FORM 10-QSB--QUARTERLY OR TRANSITIONAL REPORT UNDER SECTION 13 OR 15(d) OF
                        THE SECURITIES EXCHANGE ACT OF 1934
                        Quarterly or Transitional Report



                      U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                   Form 10-QSB

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

                 For the quarterly period ended September 30, 2000


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


                For the transition period from _________to _________

                         Commission file number 0-11864


                           NATIONAL PROPERTY INVESTORS 6
         (Exact name of 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___

<PAGE>

                         PART I - FINANCIAL INFORMATION


ITEM 1.     FINANCIAL STATEMENTS

a)

                           NATIONAL PROPERTY INVESTORS 6

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

                               September 30, 2000

<TABLE>
<CAPTION>


Assets
<S>                                                                          <C>
   Cash and cash equivalents                                                 $  935
   Receivables and deposits                                                     847
   Restricted escrows                                                           320
   Other assets                                                                 803
   Investment properties:
       Land                                                  $  4,349
       Buildings and related personal property                 67,145
                                                               71,494
       Less accumulated depreciation                          (49,769)       21,725
                                                                           $ 24,630
Liabilities and Partners' Deficit
Liabilities
   Accounts payable                                                          $   92
   Tenant security deposit liabilities                                          282
   Accrued property taxes                                                       266
   Other liabilities                                                            551
   Mortgage notes payable                                                    26,135

Partners' Deficit
   General partner                                            $  (575)
   Limited partners (109,600 units
      issued and outstanding)                                  (2,121)       (2,696)
                                                                           $ 24,630
</TABLE>

                   See Accompanying Notes to Financial Statements

<PAGE>
b)

                           NATIONAL PROPERTY INVESTORS 6

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

<TABLE>
<CAPTION>

                                         Three Months Ended        Nine Months Ended
                                            September 30,            September 30,
                                          2000         1999         2000        1999
Revenues:                                           (Restated)               (Restated)
<S>                                     <C>           <C>         <C>         <C>
  Rental income                         $ 2,635       $ 2,613     $ 7,924     $ 7,732
  Other income                              264           170         697         502
  Casualty gain                              --            --          --         273
    Total revenues                        2,899         2,783       8,621       8,507

Expenses:
  Operating                               1,090         1,269       3,180       3,398
  Interest                                  510           515       1,539       1,544
  Depreciation                              876           748       2,596       2,205
  General and administrative                211            76         577         234
  Property taxes                            146           124         429         395
    Total expenses                        2,833         2,732       8,321       7,776

Income before cumulative effect
  of a change in accounting
  principle                                  66            51         300         731
Cumulative effect on prior years
  of change in accounting for the
  cost of exterior painting and
  major landscaping                          --            --          --         302

Net income                                $  66         $  51       $ 300     $ 1,033

Net income allocated to general
  partner (1%)                            $   1          $ --         $ 3        $ 10
Net income allocated to limited
  partners (99%)                             65            51         297       1,023

                                          $  66         $  51       $ 300     $ 1,033
Per limited partnership unit:
  Income before cumulative effect
   of a change in accounting
   principle                             $ 0.59       $ 0.46       $ 2.71      $ 6.60
  Cumulative effect on prior
   years of a change in accounting
   for the cost of exterior
   painting and major landscaping            --            --          --        2.73

Net income                               $ 0.59       $ 0.46       $ 2.71      $ 9.33

Distributions per limited
  partnership unit                       $ 1.66        $ --       $ 20.01       $ --
</TABLE>

                   See Accompanying Notes to Financial Statements

<PAGE>

c)

                           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, 1999                 109,600      $ (556)     $  (225)      $ (781)

Distributions to partners                 --         (22)      (2,193)      (2,215)

Net income for the nine months
   ended September 30, 2000               --           3          297          300

Partners' deficit at
   September 30, 2000                109,600      $ (575)     $(2,121)     $(2,696)
</TABLE>

                   See Accompanying Notes to Financial Statements
<PAGE>

d)

                           NATIONAL PROPERTY INVESTORS 6

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

                                                                 Nine Months Ended
                                                                   September 30,
                                                                  2000        1999
Cash flows from operating activities:                                      (Restated)
<S>                                                              <C>         <C>
  Net income                                                     $  300      $ 1,033
  Adjustments to reconcile net income to net cash provided
   by operating activities:
     Depreciation                                                 2,596        2,205
     Amortization of loan costs                                     107          107
     Casualty gain                                                   --         (273)
     Cumulative effect on prior years of change in
       accounting principle                                          --         (302)
     Change in accounts:
       Receivables and deposits                                    (485)        (244)
       Other assets                                                (121)        (169)
       Accounts payable                                             (36)        (260)
       Tenant security deposit liabilities                           43           40
       Accrued property taxes                                        83          123
       Payable to affiliate                                        (916)          --
       Other liabilities                                             89           63
         Net cash provided by operating activities                1,660        2,323

