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 June 30, 2002


[ ]   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE
      ACT OF 1934


             For the transition period from _________to _________

                         Commission file number 0-11864


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



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

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

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

<PAGE>


                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS



                        NATIONAL PROPERTY INVESTORS 6

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

                                  June 30, 2002


<TABLE>
<CAPTION>

Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $ 363
   Receivables and deposits                                                     448
   Restricted escrows                                                           475
   Other assets                                                               1,107
   Investment properties:
       Land                                                  $ 4,019
       Buildings and related personal property                 64,939
                                                               68,958
       Less accumulated depreciation                          (52,235)       16,723
                                                                           $ 19,116
Liabilities and Partners' Deficit
Liabilities
   Tenant security deposit liabilities                                       $ 214
   Accrued property taxes                                                       163
   Other liabilities                                                            447
   Mortgage notes payable                                                    34,501

Partners' Deficit
   General partner                                            $ (710)
   Limited partners (109,600 units
      issued and outstanding)                                 (15,499)      (16,209)
                                                                           $ 19,116


                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        Six Months Ended
                                                     June 30,                 June 30,
                                                2002         2001         2002        2001
Revenues:                                                 (Restated)               (Restated)
<S>                                            <C>          <C>         <C>         <C>
  Rental income                                $ 2,499      $ 2,413     $ 4,971     $ 4,901
  Other income                                     192          195         387         355
    Total revenues                               2,691        2,608       5,358       5,256

Expenses:
  Operating                                        912          923       1,837       1,890
  General and administrative                       290          163         446         337
  Depreciation                                     851          855       1,693       1,701
  Property taxes                                   128          115         259         240
  Interest                                         658          494       1,348         979
  Loss on early extinguishment of debt              --           99          --          99
    Total expenses                               2,839        2,649       5,583       5,246

(Loss) income from continuing operations          (148)         (41)       (225)         10
Loss from discontinued operations                   --          (33)         --         (58)

Net loss                                       $ (148)       $ (74)      $ (225)     $ (48)

Net loss allocated to general
  partner (1%)                                  $ (1)        $ (1)        $ (2)       $ (1)
Net loss allocated to limited
  partners (99%)                                  (147)         (73)       (223)        (47)

                                               $ (148)       $ (74)      $ (225)     $ (48)
Per limited partnership unit:
  (Loss) income from continuing
    operations                                 $ (1.34)     $ (0.37)    $ (2.03)     $ 0.09
  Loss from discontinued operations                 --        (0.30)         --       (0.52)

Net loss                                       $ (1.34)     $ (0.67)    $ (2.03)    $ (0.43)

Distribution per limited partnership
  unit                                         $ 17.94      $ 3.83      $ 17.94      $ 9.64

                See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>




                        NATIONAL PROPERTY INVESTORS 6

                  STATEMENT OF CHANGES IN PARTNERS' DEFICIT
                                   (Unaudited)
                       (in thousands, except unit data)


<TABLE>
<CAPTION>

                                     Limited
                                   Partnership    General      Limited
                                      Units       Partner      Partners       Total

<S>                                  <C>            <C>        <C>          <C>
Original capital contributions       109,600        $ 1        $ 54,800     $ 54,801

Partners' deficit at
   December 31, 2001                 109,600       $ (688)     $(13,310)    $(13,998)

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

Net loss for the six months
   ended June 30, 2002                    --           (2)         (223)        (225)

Partners' deficit at
   June 30, 2002                     109,600       $ (710)     $(15,499)    $(16,209)

                See Accompanying Notes to Financial Statements

</TABLE>

<PAGE>

                        NATIONAL PROPERTY INVESTORS 6

                            STATEMENTS OF CASH FLOWS
                                   (Unaudited)
                                (in thousands)
<TABLE>
<CAPTION>

