation.

In  accordance  with  Statement of Financial  Accounting  Standards No. 144, the
accompanying consolidated statements of operations for the three and nine months
ended  September 30, 2004 have been restated to reflect the  operations of Place
du Plantier and Fairway View Apartments as income from  discontinued  operations
due to the  intention of the  Managing  General  Partner to sell the  properties
within one year.  Included in income from  discontinued  operations for the nine
months  ended  September  30,  2005 and  2004 is  approximately  $2,424,000  and
$2,387,000, respectively, of revenue generated by the properties. The assets and
liabilities  of Place du Planter and Fairway View  Apartments  are shown as held
for sale on the accompanying consolidated balance sheet.

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.

Affiliates of the Managing General Partner receive 5% of gross receipts from all
of the Partnership's  properties for providing property management services. The
Partnership paid to such affiliates  approximately $258,000 and $236,000 for the
nine months ended September 30, 2005 and 2004,  respectively,  which is included
in operating expenses and discontinued operations.

Affiliates of the Managing General Partner charged the Partnership reimbursement
of accountable  administrative  expenses amounting to approximately $248,000 and
$167,000 for the nine months ended  September  30, 2005 and 2004,  respectively,
which is included in general and administrative  expenses,  assets held for sale
and  investment  properties.  The  portion of these  reimbursements  included in
investment  properties  and  assets  held for sale  for the  nine  months  ended
September 30, 2005 and 2004 are fees related to construction management services
provided  by an  affiliate  of the  Managing  General  Partner of  approximately
$84,000 and $18,000,  respectively. The construction management service fees are
calculated based upon a percentage of additions to the investment properties. At
September  30,  2005,  approximately  $113,000  in  accountable   administrative
expenses  are  due to an  affiliate  of the  Managing  General  Partner  and are
included in due to affiliates.

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.  No such  reimbursements  were made  during the nine  months  ended
September  30,  2005.   The  Managing   General   Partner  earned  and  received
approximately  $27,000 for the nine  months  ended  September  30, 2004 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, 2005 or 2004.

NPI Equity, on behalf of the Partnership's 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.  The Managing  General
Partner  has  exceeded   this  credit   limit  and   advanced  the   Partnership
approximately  $1,979,000 to pay outstanding  accounts payable at Fairway View I
and Colony at Kenilworth  Apartments,  real estate taxes at Colony at Kenilworth
Apartments  during  2005  and  2004  and  capital  improvements  at  all  of the
Partnership's  properties.   Approximately  $1,119,000  and  $445,000  of  these
advances  were made during the nine months  ended  September  30, 2005 and 2004,
respectively.  Interest expense for the nine months ended September 30, 2005 and
2004 was approximately $66,000 and $5,000, respectively.  At September 30, 2005,
approximately  $2,062,000 in principal and accrued  interest are included in due
to  affiliates.  Subsequent to September 30, 2005 the Managing  General  Partner
advanced to the Partnership  approximately  $235,000 for capital improvements at
Fairway View Apartments.

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  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,  general
liability 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,  2005 and 2004,  the  Partnership  was  charged  by AIMCO and its
affiliates  approximately  $101,000 and $98,000 for insurance  coverage and fees
associated with policy claims administration.

Note C - 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.
During the nine months ended September 30, 2005 additional insurance proceeds of
approximately  $21,000 were received and recognized as a casualty gain, which is
included in income from discontinued operations.

Note D - 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 28, 2002, the trial court granted  defendants
motion to strike the complaint. Plaintiffs took an appeal from this order.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes  action and the Heller  action.  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 May 4, 2004, the Objector filed a
second appeal  challenging  the court's use of a referee and its order requiring
Objector to pay those fees.