Cash flows from investing activities:
  Property improvements and replacements                         (1,034)      (3,052)
  Net (deposit to) withdrawals from restricted escrows              (14)         636
  Net insurance proceeds received                                    --          343
         Net cash used in investing activities                   (1,048)      (2,073)

Cash flows used in financing activities:
  Distributions to partners                                      (2,215)          --

Net (decrease) increase in cash and cash equivalents             (1,603)         250

Cash and cash equivalents at beginning of period                  2,538        1,501

Cash and cash equivalents at end of period                       $  935      $ 1,751

Supplemental disclosure of cash flow information:
  Cash paid for interest                                        $ 1,437      $ 1,437

At  December  31, 1999  approximately  $101,000  of  property  improvements  and
replacements were included in accounts payable.
</TABLE>

                   See Accompanying Notes to Financial Statements

<PAGE>

e)

                           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, 2000,  are not
necessarily  indicative  of the results that may be expected for the fiscal year
ending  December  31,  2000.  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, 1999.

Change in Accounting Principle

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the  Managing  General  Partner.  This  accounting  change was first
reported  during the fourth  quarter  of 1999.  Accordingly,  net income for the
three and nine month  periods  ended  September  30,  1999 has been  restated to
reflect the  accounting  change as if it were  reported  then.  This  adjustment
increased income before the cumulative  effect of the accounting  change for the
three and nine month periods ended September 30, 1999 by approximately  $100,000
($0.90 per  limited  partnership  unit) and  approximately  $197,000  ($1.78 per
limited  partnership  unit),  respectively.  The cumulative effect adjustment of
approximately  $302,000 is the result of applying the  aforementioned  change in
accounting  principle  retroactively  and is  included  in income for 1999.  The
accounting  principle  change  will  not  have an  effect  on cash  flow,  funds
available for  distribution or fees payable to the Managing  General Partner and
affiliates.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia Financial Group, Inc. and Insignia Properties Trust
merged into Apartment  Investment and Management Company  ("AIMCO"),  a publicly
traded real estate investment trust, with AIMCO being the surviving  corporation
(the "Insignia Merger").  As a result, AIMCO acquired 100% ownership interest in
the Managing General Partner. The Managing General Partner does not believe that
this  transaction  has had or will have a  material  effect on the  affairs  and
operations of the Partnership.

Note C - 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.

The following  transactions with affiliates of the Managing General Partner were
incurred during the nine months ended September 30, 2000 and 1999:

                                                                  2000      1999
                                                                  (in thousands)

 Property management fees (included in operating expenses)        $433      $414
 Reimbursement for services of affiliates (included in
   investment properties, operating and general and
   administrative expenses)                                        314       269
 Non accountable reimbursements (included in general and
   administrative expenses)                                        150        --
 Partnership management fee (included in general and
   administrative expenses)                                         46        --

During the nine months  ended  September  30, 2000 and 1999,  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 $433,000 and $414,000 for the
nine months ended September 30, 2000 and 1999, respectively.

Affiliates of the Managing General Partner received reimbursement of accountable
administrative expenses amounting to approximately $314,000 and $269,000 for the
nine  months  ended  September  30, 2000 and 1999,  respectively.  Approximately
$98,000 of the 2000  expense  was  accrued  at  September  30,  2000 and paid in
October 2000.

Also,  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 $150,000
during the nine months ended  September  30, 2000. No such  reimbursements  were
earned during the nine months ended September 30, 1999.

As compensation for services rendered in managing the Partnership,  the Managing
General  Partner  is  entitled  to  receive   Partnership   management  fees  in
conjunction  with  distributions  of cash from  operations,  subject  to certain
limitations.  Approximately  $46,000 of fees have been paid in conjunction  with
the  operating  distributions  made during the nine months ended  September  30,
2000.  No such fee was paid during the nine months ended  September 30, 1999, as
no operating distributions were made during this period.