                                                                    Six Months Ended
                                                                        June 30,
                                                                   2002         2001
Cash flows from operating activities:
<S>                                                               <C>          <C>
  Net loss                                                        $ (225)      $ (48)
  Adjustments to reconcile net loss to net cash provided by
   operating activities:
     Depreciation                                                   1,693       1,821
     Amortization of loan costs                                        46          72
     Loss on early extinguishment of debt                              --          99
     Change in accounts:
       Receivables and deposits                                       389        (728)
       Other assets                                                    59         (90)
       Accounts payable                                               (38)         12
       Tenant security deposit liabilities                            (23)         (8)
       Accrued property taxes                                         125          32
       Other liabilities                                               82         251
         Net cash provided by operating activities                  2,108       1,413

Cash flows from investing activities:
  Property improvements and replacements                             (342)       (720)
  Net withdrawals from restricted escrows                              68          30
         Net cash used in investing activities                       (274)       (690)

Cash flows from financing activities:
  Distributions to partners                                        (1,986)     (1,066)
  Proceeds from refinancing                                            --      14,400
  Payments on mortgage notes payable                                 (298)         --
  Repayment of mortgage note payable                                   --      (7,985)
  Loan costs paid                                                      --        (436)
         Net cash (used in) provided by financing activities       (2,284)      4,913

Net (decrease) increase in cash and cash equivalents                 (450)      5,636

Cash and cash equivalents at beginning of period                      813         963

Cash and cash equivalents at end of period                         $ 363      $ 6,599

Supplemental disclosure of cash flow information:
  Cash paid for interest                                          $ 1,273     $ 1,016

At June 30, 2001 approximately $75,000 of property improvements and replacements
were included in accounts payable.

                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 six  month  periods  ended  June 30,  2002,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2002.  For further  information,  refer to the  financial
statements and footnotes thereto included in the Partnership's  Annual Report on
Form 10-KSB for the fiscal year ended  December 31, 2001.  The Managing  General
Partner  is  an  affiliate  of  Apartment   Investment  and  Management  Company
("AIMCO"), a publicly traded real estate investment trust.

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

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

Note B - Transactions with Affiliated Parties

The  Partnership  has no employees  and is  dependent  on the  Managing  General
Partner  and  its  affiliates  for  the  management  and  administration  of all
Partnership  activities.  The  Partnership  Agreement  provides  for payments to
affiliates for services and as  reimbursement  of certain  expenses  incurred by
affiliates on behalf of the Partnership.

During the six months ended June 30, 2002 and 2001,  affiliates  of the Managing
General  Partner were  entitled to receive 5% of gross  receipts from all of the
Partnership's   properties  for  providing  property  management  services.  The
Partnership paid to such affiliates  approximately $276,000 and $287,000 for the
six months  ended June 30,  2002 and 2001,  respectively,  which is  included in
operating expenses and discontinued operations.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $232,000 and $213,000 for the
six months  ended June 30,  2002 and 2001,  respectively,  which is  included in
general and administrative expenses.

For services relating to the  administration of the Partnership and operation of
the  Partnership's  properties,  the  Managing  General  Partner is  entitled to
receive  payment for  non-accountable  expenses up to a maximum of $150,000  per
year,  based  upon the  number of  Partnership  units  sold,  subject to certain
limitations.  The  Managing  General  Partner  earned and  received  $89,000 and
$95,000 for the six months ended June 30, 2002 and 2001, respectively, which are
included in general and administrative expenses.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitation.  Approximately $85,000 of Partnership management fees have been paid
in conjunction with the operating distributions made during the six months ended
June 30, 2002,  which are included in general and  administrative  expenses.  No
such Partnership management fees were earned or paid during the six months ended
June 30, 2001.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such  property);  or (iii) the liquidation of the  Partnership.  To date, the
Partnership has not borrowed under the Partnership Revolver.

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

Note C - Sale of Discontinued Operation

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,614,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,174,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt of  approximately
$107,000  as a  result  of  unamortized  loan  costs  being  written  off  and a
prepayment  penalty. As a result of the sale, the operations of the property are
being shown as "Loss from discontinued operations" for the six months ended June
30, 2001. Included in this amount is approximately $389,000 of revenue generated
by the property.