On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.
With regard to the settlement and judgment entered thereto, the Court of Appeals
vacated  the trial  court's  order and  remanded  to the trial court for further
findings  on the basis that the "state of the record is  insufficient  to permit
meaningful  appellate  review".  With regard to the second appeal,  the Court of
Appeals  reversed the order requiring the Objector to pay referee fees. On April
26, 2005,  the Court of Appeals  lifted the stay of a pending  appeal related to
the Heller action and the trial court's order striking the  complaint.  On April
28, 2005, the Objector  filed a Petition for Review with the California  Supreme
Court in connection with the opinion vacating the order approving settlement and
remanding for further findings.  On June 10, 2005, the California  Supreme Court
denied  Objector's  Petition for Review and the Court of Appeals sent the matter
back to the trial court on June 21,  2005.  The parties  intend to ask the trial
court to make further findings in connection with settlement consistent with the
Court of Appeal's  remand order.  With respect to the related Heller appeal,  on
July 28, 2005,  the Court of Appeals  reversed the trial court's order  striking
the first amended complaint.

On August 18, 2005,  Objector and his counsel filed a motion to  disqualify  the
trial court based on a peremptory challenge and filed a motion to disqualify for
cause on October 17, 2005. On or about October 13, 2005 Objector  filed a motion
to  intervene  and on or about  October  19,  2005  filed  both a motion to take
discovery  relating to the adequacy of plaintiffs as derivative  representatives
and a motion to dissolve the anti-suit injunction in connection with settlement.
On October 27, 2005, the Court denied Objector's peremptory challenge and struck
Objector's motion to disqualify for cause. No hearing has been set on Objector's
remaining motions. On November 3, 2005, Objector and his counsel filed a writ of
mandate to the Court of Appeals challenging the court's October 27, 2005 order.

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.

AIMCO  Properties  L.P.  and NHP  Management  Company,  both  affiliates  of the
Managing  General  Partner,  are  defendants  in a  lawsuit  alleging  that they
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,  filed in the United States  District  Court for the District of
Columbia,  attempts  to bring 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.  and  NHP
Management Company failed to compensate  maintenance  workers for time that they
were  required  to be  "on-call".  Additionally,  the  complaint  alleges  AIMCO
Properties  L.P. and NHP  Management  Company  failed to comply with the FLSA in
compensating maintenance workers for time that they worked in excess of 40 hours
in a week. In June 2005 the Court conditionally  certified the collective action
on both the on-call and overtime issues,  which allows the plaintiffs to provide
notice of the  collective  action to all  non-exempt  maintenance  workers  from
August 7, 2000 through the present. Those employees will have the opportunity to
opt-in to the collective action,  and AIMCO Properties,  L.P. and NHP Management
Company will have the  opportunity to move to decertify the  collective  action.
Because the court denied  plaintiffs'  motion to certify  state  subclasses,  on
September  26,  2005,  the  plaintiffs  filed  a  class  action  with  the  same
allegations in the Superior Court of California (Contra Costa County).  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
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.

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.

Environmental

Various  Federal,  state and local laws subject  property owners or operators to
liability for management,  and the costs of removal or  remediation,  of certain
hazardous  substances  present on a property.  Such laws often impose  liability
without regard to whether the owner or operator knew of, or was responsible for,
the release or presence of the  hazardous  substances.  The  presence of, or the
failure to manage or remedy properly,  hazardous substances may adversely affect
occupancy at affected  apartment  communities and the ability to sell or finance
affected properties.  In addition to the costs associated with investigation and
remediation  actions  brought by government  agencies,  and potential  fines, or
penalties  imposed by such  agencies in  connection  therewith,  the presence of
hazardous  substances on a property could result in claims by private plaintiffs
for personal injury, disease, disability or other infirmities. Various laws also
impose  liability for the cost of removal,  remediation or disposal of hazardous
substances  through a  licensed  disposal  or  treatment  facility.  Anyone  who
arranges for the disposal or treatment of hazardous  substances  is  potentially
liable  under such laws.  These laws often impose  liability  whether or not the
person arranging for the disposal ever owned or operated the disposal  facility.
In connection with the ownership,  operation,  and management of its properties,
the Partnership  could  potentially be liable for  environmental  liabilities or
costs associated with its properties.

