UNITED STATES SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                   FORM 10-Q

                   QUARTERLY REPORT UNDER SECTION 13 OR 15(d)
                     OF THE SECURITIES EXCHANGE ACT OF 1934

                  For the quarterly period ended March 31, 1999


      For Quarter Ended                             Commission File Number
       March 31, 1999                                      0-15532


                        MLH INCOME REALTY PARTNERSHIP VI
       (Exact name of registrant as specified in its governing instrument)


                 New York                              13-3272339
          (State of Organization)          (I.R.S. Employer Identification No.)

                       World Financial Center, South Tower
                225 Liberty Street, New York, New York 10080-6112
               (Address of principal executive office) (Zip Code)

     Registrant's telephone number, including area code: (800) 288-3694.

     Indicate  by check mark  whether the  registrant  (1) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934  during  the  preceding  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:


Consolidated Balance Sheets
  March 31, 1999 and December 31, 1998.

Consolidated Statements of Operations
 for the Three Months Ended March 31, 1999 and March 31, 1998

Consolidated Statements of Cash Flows 
 for the Three Months Ended March 31, 1999 and March 31, 1998

Notes to Consolidated Financial Statements


Item 2.  Management's Discussion and Analysis of Financial Condition
         and Results of Operations


<PAGE>
<TABLE>
<CAPTION>
                                   FINANCIALS

                        MLH INCOME REALTY PARTNERSHIP VI
                         AND CONSOLIDATED JOINT VENTURES
                           CONSOLIDATED BALANCE SHEETS
                             (Dollars in Thousands)
                                   (Unaudited)


<S>                                                                               <C>                   <C>                  
                                                                                       March 31,           December 31,
                                                                                         1999                   1998
                                                                                  -----------------     ------------------
ASSETS:
REAL ESTATE INVESTMENTS HELD FOR SALE (Note 1):
Land                                                                              $          26,716     $           26,716
Other real estate assets                                                                      8,805                  8,617
                                                                                  -----------------     ------------------
  Total real estate investments                                                              35,521                 35,333
                                                                                  -----------------     ------------------

OTHER ASSETS:
Cash and equivalents (Note 1)                                                                 4,422                  4,749
Interest and other receivables, net of allowances
  of $0 in 1999 and 1998                                                                        164                    122
Prepaid expenses and other                                                                      114                      4
                                                                                  -----------------     ------------------
    Total other assets                                                                        4,700                  4,875
                                                                                  -----------------     ------------------

    TOTAL                                                                         $          40,221     $           40,208
                                                                                  =================     ==================

LIABILITIES:
Accounts payable and accrued expenses                                             $             209     $              161
Other liabilities                                                                               514                    514
                                                                                  -----------------    -------------------
    Total liabilities                                                                           723                    675
                                                                                  -----------------     ------------------

PARTNERS' CAPITAL:
General Partners:
  Capital contributions                                                                          25                     25
  Cumulative income                                                                          20,405                 20,405
  Cumulative distributions                                                                  (20,430)               (20,430)
                                                                                  -----------------     ------------------
                                                                                                  -                      -
                                                                                  -----------------     ------------------
Limited Partners (322,275 Units):
  Capital contributions, net of offering expenses                                           294,968                294,968
  Cumulative income                                                                         103,811                103,846
  Cumulative distributions                                                                 (359,281)              (359,281)
                                                                                  -----------------     ------------------
                                                                                             39,498                 39,533
                                                                                  -----------------     ------------------
    Total Partners' capital                                                                  39,498                 39,533
                                                                                  -----------------     ------------------

    TOTAL                                                                         $          40,221     $           40,208
                                                                                  =================     ==================
</TABLE>
<PAGE>
<TABLE>
<CAPTION>
                        MLH INCOME REALTY PARTNERSHIP VI
                         AND CONSOLIDATED JOINT VENTURES
                      CONSOLIDATED STATEMENTS OF OPERATIONS
                  (Dollars in Thousands, Except Per Unit Data)
                                 (Unaudited)