Note D - Refinancing of Mortgage Note Payable

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth Apartments.  The refinancing replaced the first mortgage indebtedness
of approximately $7,985,000 with a new mortgage of $14,400,000. The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021. In connection with the refinancing,  the Partnership incurred loan
costs of approximately  $436,000.  These loan costs are included in other assets
in the  accompanying  balance sheet and are being amortized over the life of the
mortgage.  The Partnership wrote off  approximately  $99,000 in unamortized loan
costs due to the early extinguishment of debt.

Note E - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its entirety through November 7, 2002 so that the parties can
have an opportunity to discuss settlement.

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

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

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.



<PAGE>




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

The  matters  discussed  in this Form  10-QSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions,   competitive  and  regulatory   matters,   etc.)  detailed  in  the
disclosures  contained  in this  Form  10-QSB  and the  other  filings  with the
Securities and Exchange Commission made by the Registrant from time to time. The
discussion of the  Registrant's  business and results of  operations,  including
forward-looking  statements  pertaining  to such  matters,  does not  take  into
account the effects of any changes to the  Registrant's  business and results of
operations.  Accordingly,  actual  results  could differ  materially  from those
projected in the forward-looking  statements as a result of a number of factors,
including those identified herein.

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

                                                   Average Occupancy
      Property                                      2002       2001

      Ski Lodge Apartments                          92%        90%
         Montgomery, Alabama
      Place du Plantier Apartments (1)              96%        93%
         Baton Rouge, Louisiana
      Fairway View Apartments                       92%        92%
         Baton Rouge, Louisiana
      Colony at Kenilworth Apartments               91%        92%
         Towson, Maryland
      Alpine Village Apartments                     93%        93%
         Birmingham, Alabama

(1)   The Managing General Partner attributes the increase in occupancy at Place
      due Plantier  Apartments  to requiring  twelve month rather than six month
      leases  among  the  student  population  which  is the  majority  of their
      tenants.

Results of Operations

The  Partnership's  net  loss  for  the six  months  ended  June  30,  2002  was
approximately  $225,000 as compared to a net loss of  approximately  $48,000 for
the six months ended June 30,  2001.  The  Partnership's  net loss for the three
months ended June 30, 2002 was approximately  $148,000 as compared to a net loss
of approximately  $74,000 for the three months ended June 30, 2001. The increase
in net loss for both of the three and six months  ended June 30,  2002 is due to
an increase in total expenses offset by the loss from discontinued operations in
2001.  Effective January 1, 2002, the Partnership adopted Statement of Financial
Accounting  Standards  No. 144,  "Accounting  for the  Impairment or Disposal of
Long-Lived Assets", which established standards for the way that public business
enterprises  report  information  about long-lived  assets that are either being
held for sale or have  already  been  disposed  of by sale or other  means.  The
standard  requires  that results of  operations  for a long-lived  asset that is
being  held  for  sale  or  has  already  been  disposed  of  be  reported  as a
discontinued  operation  on  the  statement  of  operations.  As a  result,  the
accompanying  statements of operations  have been restated as of January 1, 2001
to  reflect  the  operations  of  Panorama  Terrace II  Apartments  as loss from
discontinued operations due to its sale in August 2001.

On August 2, 2001,  the  Partnership  sold Panorama  Terrace II Apartments to an
unrelated  third  party,  for net  proceeds of  approximately  $2,614,000  after
payment of  closing  costs.  The  Partnership  realized a gain of  approximately
$1,174,000 as a result of the sale. The  Partnership  used $1,450,000 of the net
proceeds to repay the  mortgage  encumbering  the  property.  In  addition,  the
Partnership  recorded a loss on early  extinguishment  of debt of  approximately
$107,000  as a  result  of  unamortized  loan  costs  being  written  off  and a
prepayment  penalty. As a result of the sale, the operations of the property are
being shown as "Loss from discontinued  operations" for the three and six months
ended June 30,  2001.  Included  in this  amount is  approximately  $389,000  of
revenue generated by the property.