Mold

The Partnership is aware of lawsuits  against owners and managers of multifamily
properties asserting claims of personal injury and property damage caused by the
presence of mold, some of which have resulted in substantial  monetary judgments
or settlements. The Partnership has only limited insurance coverage for property
damage loss claims  arising from the  presence of mold and for  personal  injury
claims related to mold exposure. Affiliates of the Managing General Partner have
implemented a national  policy and  procedures to prevent or eliminate mold from
its properties  and the Managing  General  Partner  believes that these measures
will  minimize  the  effects  that mold could have on  residents.  To date,  the
Partnership  has not  incurred  any material  costs or  liabilities  relating to
claims of mold exposure or to abate mold  conditions.  Because the law regarding
mold is unsettled and subject to change the Managing General Partner can make no
assurance  that  liabilities  resulting from the presence of or exposure to mold
will not have a material adverse effect on the Partnership's financial condition
or results of operations.

SEC Investigation

The  Central  Regional  Office of the  United  States  Securities  and  Exchange
Commission (the "SEC")  continues its 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  have included  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, tax credit transactions,  and
tender offers for limited  partnership  interests.  AIMCO is cooperating  fully.
AIMCO is not able to predict when the investigation 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, excluding two properties held for sale,
consists of one apartment  complex.  The following  table sets forth the average
occupancy of the property for the nine months ended September 30, 2005 and 2004:

                                                   Average Occupancy
      Property                                      2005       2004

      Colony at Kenilworth Apartments (1)           96%        87%
         Towson, Maryland

(1)   The  Managing  General  Partner  attributes  the  increase in occupancy at
      Colony at Kenilworth Apartments to increased marketing efforts.

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.

Results of Operations

The  Partnership's  net income for the three and nine months ended September 30,
2005 was approximately $50,000 and $392,000, respectively,  compared to net loss
of approximately  $116,000 and $192,000 for the  corresponding  periods in 2004.
The increase in net income for the nine months ended September 30,2005 is due to
an increase in total revenues, a decrease in total expenses,  and an increase in
income from  discontinued  operations.  The increase in net income for the three
months  ended  September  30,  2005 is due to an  increase  in  total  revenues,
partially  offset by an increase in total expenses and a decrease in income from
discontinued operations.

In accordance with Statement of Financial Accounting Standards ("SFAS") No. 144,
the  consolidated  statements of operations  for the three and nine months ended
September  30, 2004 have been  restated to reflect  the  operations  of Place du
Plantier and Fairway View Apartments as income from discontinued  operations due
to the intention of the Managing  General Partner to sell the properties  within
one year.  Included in income from  discontinued  operations for the nine months
ended September 30, 2005 and 2004, is  approximately  $2,424,000 and $2,387,000,
respectively, of revenue generated by the properties. The assets and liabilities
of Place du Plantier and Fairway View  Apartments  are shown as held for sale on
the accompanying consolidated balance sheet.

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.
During the nine months ended September 30, 2005 additional insurance proceeds of
$21,000 were received and  recognized as a casualty  gain,  which is included in
income from discontinued operations.

Excluding income from discontinued operations,  the Partnership's net income for
the three and nine months ended September 30, 2005 was approximately $47,000 and
$118,000,  respectively,  compared  to net loss of  approximately  $131,000  and
$237,000 for the  corresponding  periods in 2004. The increase in net income for
the nine months ended September  30,2005 is due to an increase in total revenues
and a  decrease  in total  expenses.  The  increase  in net income for the three
months  ended  September  30,  2005 is due to an  increase  in  total  revenues,
partially offset by an increase in total expenses.  Total revenues increased for
the three and nine month  period  due to  increases  in rental  income and other
income.  Rental  income  increased  for the nine month  period due to  increased
occupancy at and reduced bad debt expenses at Colony of  Kenilworth  Apartments,
partially  offset by  reduced  average  rental  rates at  Colony  of  Kenilworth
Apartments.  Rental income increased for the three month period due to increased
average rental rates and increased occupancy at Colony of Kenilworth Apartments.
Other  income  increased  for the three month  period due to  increased  utility
reimbursement at Colony of Kenilworth Apartments.