In addition,  approximately $916,000 of incentive management fees resulting from
the sale of The  Village  Apartments  in  September  1998 were  accrued and were
previously  included on the balance sheet as "payable to affiliate".  These fees
were payable to the Managing  General Partner but were subordinate in payment to
the limited  partners  receiving a cumulative  preferred return specified in the
partnership agreement.  The limited partners received their cumulative preferred
return with the February 2000  distribution and the Managing General Partner was
paid the previously accrued incentive management fee.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates  currently own 65,633 limited partnership
units in the Partnership representing 59.884% of the outstanding units. 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 make one or more
additional offers to acquire  additional  limited  partnership  interests in the
Partnership  for cash or in exchange for units in the operating  partnership  of
AIMCO. 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  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the Managing General  Partner.  As a
result of its  ownership  of 59.884%  of the  outstanding  units,  AIMCO is in a
position to influence all voting decisions with respect to the Registrant.  When
voting on matters, AIMCO would in all likelihood vote the Units it acquired in a
manner  favorable  to the interest of the Managing  General  Partner  because of
their affiliation with the Managing General Partner.  However,  the affiliate is
required to vote 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 AIMCO's or its  affiliates  right to vote each Unit
acquired.

Note D - Casualty Events

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately $186,000 was covered by insurance.
As of September 30, 1999,  approximately  $76,000 of insurance proceeds relating
to this event had been received and the remaining  proceeds were received during
the fourth  quarter of 1999.  In January  1999,  a second fire at Fairway View I
caused an estimated  $448,000 of damage to the  property of which  approximately
$443,000  was covered by  insurance.  As of September  30,  1999,  approximately
$267,000 of insurance proceeds, net of expenses, relating to this event had been
received. These fires damaged 19 units and construction was completed during the
fourth  quarter of 1999.  During the nine months  ended  September  30,  1999, a
casualty gain of  approximately  $273,000 was  recognized  consisting of the net
proceeds  discussed  above and the  write-off of  undepreciated  assets  damaged
during the casualties of approximately $70,000.

Note E - Distributions

During the nine months ended  September 30, 2000,  the  Partnership  distributed
cash from operations of approximately  $2,215,000  (approximately  $2,193,000 to
the limited partners,  $20.01 per limited partnership unit) to the partners.  No
distributions were made during the nine month period ending September 30, 1999.

Subsequent  to  September  30,  2000,  the  Partnership  distributed  cash  from
operations  of  approximately  $497,000  (approximately  $492,000 to the limited
partners,  $4.49 per limited  partnership unit) to the partners.  In association
with this  distribution,  the Managing  General  Partner was paid a  Partnership
management fee of approximately $45,000.

Note F - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The  Partnership  has  one  reportable  segment:   residential  properties.  The
Partnership's  residential  property segment consists of six apartment complexes
located in Alabama (3),  Louisiana (2) and Maryland (1). The  Partnership  rents
apartment units to tenants for terms that are typically twelve months or less.

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those of the Partnership as described in the Partnership's Annual Report on Form
10-KSB for the year ended December 31, 1999.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segment  consists of investment  properties that
offer similar products and services.  Although each of the investment properties
is  managed  separately,  they have been  aggregated  into one  segment  as they
provide services with similar types of products and customers.

Segment  information  for the three and nine month periods  ended  September 30,
2000 and 1999, is shown in the tables below (in  thousands).  The "Other" column
includes  Partnership  administration  related  items and income and expense not
allocated to the reportable segment.


    Three Months Ended September 30, 2000      Residential     Other      Totals

Rental income                                    $ 2,635       $   --    $ 2,635
Other income                                         263            1        264
Interest expense                                     510           --        510
Depreciation                                         876           --        876
General and administrative expense                    --          211        211
Segment profit (loss)                                276         (210)        66


    Nine Months Ended September 30, 2000       Residential     Other      Totals

Rental income                                    $ 7,924       $   --    $ 7,924
Other income                                         693            4        697
Interest expense                                   1,539           --      1,539
Depreciation                                       2,596           --      2,596
General and administrative expense                    --          577        577
Segment profit (loss)                                873         (573)       300
Total assets                                      24,204          426     24,630
Capital expenditures for investment
  properties                                         933           --        933


    Three Months Ended September 30, 1999      Residential    Other      Totals
                                                           (Restated)
Rental income                                    $ 2,613       $  --     $ 2,613
Other income                                         170          --         170
Interest expense                                     515          --         515
Depreciation                                         748          --         748
General and administrative expense                    --          76          76
Segment profit (loss)                                127         (76)         51