The Partnership  recognized a loss from continuing operations for the six months
ended June 30, 2002 of approximately $225,000 compared to income from continuing
operations of approximately  $10,000 for the  corresponding  period in 2001. The
Partnership  recognized a loss from  continuing  operations for the three months
ended  June 30,  2002 of  approximately  $148,000  compared  to a net loss  from
continuing  operations of approximately  $41,000 for the corresponding period in
2001. The decrease in income from continuing  operations for both periods is due
to an  increase  in total  expenses,  slightly  offset by an  increase  in total
revenues.  Total revenues increased due to an increase in rental income.  Rental
income increased due to an increase in occupancy at Place du Plantier Apartments
and Ski Lodge  Apartments  which more than offset the decrease in average rental
rates at Ski Lodge  Apartments,  Fairway  View I Apartments  and Alpine  Village
Apartments.

Total  expenses  increased  due to an  increase  in  interest  and  general  and
administrative  expenses  which was  partially  offset by a decrease  in loss on
early   extinguishment  of  debt  (see  discussion  in  "Liquidity  and  Capital
Resources"  below).  Interest  expense  increased due to the  refinancing of the
mortgage loans encumbering three of the Partnership's  investment  properties in
the latter half of 2001.

General and administrative  expenses increased due to an increase in Partnership
management  fees  which  is the  result  of  more  cash  from  operations  being
distributed to the partners during the six months ended June 30, 2002.  Included
in general and administrative expense for the six months ended June 30, 2002 and
2001, are management  reimbursements  to the Managing  General  Partner  allowed
under the  Partnership  Agreement.  Also included in general and  administrative
expense were costs associated with the quarterly and annual  communications with
investors  and  regulatory  agencies  and  the  annual  audit  required  by  the
Partnership Agreement.

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

Liquidity and Capital Resources

At June 30, 2002, the Partnership had cash and cash equivalents of approximately
$363,000 as compared to  approximately  $6,599,000 at June 30, 2001. For the six
months ended June 30, 2002, cash and cash equivalents decreased by approximately
$450,000 from the  Partnership's  year ended  December 31, 2001. The decrease in
cash and cash  equivalents  is due to  approximately  $2,284,000 of cash used in
financing  activities  and  approximately  $274,000  of cash  used in  investing
activities  partially  offset by  approximately  $2,108,000  of cash provided by
operating   activities.   Cash  used  in   financing   activities   consists  of
distributions   to  the  partners  and  principal   payments  on  the  mortgages
encumbering  the  Registrant's  investment  properties.  Cash used in  investing
activities consists of property  improvements and replacements  partially offset
by net withdrawals from restricted  escrows  maintained by the mortgage lenders.
The  Partnership  invests its  working  capital  reserves  in  interest  bearing
accounts.

The sufficiency of existing  liquid assets to meet future  liquidity and capital
expenditure   requirements   is  directly   related  to  the  level  of  capital
expenditures  required at the various  properties  to  adequately  maintain  the
physical  assets and other operating needs of the Partnership and to comply with
Federal, state and local legal and regulatory requirements. Capital improvements
for each of the Partnership's properties are detailed below.

Ski Lodge Apartments

Approximately  $226,000 has been budgeted for 2002 for capital  improvements  at
Ski  Lodge  Apartments  consisting  primarily  of floor  covering  replacements,
appliance   replacements,   air  conditioning  and  water  heater  replacements,
cabinets,  interior  decoration and  structural  improvements.  The  Partnership
completed approximately $177,000 in capital expenditures at Ski Lodge Apartments
as of June 30, 2002,  consisting  primarily of siding,  appliance  replacements,
interior  decoration,  wall coverings,  air  conditioning  replacements,  office
computers,  structural  enhancements  and  floor  covering  replacements.  These
improvements  were funded from  operating  cash flow and  replacement  reserves.
Additional  improvements  may be  considered  and will  depend  on the  physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Place du Plantier Apartments

Approximately  $97,000 has been  budgeted for 2002 for capital  improvements  at
Place  du  Plantier   Apartments   consisting   primarily   of  floor   covering
replacements,   air  conditioning  replacements,   and  major  landscaping.  The
Partnership completed  approximately $58,000 in capital expenditures at Place du
Plantier Apartments as of June 30, 2002,  consisting primarily of floor covering
replacements and structural  improvements.  These  improvements were funded from
operating cash flow and replacement  reserves.  Additional  improvements  may be
considered and will depend on the physical  condition of the property as well as
anticipated cash flow generated by the property.