Total  expenses  decreased  for the nine months ended  September 30, 2005 due to
decreases in operating,  depreciation and general and  administrative  expenses,
partially  offset by  increases  in  property  tax and  interest  expenses.  The
increase in total expenses for the three months ended September 30, 2005 was due
to increases in  depreciation,  interest  and property tax  expenses,  partially
offset by decreased operating expense. Operating expenses decreased for the nine
month  period  due to  reduced  property  and  maintenance  expenses.  Operating
expenses  decreased  for the  three  month  period  due to  reduced  maintenance
expense.  Property expenses decreased for the nine month period due to decreased
corporate  unit  and  utility  expenses  at  Colony  of  Kenilworth  Apartments,
partially offset by increased  payroll and related benefit expenses at Colony of
Kenilworth  Apartments.  Maintenance  expense  decreased for both periods due to
reduced  contract  labor at Colony of  Kenilworth  Apartments.  The  decrease in
depreciation  expense for the nine month period is due to assets  becoming fully
depreciated   during  the  second  quarter  of  2004  at  Colony  of  Kenilworth
Apartments.  The increase in depreciation  expense for the three month period is
due to property  improvements and replacements  completed during the past twelve
months.  The  increase  in property  tax  expense for both  periods is due to an
increase in the assessed value at Colony of Kenilworth Apartments.  The increase
in  interest  expense  for the  three  and nine  month  period  is due to higher
balances due to an affiliate of the Managing General Partner.

General and  administrative  expenses decreased for the nine month period due to
decreased  audit fees and a decrease in  partnership  management  fees due to no
distributions   from   operations   in  2005.   Also  included  in  general  and
administrative  expense for the three and nine months ended  September  30, 2005
and 2004 are  management  reimbursements  to the  Managing  General  Partner  as
allowed under the Partnership  Agreement and costs associated with the quarterly
and annual communications with investors and regulatory agencies.

<PAGE>

Liquidity and Capital Resources

At  September  30,  2005,  the  Partnership  had cash and  cash  equivalents  of
approximately $613,000 compared to approximately $115,000 at September 30, 2004.
For the nine  months  ended  September  30,  2005,  cash  and  cash  equivalents
increased by approximately  $295,000 due to approximately  $939,000 and $556,000
of cash provided by operating and financing activities,  respectively, partially
offset by approximately  $1,200,000 of cash used in investing  activities.  Cash
provided by financing  activities consisted of advances from an affiliate of the
Managing General Partner partially offset by principal payments on the mortgages
encumbering  the  Partnership's  investment  properties.  Cash used in investing
activities consisted of property improvements and replacements  partially offset
by net withdrawals from restricted escrows and insurance proceeds received.  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 investment  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
the Partnership's properties are detailed below.

Place du Plantier Apartments:

During the nine months ended  September  30,  2005,  the  Partnership  completed
approximately  $338,000 of capital improvements at Place du Plantier Apartments,
consisting  primarily of floor covering,  appliance,  wood,  glass,  and balcony
replacements,  HVAC improvements and exterior painting.  These improvements were
funded from  operating  cash flow and advances from an affiliate of the Managing
General  Partner.  The  Managing  General  Partner  intends to sell the property
during 2006.

Fairway View Apartments:

During the nine months ended  September  30,  2005,  the  Partnership  completed
approximately  $634,000  of capital  improvements  at Fairway  View  Apartments,
consisting  primarily of exterior  lighting,  floor covering,  appliance,  door,
gutter,  and roof replacements,  and HVAC improvements.  These improvements were
funded from  operating  cash flow,  replacement  reserves and  advances  from an
affiliate of the Managing General Partner.  The Managing General Partner intends
to sell the property during 2006.