    Nine Months Ended September 30, 1999      Residential     Other      Totals
                                                           (Restated)
Rental income                                   $ 7,732       $   --    $ 7,732
Other income                                        487           15        502
Casualty gain                                       273           --        273
Interest expense                                  1,544           --      1,544
Depreciation                                      2,205           --      2,205
General and administrative expense                   --          234        234
Cumulative effect on prior years of
  change in accounting principle                    302           --        302
Segment profit (loss)                             1,252         (219)     1,033
Total assets                                     26,552          266     26,818
Capital expenditures for investment
  properties                                      3,052          --       3,052

Note G - 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. 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 the acquisition of interests in certain 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; the management of partnerships
by the  Insignia  affiliates;  and the  Insignia  Merger.  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 have 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 final 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. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Managing  General  Partner does not anticipate  that costs  associated
with this case 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 six apartment complexes. The
following table sets forth the average  occupancy of the properties for the nine
months ended September 30, 2000 and 1999:

                                                  Average Occupancy
      Property                                     2000       1999

      Ski Lodge Apartments                          91%        94%
         Montgomery, Alabama (1)
      Panorama Terrace II Apartments                93%        94%
         Birmingham, Alabama
      Place du Plantier Apartments                  91%        93%
         Baton Rouge, Louisiana
      Fairway View Apartments                       95%        96%
         Baton Rouge, Louisiana
      Colony at Kenilworth Apartments               96%        92%
         Towson, Maryland (2)
      Alpine Village Apartments                     95%        96%
         Birmingham, Alabama

(1)   The Managing  General  Partner  attributes  the decrease in occupancy to a
      weakened local market.

(2)   The  Managing  General  Partner  attributes  the  increase in occupancy to
      improved marketing efforts and a strong local economy.

Results of Operations

The  Partnership's  net income for the nine months ended  September 30, 2000 was
approximately  $300,000  compared to net income of approximately  $1,033,000 (as
restated) for the comparable  period in 1999. The  Partnership's  net income for
the three months ended September 30, 2000, was approximately $66,000 compared to
net income of  approximately  $51,000 (as  restated)  for the three months ended
September  30,  1999.  The  decrease  in net  income for the nine  months  ended
September 30, 2000 is primarily  attributable to the cumulative  effect on prior
years of a change in  accounting  principle and casualty  gain,  which were both
recognized during the first quarter of 1999. Income before the cumulative effect
on prior years of a change in accounting  principle was  approximately  $300,000
and $731,000 (as  restated)  for the nine months  ended  September  30, 2000 and
1999, respectively. The decrease in income before the cumulative effect on prior
years of a change in accounting  principle  for the nine months ended  September
30, 2000 is primarily  attributable  to an increase in total expenses  partially
offset by an  increase in total  revenues.  The  increase  in income  before the
cumulative  effect on prior years of a change in  accounting  principle  for the
three months ended  September 30, 2000 is primarily  attributable to an increase
in total revenues partially offset by an increase in total expenses.

The increase in total  expenses for both the three and nine month  periods ended
September  30,  2000 is due to an  increase  in  depreciation  and  general  and
administrative expenses partially offset by a decrease in operating expense. The
increase in depreciation  expense is due to depreciable assets being placed into
service  over  the past  twelve  months  at the  Partnership's  properties.  The
increase  in  general  and  administrative  expense  is  due to an  increase  in
non-accountable  reimbursements  and Partnership  management fees resulting from
distributions  made  during  2000 as well as an increase in the cost of services
included in the management  reimbursements  to the Managing  General  Partner as
allowed under the Partnership  Agreement.  The decrease in operating  expense is
primarily  due to a  decrease  in  contract  yard and  ground  work at Ski Lodge
Apartments, floor covering repairs at Colony at Kenilworth Apartments,  Panarama
Terrace  II  Apartments   and  Place  du  Plantier   Apartments,   and  interior
improvements at Ski Lodge Apartments and Panorama Terrace II Apartments.

Also  included in general and  administrative  expense for the nine months ended
September 30, 2000 and 1999 are costs  associated  with the quarterly and annual
communications  with  investors  and  regulatory  agencies  and the annual audit
required by the Partnership Agreement.