Fairway View I Apartments

Approximately  $77,000 has been  budgeted for 2002 for capital  improvements  at
Fairway View I Apartments  consisting primarily of floor covering  replacements,
appliance   replacements   and  HVAC   upgrades.   The   Partnership   completed
approximately $32,000 in capital expenditures at Fairway View I Apartments as of
June 30, 2002, consisting primarily of building enhancements,  office computers,
and air conditioning and floor covering  replacements.  These  improvements were
funded from operating cash flow.  Additional  improvements may be considered and
will depend on the physical  condition  of the  property as well as  replacement
reserves and anticipated cash flow generated by the property.

Colony at Kenilworth Apartments

Approximately  $130,000 has been budgeted for 2002 for capital  improvements  at
Colony at Kenilworth Apartments consisting primarily of cabinets, floor covering
replacements,  and HVAC replacements.  The Partnership  completed  approximately
$36,000 in capital  expenditures  at Colony at Kenilworth  Apartments as of June
30,  2002,   consisting   primarily  of  floor  covering   replacements.   These
improvements were funded from operating cash flow.  Additional  improvements may
be considered and will depend on the physical  condition of the property as well
as anticipated cash flow generated by the property.

Alpine Village Apartments

Approximately  $61,000 has been  budgeted for 2002 for capital  improvements  at
Alpine  Village  Apartments  consisting  primarily  of  appliance  replacements,
plumbing  improvements,   cabinets,   and  floor  covering   replacements.   The
Partnership  completed  approximately  $39,000 in capital expenditures at Alpine
Village Apartments as of June 30, 2002,  consisting  primarily of floor covering
replacements and office computers. These improvements were funded from operating
cash flow and replacement  reserves.  Additional  improvements may be considered
and will depend on the physical condition of the property as well as replacement
reserves and anticipated cash flow generated by the property.

The additional  capital  expenditures will be incurred only if cash is available
from operations or from Partnership  reserves.  To the extent that such budgeted
capital improvements are completed,  the Partnership's  distributable cash flow,
if any, may be adversely affected at least in the short term.

On June 28, 2001, the Partnership  refinanced the mortgage encumbering Colony at
Kenilworth Apartments.  The refinancing replaced the first mortgage indebtedness
of approximately $7,985,000 with a new mortgage of $14,400,000. The mortgage was
refinanced  at a rate of 7.58%  compared to a prior rate of 7.33% and matures on
July 1, 2021. In connection with the refinancing,  the Partnership incurred loan
costs of approximately  $436,000.  These loan costs are included in other assets
in the  accompanying  balance sheet and are being amortized over the life of the
mortgage.  The Partnership wrote off  approximately  $99,000 in unamortized loan
costs due to the early extinguishment of debt.

The Partnership's  current assets are thought to be sufficient for any near-term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness  of  approximately  $34,501,000  is being  amortized  over  various
periods  with  balloon  payments  due in  2003  on two  of the  properties.  The
remaining  mortgages  will be fully  amortized  in 2021.  The  Managing  General
Partner will attempt to refinance such  indebtedness  and/or sell the properties
prior to such maturity dates. If the properties cannot be refinanced or sold for
a sufficient  amount,  the Partnership  may risk losing such properties  through
foreclosure.

NPI Equity  has  established  a  revolving  credit  facility  (the  "Partnership
Revolver") to be used to fund deferred  maintenance and working capital needs of
the National Property Investors  Partnership  Series. The maximum draw available
to the Partnership under the Partnership  Revolver is $500,000.  Loans under the
Partnership  Revolver  will  have a term of 365  days,  be  unsecured  and  bear
interest at the rate of 2% per annum in excess of the prime rate  announced from
time to time by Chase  Manhattan  Bank, N.A. The maturity date of such borrowing
will be accelerated  in the event of: (i) the removal of NPI Equity  (whether or
not for Cause);  (ii) the sale or refinancing  of a property by the  Partnership
(whether or not a borrowing under the Partnership Revolver was made with respect
to such property); or (iii) the liquidation of the Partnership.  The Partnership
has not borrowed under the Partnership Revolver, to date.