Colony at Kenilworth Apartments:

During the nine months ended  September  30,  2005,  the  Partnership  completed
approximately   $626,000  of  capital   improvements  at  Colony  at  Kenilworth
Apartments,  consisting  primarily of appliance,  air  conditioning  unit, floor
covering and roof replacements,  pool resurfacing, wood replacement,  recreation
facility upgrades, exterior painting,  structural upgrades and exterior lighting
fixtures.   These  improvements  were  funded  from  operating  cash  flow.  The
Partnership  regularly  evaluates the capital improvement needs of the property.
While the Partnership has no material commitments for property  improvements and
replacements,  certain routine capital expenditures are anticipated during 2005.
Such capital  expenditures will depend on the physical condition of the property
as well as anticipated cash flow generated by the property.

Capital expenditures will be incurred only if cash is available from operations,
from Partnership  reserves or advances from an affiliate of the Managing General
Partner.   To  the  extent  that  capital   improvements   are  completed,   the
Partnership's  distributable  cash flow,  if any, may be  adversely  affected at
least in the short term.

NPI Equity, on behalf of the Partnership's 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.  The Managing  General
Partner  has  exceeded   this  credit   limit  and   advanced  the   Partnership
approximately  $1,979,000 to pay outstanding  accounts payable at Fairway View I
and Colony at Kenilworth  Apartments,  real estate taxes at Colony at Kenilworth
Apartments  during  2005  and  2004  and  capital  improvements  at  all  of the
Partnership's  properties.   Approximately  $1,119,000  and  $445,000  of  these
advances  were made during the nine months  ended  September  30, 2005 and 2004,
respectively.  Interest expense for the nine months ended September 30, 2005 and
2004 was approximately $66,000 and $5,000, respectively.  At September 30, 2005,
approximately  $2,062,000 in principal and accrued  interest are included in due
to  affiliates.  Subsequent to September 30, 2005 the Managing  General  Partner
advanced to the Partnership  approximately  $235,000 for capital improvements at
Fairway View Apartments.

Other  than the above  advances  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 property of
approximately $12,891,000 is being amortized over 240 months and is scheduled to
be fully amortized at maturity in 2021.

The Partnership  distributed the following  amounts during the nine months ended
September 30, 2005 and 2004(in thousands, except per unit data):
<TABLE>
<CAPTION>

                                      Per Limited                        Per Limited
                  Nine Months Ended   Partnership   Nine Months Ended    Partnership
                 September 30, 2005      Unit      September 30, 2004       Unit

<S>                     <C>              <C>              <C>              <C>
Operations              $ --             $ --             $ 298            $ 2.69
</TABLE>

Future  cash  distributions  will  depend on the levels of cash  generated  from
operations   and  the  timing  of  debt   maturities,   property   sales  and/or
refinancings. In light of the amount due to an affiliate of the Managing General
Partner at September 30, 2005, it is not anticipated  that the Partnership  will
make any distributions in the foreseeable future.

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.

Other

In addition to its indirect  ownership of the Managing  General Partner interest
in the Partnership,  AIMCO and its affiliates  owned 75,536 limited  partnership
units (the "Units") in the  Partnership  representing  68.92% of the outstanding
Units at September 30, 2005. 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.  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 68.92% 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., ("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 properties  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.
The Partnership will offer rental concessions during particularly slow months or
in response  to heavy  competition  from other  similar  complexes  in the area.
Rental income attributable to leases, net of any concessions, is recognized on a
straight-line  basis over the term of the lease.  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.



<PAGE>


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 28, 2002, the trial court granted  defendants
motion to strike the complaint. Plaintiffs took an appeal from this order.