                                                      For the Three Months Ended
                                                   -----------------------------
<S>                                                 <C>                    <C>
                                                        March 31,               March 31,
                                                          1999                    1998
                                                   -------------------     -------------------
OPERATING REVENUES:
Rental and management fees                         $               177     $                49
Interest                                                            57                      83
                                                   -------------------     -------------------
       Total operating revenues                                    234                     132
                                                   -------------------     -------------------

OPERATING EXPENSES:
Property operating                                                 200                     280
General and administrative                                          69                      68
                                                  --------------------     -------------------
       Total operating expenses                                    269                     348
                                                  --------------------     -------------------

LOSS FROM OPERATIONS                                               (35)                   (216)


NET LOSS                                          $                (35)    $              (216)
                                                  ====================     ===================


NET LOSS ALLOCATED TO
  GENERAL PARTNERS                                $                  0     $                 0
                                                  ====================     ===================

NET LOSS ALLOCATED TO
  LIMITED PARTNERS                                $                (35)    $              (216)

                                                  ====================     ===================
NET LOSS PER UNIT OF LIMITED
       PARTNERSHIP INTEREST                       $              (0.11)    $             (0.67)
 
                                                  ====================     ===================
UNITS OF LIMITED PARTNERSHIP INTEREST                          322,275                 322,275
                                                  ====================     ===================

</TABLE>
<PAGE>
<TABLE>
<CAPTION>
                        MLH INCOME REALTY PARTNERSHIP VI
                         AND CONSOLIDATED JOINT VENTURES
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                             (Dollars in Thousands)
                                   (Unaudited)
<S>                                                                  <C>                        <C>                     
                                                                             For the Three Months Ended
                                                                        March 31,                  March 31,
                                                                          1999                       1998
                                                                     ----------------           --------------                      
                                                                 
CASH FLOWS FROM OPERATING ACTIVITIES:
  Net loss                                                           $            (35)          $         (216)
  Items reconciling net loss to net cash
    used in operating activities:
      Bad Debt Expense                                                              0                      (16)
      Changes in operating assets and liabilities:
        Interest and other receivables                                            (42)                      59
        Accounts payable and accrued expenses                                      48                      (34)
        Other assets and other liabilities, net                                  (110)                     (17)
                                                                     ----------------           --------------
Net cash used in operating activities                                            (139)                    (224)
                                                                     ----------------           --------------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Property improvements                                                          (188)                    (437)
                                                                     ----------------           --------------
Net cash used in investing activities                                            (188)                    (437)
                                                                     ----------------           --------------


NET DECREASE IN CASH AND EQUIVALENTS                                             (327)                    (661)

CASH AND EQUIVALENTS, BEGINNING OF PERIOD                                       4,749                    6,434
                                                                     ----------------           --------------

CASH AND EQUIVALENTS, END OF PERIOD                                             4,422           $        5,773
                                                                     ================           ==============
</TABLE>
<PAGE>


                        MLH INCOME REALTY PARTNERSHIP VI
                         AND CONSOLIDATED JOINT VENTURES
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


1.   ORGANIZATION AND SIGNIFICANT ACCOUNTING POLICIES

     MLH Income Realty  Partnership VI (the  "Partnership") was formed under the
New York Uniform  Limited  Partnership  Act on December 4, 1984. The Partnership
made  equity  investments  in  nineteen   income-producing   properties  located
throughout the United States.

     The  Partnership's  remaining  real estate  investment is the land formerly
known as  Treasure  Island  (the  "property"),  a  scenic,  oceanfront  property
situated on approximately 27 acres,  including 3,000 feet of coastline along the
Pacific Ocean, in Laguna Beach, California. As previously reported, the property
was  officially  closed as a mobile  home park on March 15,  1996 and all former
tenants have vacated the property. Also as previously reported,  Treasure Island
Associates   ("TIA"),   the  joint  venture   between  the  Partnership  and  an
unaffiliated  entity  through  which the  Partnership  owns an  interest  in the
property,  was involved in lawsuits  concerning  certain  tenants.  (see Note 2,
Litigation, for a discussion of local legislation,  administrative  requirements
and litigation affecting this property).