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

The Partnership  distributed  the following  amounts during the six months ended
June 30, 2002 and 2001 (in thousands, except per unit data):
<TABLE>
<CAPTION>

                      Six Months      Per Limited       Six Months      Per Limited
                        Ended         Partnership         Ended         Partnership
                    June 30, 2002         Unit        June 30, 2001         Unit

<S>                     <C>              <C>              <C>              <C>
Operations              $1,960           $17.70           $1,066           $ 9.64
Refinance (1)               26             0.24               --               --
                        $1,986           $17.94           $1,066           $ 9.64
</TABLE>

(1) Remaining proceeds from refinancing of Fairway View I Apartments in 2001.

The  Partnership's  cash  available  for  distribution  is reviewed on a monthly
basis. Future cash distributions will depend on the levels of net cash generated
from operations,  the availability of cash reserves,  and the timing of the debt
maturities,  refinancing  and/or  property  sales.  There  can be no  assurance,
however,  that the Partnership  will generate  sufficient  funds from operations
after required capital  improvements to permit  additional  distributions to its
partners during the remainder of 2002 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 70,923 limited partnership units in
the Partnership representing 64.71% of the outstanding units at June 30, 2002. A
number of these units were  acquired  pursuant to tender offers made by AIMCO or
its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will  acquire
additional units of limited partnership  interest in the Partnership in exchange
for cash or a  combination  of cash and units in the  operating  partnership  of
AIMCO either through private  purchases or tender offers.  Under the Partnership
Agreement,  unitholders  holding a majority  of the Units are  entitled  to take
action  with  respect to a variety  of matters  which  would  include  voting on
certain  amendments  to the  Partnership  Agreement  and  voting to  remove  the
Managing  General  Partner.  As a  result  of its  ownership  of  64.71%  of the
outstanding units, AIMCO is in a position to influence all such voting decisions
with  respect to the  Registrant.  Although the  Managing  General  Partner owes
fiduciary  duties to the  limited  partners  of the  Partnership,  the  Managing
General Partner also owed fiduciary duties to AIMCO as its sole stockholder.  As
a result,  the duties of the  Managing  General  Partner,  as  managing  general
partner,  to the  Partnerships  and its limited  partners may come into conflict
with  the  duties  of the  Managing  General  Partner  to  AIMCO,  as  its  sole
stockholder.  However,  an  affiliate  is  required  to vote 46,289 of its Units
acquired  from  DeForest  Ventures  II,  L.P. on January 19, 1996 (the date that
Insignia  Financial  Group  acquired the stock of National  Property  Investors,
Inc., the then parent company of the Managing General Partner),  (i) against any
proposal to increase the fees and other compensation  payable by the Partnership
to the Managing General Partner or to affiliates;  and (ii) on all other matters
submitted  by it  or  its  affiliates,  in  proportion  to  the  votes  cast  by
non-tendering  unitholders.  Except for the foregoing,  no other limitations are
imposed on the affiliate's right to vote each Unit acquired.