On January 8, 2003,  the parties filed a  Stipulation  of Settlement in proposed
settlement of the Nuanes  action and the Heller  action.  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 May 4, 2004, the Objector filed a
second appeal  challenging  the court's use of a referee and its order requiring
Objector to pay those fees.

On March 21, 2005, the Court of Appeals issued opinions in both pending appeals.
With regard to the settlement and judgment entered thereto, the Court of Appeals
vacated  the trial  court's  order and  remanded  to the trial court for further
findings  on the basis that the "state of the record is  insufficient  to permit
meaningful  appellate  review".  With regard to the second appeal,  the Court of
Appeals  reversed the order requiring the Objector to pay referee fees. On April
26, 2005,  the Court of Appeals  lifted the stay of a pending  appeal related to
the Heller action and the trial court's order striking the  complaint.  On April
28, 2005, the Objector  filed a Petition for Review with the California  Supreme
Court in connection with the opinion vacating the order approving settlement and
remanding for further findings.  On June 10, 2005, the California  Supreme Court
denied  Objector's  Petition for Review and the Court of Appeals sent the matter
back to the trial court on June 21,  2005.  The parties  intend to ask the trial
court to make further findings in connection with settlement consistent with the
Court of Appeal's  remand order.  With respect to the related Heller appeal,  on
July 28, 2005,  the Court of Appeals  reversed the trial court's order  striking
the first amended complaint.

On August 18, 2005,  Objector and his counsel filed a motion to  disqualify  the
trial court based on a peremptory challenge and filed a motion to disqualify for
cause on October 17, 2005. On or about October 13, 2005 Objector  filed a motion
to  intervene  and on or about  October  19,  2005  filed  both a motion to take
discovery  relating to the adequacy of plaintiffs as derivative  representatives
and a motion to dissolve the anti-suit injunction in connection with settlement.
On October 27, 2005, the Court denied Objector's peremptory challenge and struck
Objector's motion to disqualify for cause. No hearing has been set on Objector's
remaining motions. On November 3, 2005, Objector and his counsel filed a writ of
mandate to the Court of Appeals challenging the court's October 27, 2005 order.

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.

AIMCO  Properties  L.P.  and NHP  Management  Company,  both  affiliates  of the
Managing  General  Partner,  are  defendants  in a  lawsuit  alleging  that they
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,  filed in the United States  District  Court for the District of
Columbia,  attempts  to bring 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.  and  NHP
Management Company failed to compensate  maintenance  workers for time that they
were  required  to be  "on-call".  Additionally,  the  complaint  alleges  AIMCO
Properties  L.P. and NHP  Management  Company  failed to comply with the FLSA in
compensating maintenance workers for time that they worked in excess of 40 hours
in a week. In June 2005 the Court conditionally  certified the collective action
on both the on-call and overtime issues,  which allows the plaintiffs to provide
notice of the  collective  action to all  non-exempt  maintenance  workers  from
August 7, 2000 through the present. Those employees will have the opportunity to
opt-in to the collective action,  and AIMCO Properties,  L.P. and NHP Management
Company will have the  opportunity to move to decertify the  collective  action.
Because the court denied  plaintiffs'  motion to certify  state  subclasses,  on
September  26,  2005,  the  plaintiffs  filed  a  class  action  with  the  same
allegations in the Superior Court of California (Contra Costa County).  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
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.

ITEM 5.     OTHER INFORMATION

            None.

ITEM 6.     EXHIBITS

            See Exhibit Index.



<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 14, 2005


<PAGE>


                          NATIONAL PROPERTY INVESTORS 6

                                  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  September  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 of the equivalent of the Chief Executive Officer
                  and Chief  Financial  Officer  Pursuant  to  Section 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 14, 2005

                                    /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 14, 2005

                                    /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,
2005 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 14, 2005


                                           /s/Stephen B. Waters
                                    Name:  Stephen B. Waters
                                    Date:  November 14, 2005


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.