Future Developements of the Property
   
     As  previously  reported,  TIA has entered into a contract and an amendment
thereto  ("Contract") with  Vestar-Athens  Resorts,  L.L.C., a Phoenix,  Arizona
based real estate  developer  ("Athens"),  for the sale of the property.  Athens
plans to purchase the property and develop it as an oceanfront resort community.

     Certain Laguna Beach residents submitted referendum petitions in opposition
to actions  taken by the Laguna  Beach City Council  necessary to implement  the
redevelopment  project.  The referendum petitions sought to overturn resolutions
adopted  by the City  Council  approving  the  Specific  Plan  contained  in the
Treasure Island Local Coastal  Program  (Program) and an amendment to the City's
General Plan, as well as the City  Council's  approval of an ordinance  amending
the City Zoning Code, all of which were necessary to implement the Program. In a
special  election held on April 27, 1999,  the  electorate  voted to approve the
actions of the City Council, allowing the redevelopment project to go forward.

     The Contract  provides  that the closing is scheduled to take place on July
27, 1999 and sets the  purchase  price for the property at  $37,000,000.  If the
closing  has not  occurred  by June 1, 1999,  the  purchase  price to be paid by
Athens  will  increase  by an amount  equal to an  annualized  10% of the stated
purchase  price until the closing  date.  There can be no assurance  that a sale
will be consummated.

     The Partnership  wishes to ensure that  statements made regarding  expected
future  developments  regarding  the  property  are  accompanied  by  meaningful
cautionary  statements  pursuant to the safe harbor  established  in the Private
Securities Litigation Reform Act of 1995. These  forward-looking  statements are
based upon current  available  data and reflect the  Partnership's  expectations
that the property will be sold to Athens in accordance  with the terms set forth
in the  Contract.  Actual  closing of the sale is  subject to future  events and
uncertainties,  which could materially  affect the ability of the Partnership to
consummate the sale to Athens.

     Since this is the last property investment of the Partnership,  pursuant to
Section 8.1 (ii) of the Partnership's  Amended and Restated Agreement of Limited
Partnership,  the  sale of this  property  will  cause  the  dissolution  of the
Partnership. The Partnership will not be liquidated, however, until payment of a
final   liquidating   distribution   to  the   Partnership's   partners  of  the
Partnership's remaining assets.
     
     The following is a summary of significant  accounting  policies followed by
the Partnership in the preparation of its consolidated financial statements:

Basis of Presentation

     The financial  statements reflect all adjustments which are, in the opinion
of management,  necessary for a fair presentation of the financial condition and
results of operations  for the periods  presented.  Such  adjustments  were of a
normal, recurring nature. Footnote disclosure which substantially duplicates the
disclosure  contained in the  Partnership's  Annual  Report on Form 10-K for the
year ended December 31, 1998,  which is hereby  incorporated  by reference,  has
been omitted.

Cash Equivalents

     The Partnership  classifies its investments in debt  securities,  including
those  considered to be cash  equivalents,  as securities  held-to-maturity  and
carries them at amortized cost on the accompanying  consolidated  balance sheet.
The purchase cost of such securities is included in "cash and equivalents".  All
such  securities  mature within one year, and any unrealized  gains or losses on
these securities for the three months ended March 31, 1999 are immaterial.
<PAGE>
     Income Taxes

     No provision for income taxes has been made since all income and losses are
allocated to the partners for inclusion in their tax returns.

     Allocations Among Partners

     Pursuant to the Partnership  Agreement,  Distributable Cash from operations
if any,  will be  allocated  90.16%  to the  Limited  Partners  and 9.84% to the
Managing  General  Partners.  In  addition  to the  distribution  of  cash  from
operations,  the Partnership  Agreement provides for the General Partners,  as a
class,  to  receive  2%  of  Sale  or  Financing  Proceeds  to  be  distributed,
representing their residual carried interest.