Critical Accounting Policies and Estimates

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

Impairment of Long-Lived Assets

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

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

Revenue Recognition

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



<PAGE>


                           PART II - OTHER INFORMATION


ITEM 1.     LEGAL PROCEEDINGS

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial Group, Inc., et al. (the "Nuanes action") in the Superior Court of the
State of  California  for the  County  of San  Mateo.  The  plaintiffs  named as
defendants,  among others,  the  Partnership,  its Managing  General Partner and
several of their  affiliated  partnerships  and corporate  entities.  The action
purports  to  assert  claims  on  behalf  of a class  of  limited  partners  and
derivatively  on behalf  of a number  of  limited  partnerships  (including  the
Partnership)  which are named as nominal  defendants,  challenging,  among other
things,  the  acquisition  of  interests  in certain  Managing  General  Partner
entities by Insignia Financial Group, Inc. ("Insignia") and entities which were,
at one  time,  affiliates  of  Insignia;  past  tender  offers  by the  Insignia
affiliates to acquire limited partnership units;  management of the partnerships
by the  Insignia  affiliates;  and the series of  transactions  which  closed on
October 1, 1998 and February 26, 1999 whereby  Insignia and Insignia  Properties
Trust,  respectively,  were merged  into AIMCO.  The  plaintiffs  seek  monetary
damages and equitable relief, including judicial dissolution of the Partnership.
On June 25, 1998, the Managing General Partner filed a motion seeking  dismissal
of the action.  In lieu of responding  to the motion,  the  plaintiffs  filed an
amended  complaint.  The Managing General Partner filed demurrers to the amended
complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December 14, 1999, the Managing  General  Partner and its affiliates  terminated
the  proposed  settlement.  In  February  2000,  counsel  for some of the  named
plaintiffs filed a motion to disqualify plaintiff's lead and liaison counsel who
negotiated  the  settlement.  On June  27,  2000,  the  Court  entered  an order
disqualifying  them  from the case and an  appeal  was  taken  from the order on
October 5, 2000. On December 4, 2000, the Court  appointed the law firm of Lieff
Cabraser  Heimann & Bernstein  LLP as new lead  counsel for  plaintiffs  and the
putative class.  Plaintiffs filed a third amended complaint on January 19, 2001.
On March 2, 2001,  the  Managing  General  Partner  and its  affiliates  filed a
demurrer to the third amended  complaint.  On May 14, 2001,  the Court heard the
demurrer to the third amended  complaint.  On July 10, 2001, the Court issued an
order  sustaining  defendants'  demurrer on certain  grounds.  On July 20, 2001,
Plaintiffs filed a motion for reconsideration of the Court's July 10, 2001 order
granting in part and denying in part defendants' demurrer. On September 7, 2001,
Plaintiffs  filed a fourth amended class and  derivative  action  complaint.  On
September 12, 2001, the Court denied Plaintiffs' motion for reconsideration.  On
October 5, 2001, the Managing General Partner and affiliated  defendants filed a
demurrer to the fourth amended complaint,  which was heard on December 11, 2001.
On February 2, 2002,  the Court served its order  granting in part the demurrer.
The  Court has  dismissed  without  leave to amend  certain  of the  plaintiffs'
claims.  On February 11, 2002,  plaintiffs  filed a motion  seeking to certify a
putative  class  comprised of all  non-affiliated  persons who own or have owned
units  in  the  partnerships.   The  Managing  General  Partner  and  affiliated
defendants  oppose the motion.  On April 29,  2002,  the Court held a hearing on
plaintiffs' motion for class  certification and took the matter under submission
after further  briefing,  as ordered by the court, was submitted by the parties.
On July 10, 2002,  the Court entered an order vacating the current trial date of
January 13, 2003 (as well as the  pre-trial  and  discovery  cut-off  dates) and
stayed the case in its entirety through November 7, 2002 so that the parties can
have an opportunity to discuss settlement.

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

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

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)      Exhibits:

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

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

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

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

            b)      Reports on Form 8-K:

                    None filed during the quarter ended June 30, 2002.


<PAGE>


                                   SIGNATURES



In accordance with the  requirements of the Exchange Act, the Registrant  caused
this  report to be  signed on its  behalf  by the  undersigned,  thereunto  duly
authorized.



                                    NATIONAL PROPERTY INVESTORS 6


                                    By:   NPI EQUITY INVESTMENTS, INC.
                                          Its Managing General Partner


                                    By:   /s/Patrick J. Foye
                                          Patrick J. Foye
                                          Executive Vice President


                                    By:   /s/Thomas C. Novosel
                                          Thomas C. Novosel
                                          Senior Vice President
                                          and Chief Accounting Officer


                                    Date: August 14, 2002


<PAGE>


Exhibit 99


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



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

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

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


                                    /s/  Patrick J. Foye
                                    Name:  Patrick J. Foye
                                    Date:  August 14, 2002


                                    /s/  Paul J. McAuliffe
                                    Name:  Paul J. McAuliffe
                                    Date:  August 14, 2002


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