For the nine months ended September 30, 2000, total revenues increased due to an
increase  in rental  and other  income  partially  offset by a  decrease  in the
casualty  gain.  The  casualty  gain  recognized  during the nine  months  ended
September 30, 1999 is discussed  below. For the three months ended September 30,
2000, total revenues  increased due to increases in rental and other income. The
increase in rental  income  primarily due to the increase in occupancy at Colony
at Kenilworth  Apartments  and an increase in the average rental rates at all of
the Partnership's  properties partially offset by a decrease in occupancy at Ski
Lodge  Apartments.  The increase in other income is primarily due to an increase
in miscellaneous  income at all properties,  late fees at Ski Lodge  Apartments,
Panorama   Terrace   Apartments,   and  Alpine   Village   Apartments,   utility
reimbursements  and telephone  commissions  at all the  properties,  and laundry
income at Colony at Kenilworth Apartments.

Effective  January 1, 1999, the Partnership  changed its method of accounting to
capitalize the cost of exterior  painting and major landscaping on a prospective
basis.  The  Partnership  believes  that  this  accounting  principle  change is
preferable  because it provides a better  matching of expenses  with the related
benefit of the expenditures and it is consistent with industry  practice and the
policies of the  Managing  General  Partner.  This  accounting  change was first
reported  during the fourth  quarter  of 1999.  Accordingly,  net income for the
three and nine month  periods  ended  September  30,  1999 has been  restated to
reflect the  accounting  change as if it were  reported  then.  This  adjustment
increased income before the cumulative  effect of the accounting  change for the
three and nine month periods ended September 30, 1999 by approximately  $100,000
($0.90 per  limited  partnership  unit) and  approximately  $197,000  ($1.78 per
limited  partnership  unit),  respectively.  The cumulative effect adjustment of
approximately  $302,000 is the result of applying the  aforementioned  change in
accounting  principle  retroactively  and is  included  in income for 1999.  The
accounting  principle  change  will  not  have an  effect  on cash  flow,  funds
available for  distribution or fees payable to the Managing  General Partner and
affiliates.

In  November  1998,  a fire at Fairway  View I caused an  estimated  $191,000 of
damage to the property of which approximately $186,000 was covered by insurance.
As of September 30, 1999,  approximately  $76,000 of insurance proceeds relating
to this event had been received and the remaining  proceeds were received during
the fourth  quarter of 1999.  In January  1999,  a second fire at Fairway View I
caused an estimated  $448,000 of damage to the  property of which  approximately
$443,000  was covered by  insurance.  As of September  30,  1999,  approximately
$267,000 of insurance proceeds, net of expenses, relating to this event had been
received. These fires damaged 19 units and construction was completed during the
fourth  quarter of 1999.  During the nine months  ended  September  30,  1999, a
casualty gain of  approximately  $273,000 was  recognized  consisting of the net
proceeds  discussed  above and the  write-off of  undepreciated  assets  damaged
during the casualties of approximately $70,000.

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.

Capital Resources and Liquidity

At  September  30,  2000,  the  Partnership  had cash and  cash  equivalents  of
approximately $935,000 as compared to approximately  $1,751,000 at September 30,
1999. For the nine months ended  September 30, 2000,  cash and cash  equivalents
decreased by approximately $1,603,000 from the Partnership's year ended December
31, 1999.  The  decrease in cash and cash  equivalents  is due to  approximately
$2,215,000 of cash used in financing activities and approximately  $1,048,000 of
cash used in investing activities  partially offset by approximately  $1,660,000
of cash  provided by operating  activities.  Cash used in  financing  activities
consists of  distributions  to the partners.  Cash used in investing  activities
consists  of  property   improvements  and  replacements  and  net  deposits  to
restricted escrows maintained by the mortgage lenders.  The Partnership  invests
its working capital reserves in a money market account.

The Managing  General Partner has extended to the Partnership a $500,000 line of
credit.  At the present time, the  Partnership  has no  outstanding  amounts due
under this line of credit,  and the Managing General Partner does not anticipate
the need to borrow in the near future. Other than cash and cash equivalents, the
line of credit is the Partnership's only unused source of liquidity.

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  $208,000 has been budgeted for 2000 for capital  improvements  at
Ski Lodge  Apartments  consisting  primarily  of carpet  replacement,  appliance
replacements,  wall coverings, parking lot improvements,  and HVAC upgrades. The
Partnership completed  approximately $236,000 in budgeted and unbudgeted capital
expenditures  at Ski Lodge  Apartments  as of  September  30,  2000,  consisting
primarily   of   interior   decorating,   appliance   replacements,   structural
improvements, floor covering replacements, and HVAC upgrades. 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.