     Net income or loss is  allocated  to the  Partners in  accordance  with the
Partnership Agreeement.

     Under the terms of the Partnership Agreement, the General Partners will not
retain  any of the sale  proceeds  resulting  from the  anticipated  sale of the
property to Athens under the pending contract between Athens and TIA.

2.   LITIGATION

TREASURE ISLAND ASSOCIATES LITIGATION

     The Partnership owns a joint venture  Partnership  interest in the property
formerly  known as  Treasure  Island (the  "property"),  which was a mobile home
community  located in Laguna  Beach,  California.  The property was purchased by
Treasure Island  Associates  ("TIA"),  a joint venture  Partnership  between the
Partnership and an unaffiliated entity, on August 1, 1989.

     On May 2, 1996,  George Posey, a nonresident  tenant,  filed an action with
the Court against TIA for trespass, constructive eviction, breach of covenant of
quiet  enjoyment,   declaratory  relief,  and  unfair  business  practices.  TIA
successfully  demurred to the complaint and a first amended  complaint was filed
July 19, 1996, seeking to set aside  warehouseman's  lien sale,  cancellation of
instrument,  declaratory relief,  malicious prosecution,  constructive eviction,
breach of covenant of quiet enjoyment,  trespass, and unfair business practices.
Mr. Posey claims that TIA  wrongfully  sold his  mobilehome at a  warehouseman's
lien sale and thereafter  denied him entry to the  mobilehome.  He seeks special
damages  of  $50,000,  general  damages of  $250,000,  and  punitive  damages of
$500,000. No trial date has been set.

     In 1992, in compliance with an ordinance  requiring mobile home park owners
to apply for a  conditional  use permit  ("CUP")  prior to a park  closure,  TIA
applied  to the City of Laguna  Beach  for a CUP.  In 1994,  the City  adopted a
resolution  that approved the CUP but imposed  conditions on TIA to mitigate the
alleged  adverse  impact of the closure on  tenants.  TIA filed a lawsuit in the
California Superior Court for the County of Orange ("the Court") challenging the
mitigation  conditions  and Treasure  Island  Residents  and Owners  Association
("TIROA")  intervened  in  the  action.  The  Court  issued  a Writ  of  Mandate
directing,  among other  things,  the City to amend the  resolution to limit the
mitigation  measures.  The City then  issued an amended  resolution  effectively
complying  with the Court's Writ of Mandate.  TIA challenged the validity of the
mitigation  measures  reimposed  by the  amended  resolution  and filed a second
lawsuit with the Court. TIROA also intervened in this action.

     On May 2, 1995, the City adopted a second amended resolution  substantially
reducing the mitigation  conditions and TIA executed a settlement agreement with
the City that settled all lawsuits filed by TIA against the City  concerning the
closure of the mobile home park. TIROA challenged the second amended resolution.

     TIROA's  lawsuit  challenging the Second Amended  Resolution,  the tenants'
actions  filed with the Court and  non-payment  unlawful  detainers  and closure
unlawful  detainers were  consolidated  and  transferred to the Court's  Complex
Litigation  Panel.  The Court rejected  TIROA's  challenge to the Second Amended
Resolution  and  entered  judgement  against  TIROA's  and in favor  of TIA.  In
addition,  the Court  entered a judgement of  possession in favor of TIA against
all tenants in the consolidated unlawful detainer actions. TIROA and the tenants
appealed the adverse judgements.

     While these appeals were pending,  TIROA,  the tenants and TIA resolved all
litigations through settlements. 
     
     In February 1996, the Partnership  submitted a development  proposal to the
City for the redevelopment of the property.  The initial application  included a
combination of detached  single-family  residences,  multi-family  housing and a
resort hotel complex  including  meeting rooms and restaurants.  The application
consisted of a local coastal program ("LCP") and a specific plan reflecting such
uses.  An LCP is required by  California  law because the City has not  obtained
approval from the California  Coastal Commission for a Local Coastal Program for
the property as required by the California Coastal Act.

     The Planning  Commission  approved a development  proposal for the property
consisting of up to 275 hotel rooms and 37 residences on April 15, 1998.
<PAGE>
     The City  Council  approved  the master plan (the  "Plan") on June 2, 1998.
Because the property is on the oceanfront, the Plan was also subject to approval
by the Coastal Commission.  On August 13, 1998 and November 6, 1998, the Coastal
Commission approved the Plan subject to certain modifications and conditions. On
November 17, 1998, the City Council approved such  modifications and conditions.
The Executive Director of the Coastal Commission reported the acceptance of such
modifications and conditions to the Coastal  Commission and, as a result of such
report, the Plan became final on January 13, 1999.
     
     The Planning  Commission and City Council may now consider  further permits
and approvals to implement the Plan, such as a subdivision map, site development
plan and design review.

     On July 6, 1998,  Eugene R.  Atherton,  M.D.  filed a Petition  for Writ of
Mandate (the  "Petition")  in the Orange County  Superior Court against the City
Council Members and others (Atherton v. City of Laguna Beach, et al., Action No.
796478).  The Petition  challenged  the City's  compliance  with the  California
Environmental  Quality Act in its consideration of the Plan and sought a Writ of
Mandate  vacating the City Council's  approval of the Plan. TIA,  Merrill Lynch,
Hubbard Inc. (an affiliate of the Managing General Partner) and The Athens Group
(an  affiliate of the party that executed the June 2, 1998 contract for the sale
of the  property)  are named in the Petition as real  parties in  interest.  The
Court  held a hearing  on the  merits of the  Petition  on April 28,  1999,  and
announced its decision  upholding the City  Council's  approval of the Plan. The
decision is final unless Atherton appeals.

<PAGE>
Item 2.  Management's Discussion and Analysis of Financial Condition
              and Results of Operations

     Liquidity and Capital Resources

     Because the land formerly  known as Treasure  Island is the last  remaining
property  investment  of the  Partnership,  pursuant  to Section 8.1 (ii) of the
Partnership's Amended and Restated Agreement of Limited Partnership, the sale of
this  last  property  will  cause  the  dissolution  of  the  Partnership.   The
Partnership  will  not  be  liquidated,   however,  until  payment  of  a  final
liquidating   distribution  to  the   Partnership's   partners  of  all  of  the
Partnership's  remaining assets. (see Part II, Item 1, Legal Proceedings,  for a
discussion of local  legislation,  administrative  requirements  and  litigation
affecting the potential disposition and value of this property).

     At March 31, 1999, the Partnership and its  consolidated  joint venture had
cash and equivalents of approximately  $4.4 million.  Such funds are expected to
be utilized for reserve  requirements,  redevelopment  of the property,  working
capital  requirements  and, to the extent available,  cash  distributions to the
Partners.  In total, cash and equivalents  decreased $327,000 from December 31,
1998 to March 31, 1999 primarily due to disbursements  for certain costs related
to the  redevelopment  of the  property.

     Cash flows are  affected  by  disbursements  for the  redevelopment  of the
property.  

     Cumulative  Limited Partners'  distributions paid through November 30, 1996
have been  allocated  to the Limited  Partners  based upon the dates they became
Unit Holders and are  summarized as follows:

<TABLE>
<CAPTION>
<S>                    <C>                <C>                 <C>                   <C>
                                                                                        Percentage
                                                                                         Return of
                                                                  Cumulative             Original
   Date Became                              Cumulative           Distributions            Capital
   Unit Holder             Units           Distributions          Per Unit             Contribution
-----------------------------------------------------------------------------------------------------
June 6, 1986               204,786        $229,684,000            $1,121.58                  112%
August 7, 1986              64,730          72,050,000             1,113.08                  111%
November 25, 1986           25,200          27,670,000             1,098.01                  110%
January 20, 1987             7,477           8,153,000             1,090.41                  109%
March 11, 1987              15,500          16,795,000             1,083.56                  108%
April 23, 1987                 253             272,000             1,075.10                  108%
May 7, 1987                  4,329           4,657,000             1,075.75                  108%

</TABLE>

     Such cumulative Limited Partners' distributions included sales proceeds and
related  interest  totalling  $211,670,000,  or $656.80 per Unit. For income tax
purposes all cash  distributions are a tax-free return of capital until the cash
received exceeds the tax basis of his/her Partnership investment. Taxable income
or losses of the Partnership are passed through to the Partners for inclusion in
their  respective  tax  returns,  as  reflected  on the  Federal  Schedules  K-1
distributed to the Partners each year.

     Considering  reserve   requirements  for  the  costs  associated  with  the
redevelopment  and  eventual  sale  of  the  property,  the  Partnership's  last
property,  the Partnership does not expect to make future cash  distributions to
Limited  Partners until the sale of this last property.  Distributions of future
sales  proceeds will be made in accordance  with the  Partnership's  Amended and
Restated  Agreement  of Limited  Partnership.  Buyers and  sellers of Units will
receive such  distributions  in accordance  with the terms of the  Partnership's
transfer documents. The level and timing of distributions of sales proceeds will
be dependent on the timing of the future sale of the remaining  property and the
ultimate sale price achieved, as well as on reserve requirements.

     Results of Operations

     Fluctuations in the  Partnership's  operating  results for the three months
ended March 31, 1999, as compared to the three months ended March 31, 1998,  are
primarily attributable to the following:

     The decreases in property  operating  expenses primarily relate to declined
activities at the Partnership's last property.

<PAGE>
                                    PART II

Item 1. Legal Proceedings

TREASURE ISLAND ASSOCIATES LITIGATION

     The Partnership owns a joint venture  Partnership  interest in the property
formerly  known as  Treasure  Island (the  "property"),  which was a mobile home
community  located in Laguna  Beach,  California.  The property was purchased by
Treasure Island  Associates  ("TIA"),  a joint venture  Partnership  between the
Partnership and an unaffiliated entity, on August 1, 1989.

     On May 2, 1996,  George Posey, a nonresident  tenant,  filed an action with
the Court against TIA for trespass, constructive eviction, breach of covenant of
quiet  enjoyment,   declaratory  relief,  and  unfair  business  practices.  TIA
successfully  demurred to the complaint and a first amended  complaint was filed
July 19, 1996, seeking to set aside  warehouseman's  lien sale,  cancellation of
instrument,  declaratory relief,  malicious prosecution,  constructive eviction,
breach of covenant of quiet enjoyment,  trespass, and unfair business practices.
Mr. Posey claims that TIA  wrongfully  sold his  mobilehome at a  warehouseman's
lien sale and thereafter  denied him entry to the  mobilehome.  He seeks special
damages  of  $50,000,  general  damages of  $250,000,  and  punitive  damages of
$500,000. No trial date has been set.

     In 1992, in compliance with an ordinance  requiring mobile home park owners
to apply for a  conditional  use permit  ("CUP")  prior to a park  closure,  TIA
applied  to the City of Laguna  Beach  for a CUP.  In 1994,  the City  adopted a
resolution  that approved the CUP but imposed  conditions on TIA to mitigate the
alleged  adverse  impact of the closure on  tenants.  TIA filed a lawsuit in the
California Superior Court for the County of Orange ("the Court") challenging the
mitigation  conditions  and Treasure  Island  Residents  and Owners  Association
("TIROA")  intervened  in  the  action.  The  Court  issued  a Writ  of  Mandate
directing,  among other  things,  the City to amend the  resolution to limit the
mitigation  measures.  The City then  issued an amended  resolution  effectively
complying  with the Court's Writ of Mandate.  TIA challenged the validity of the
mitigation  measures  reimposed  by the  amended  resolution  and filed a second
lawsuit with the Court. TIROA also intervened in this action.

     On May 2, 1995, the City adopted a second amended resolution  substantially
reducing the mitigation  conditions and TIA executed a settlement agreement with
the City that settled all lawsuits filed by TIA against the City  concerning the
closure of the mobile home park. TIROA challenged the second amended resolution.

     TIROA's  lawsuit  challenging the Second Amended  Resolution,  the tenants'
actions  filed with the Court and  non-payment  unlawful  detainers  and closure
unlawful  detainers were  consolidated  and  transferred to the Court's  Complex
Litigation  Panel.  The Court rejected  TIROA's  challenge to the Second Amended
Resolution  and  entered  judgement  against  TIROA's  and in favor  of TIA.  In
addition,  the Court  entered a judgement of  possession in favor of TIA against
all tenants in the consolidated unlawful detainer actions. TIROA and the tenants
appealed the adverse judgements.

     While these appeals were pending,  TIROA,  the tenants and TIA resolved all
litigations through settlements. 
     
     In February 1996, the Partnership  submitted a development  proposal to the
City for the redevelopment of the property.  The initial application  included a
combination of detached  single-family  residences,  multi-family  housing and a
resort hotel complex  including  meeting rooms and restaurants.  The application
consisted of a local coastal program ("LCP") and a specific plan reflecting such
uses.  An LCP is required by  California  law because the City has not  obtained
approval from the California  Coastal Commission for a Local Coastal Program for
the property as required by the California Coastal Act.

     The Planning  Commission  approved a development  proposal for the property
consisting of up to 275 hotel rooms and 37 residences on April 15, 1998.
    
     The City  Council  approved  the master plan (the  "Plan") on June 2, 1998.
Because the property is on the oceanfront, the Plan was also subject to approval
by the Coastal Commission.  On August 13, 1998 and November 6, 1998, the Coastal
Commission approved the Plan subject to certain modifications and conditions. On
November 17, 1998, the City Council approved such  modifications and conditions.
The Executive Director of the Coastal Commission reported the acceptance of such
modifications and conditions to the Coastal  Commission and, as a result of such
report, the Plan became final on January 13, 1999.
   
     The Planning  Commission and City Council may now consider  further permits
and approvals to implement the Plan, such as a subdivision map, site development
plan and design  review.  
<PAGE>
     On July 6, 1998,  Eugene R.  Atherton,  M.D.  filed a Petition  for Writ of
Mandate (the  "Petition")  in the Orange County  Superior Court against the City
Council Members and others (Atherton v. City of Laguna Beach, et al., Action No.
796478).  The Petition  challenged  the City's  compliance  with the  California
Environmental  Quality Act in its consideration of the Plan and sought a Writ of
Mandate  vacating the City Council's  approval of the Plan. TIA,  Merrill Lynch,
Hubbard Inc. (an affiliate of the Managing General Partner) and The Athens Group
(an  affiliate of the party that executed the June 2, 1998 contract for the sale
of the  property)  are named in the Petition as real  parties in  interest.  The
Court  held a hearing  on the  merits of the  Petition  on April 28,  1999,  and
announced its decision  upholding the City  Council's  approval of the Plan. The
decision is final unless Atherton appeals.

Items 2-5 are  herewith  omitted as the  response to all items is either none or
not applicable.

Item 6.           Exhibits and Reports on Form 8-K

                  Responses:

a) Exhibits: Exhibit 27  Financial Data Schedule
             For the period ending March 31, 1999.

b) Reports on Form 8-K:


     Report filed on January 15, 1999 disclosing under Item 5, Other Events, the
execution of an amendment to the contract of sale of the land formerly  known as
Treasure Island.

     Pursuant  to the  requirements  of  Section  13 or 15(d) of the  Securities
Exchange Act of 1934, the  Partnership  has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized.

                        MLH INCOME REALTY PARTNERSHIP VI

                        By:      MLH Property Managers Inc.
                                 Managing General Partner



                        By:      /s/ Sharon McKenzie
                                 ------------------------------
May 14, 1999                     Sharon McKenzie
                                 Vice President and
                                 Chief Financial Officer