Panorama Terrace II Apartments

Approximately  $138,000 has been budgeted for 2000 for capital  improvements  at
Panorama   Terrace  II  Apartments   consisting   primarily  of  floor  covering
replacements,   structural   improvements,   and  appliance  replacements.   The
Partnership  completed  approximately $78,000 in budgeted and unbudgeted capital
expenditures  at  Panorama  Terrace II  Apartments  as of  September  30,  2000,
consisting  primarily  of  floor  covering   replacements,   HVAC  upgrades  and
structural  improvements.  These  improvements  were funded from  operating cash
flow. Additional  improvements may be considered and will depend on the physical
condition of the property as well as replacement  reserves and anticipated  cash
flow generated by the property.

Place du Plantier Apartments

Approximately  $871,000 has been budgeted for 2000 for capital  improvements  at
Place  du  Plantier   Apartments   consisting   primarily   of  floor   covering
replacements,  appliance  replacements,  plumbing  replacements,  and structural
improvements.   The  Partnership  completed  approximately  $70,000  in  capital
expenditures  at  Place  du  Plantier  Apartments  as  of  September  30,  2000,
consisting primarily of light fixture replacements, floor covering replacements,
and appliance  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.

Fairway View I Apartments

Approximately  $82,000 has been  budgeted for 2000 for capital  improvements  at
Fairway View I Apartments  consisting primarily of floor covering  replacements,
appliance  replacements,  HVAC upgrades,  plumbing enhancements,  and structural
improvements.  The Partnership completed  approximately $107,000 in budgeted and
unbudgeted capital expenditures at Fairway View I Apartments as of September 30,
2000,  consisting  primarily of structural  improvements,  HVAC upgrades,  floor
covering  replacements,  and appliance  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  $583,000 has been budgeted for 2000 for capital  improvements  at
Colony at Kenilworth Apartments consisting primarily of roof replacement,  floor
covering replacements, appliance replacements, lighting upgrades, other building
improvements,  and  wall  coverings.  The  Partnership  completed  approximately
$316,000  in  capital  expenditures  at Colony at  Kenilworth  Apartments  as of
September  30,  2000,  consisting  primarily  of lighting  upgrades,  structural
improvements,   floor  covering  replacements,   HVAC  replacements,   and  roof
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.

Alpine Village Apartments

Approximately  $138,000 has been budgeted for 2000 for capital  improvements  at
Alpine  Village  Apartments  consisting  primarily  of  appliance  replacements,
plumbing  improvements,   other  building   improvements,   and  floor  covering
replacements.  The Partnership completed  approximately $126,000 in budgeted and
unbudgeted capital expenditures at Alpine Village Apartments as of September 30,
2000,   consisting   primarily   of  floor   covering   replacements,   plumbing
improvements,  structural  improvements,  furniture and fixtures,  and appliance
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.

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

The Partnership's  current assets are thought to be sufficient for any near-term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness  of  $26,135,000  requires  interest  payments  only  with the full
payment of principal due in November  2003.  The Managing  General  Partner will
attempt to refinance such indebtedness  and/or sell the properties prior to such
maturity date. If the  properties  cannot be refinanced or sold for a sufficient
amount, the Partnership may risk losing such properties through foreclosure.

During the nine months ended  September 30, 2000,  the  Partnership  distributed
cash from operations of approximately  $2,215,000  (approximately  $2,193,000 to
the limited partners,  $20.01 per limited partnership unit) to the partners.  No
distributions  were made during the nine month period ending September 30, 1999.
Subsequent  to  September  30,  2000,  the  Partnership  distributed  cash  from
operations  of  approximately  $497,000  (approximately  $492,000 to the limited
partners, $4.49 per limited partnership unit) to the partners. The Partnership's
distribution  policy is reviewed on a quarterly 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 maturity, refinancings
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 2000 or subsequent periods.


<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. 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 the acquisition of interests in certain 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; the management of partnerships
by the  Insignia  affiliates;  and the  Insignia  Merger.  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 have 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 final 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. The Court is considering applications for lead
counsel and has  currently  scheduled a hearing on the matter for  November  20,
2000. The Managing  General  Partner does not anticipate  that costs  associated
with this case will be material to the Partnership's overall operations.

ITEM 6.     EXHIBITS AND REPORTS ON FORM 8-K

            a)    Exhibits:

                  Exhibit 27, Financial Data Schedule, is filed as an exhibit to
                  this report.

            b)    Reports on Form 8-K:

                  None filed during the quarter ended September 30, 2000.




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


                                    Date: