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 September 30, 1999


      For Quarter Ended                             Commission File Number
      September 30, 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
  September 30, 1999 and December 31, 1998.

Consolidated Statements of Operations
 For the Three and Nine Months Ended September 30, 1999 and 1998

Consolidated Statements of Cash Flows
 For the Nine Months Ended September 30, 1999 and 1998

Notes to Consolidated Financial Statements


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


<PAGE>
<TABLE>
<CAPTION>


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

                                                                                (Unaudited)
                                                                                September 30,          December 31,
                                                                                    1999                  1998
                                                                                -------------          ------------
<S>                                                                             <C>                    <C>
ASSETS:
REAL ESTATE INVESTMENTS HELD FOR SALE (Note 2):
Land                                                                            $           -          $     26,716
Other real estate assets                                                                    -                 8,617
                                                                                -------------          ------------
      Total real estate investments                                                         -                35,333
                                                                                -------------          ------------

OTHER ASSETS:
Cash and equivalents (Note 1)                                                          42,150                 4,749
Interest and other receivables, net                                                       170                   122
Prepaid expenses and other                                                                 10                     4
                                                                                -------------          ------------
      Total other assets                                                               42,330                 4,875
                                                                                -------------          ------------

      TOTAL                                                                     $      42,330          $     40,208
                                                                                =============          ============

LIABILITIES:
Accounts payable and accrued expenses                                           $         404          $        161
Other liabilities                                                                           -                   514
                                                                                -------------          ------------
      Total liabilities                                                                   404                   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                                                                   106,239               103,846
  Cumulative distributions                                                           (359,281)             (359,281)
                                                                                -------------          ------------
                                                                                       41,926                39,533
                                                                                -------------          ------------
      Total Partners' capital                                                          41,926                39,533
                                                                                -------------          ------------

      TOTAL                                                                     $      42,330          $     40,208
                                                                                =============          ============

</TABLE>

                           See Notes to Consolidated Financial Statements.
<PAGE>
<TABLE>
<CAPTION>
                                               MLH INCOME REALTY PARTNERSHIP VI
                                                AND CONSOLIDATED JOINT VENTURE
                                            CONSOLIDATED STATEMENTS OF OPERATIONS
                                         (Dollars in Thousands, Except Per Unit Data)
                                                          (Unaudited)


                                                                For the Three Months Ended             For the Nine Months Ended
                                                                      September 30,                          September 30,
                                                             -------------------------------       -------------------------------
                                                                 1999               1998               1999               1998
                                                             ------------       ------------       ------------       ------------
<S>                                                          <C>                <C>                <C>                <C>
OPERATING REVENUES:
Rental and management fees                                   $         73       $        169       $        424       $        328
Interest                                                              224                 66                331                227
Gain on sale of real estate investment (Note 2)                     2,381                  -              2,381                  -
                                                             ------------       ------------       ------------       ------------
        Total operating revenues                                    2,678                235              3,136                555
                                                             ------------       ------------       ------------       ------------

OPERATING EXPENSES:
Property operating                                                    112                229                501                868
General and administrative                                             83                 83                242                218
                                                             ------------       ------------       ------------       ------------
        Total operating expenses                                      195                312                743              1,086
                                                             ------------       ------------       ------------       ------------

NET INCOME (LOSS)                                            $      2,483       $        (77)      $      2,393      $        (531)
                                                             ============       ============       ============       ============


NET INCOME (LOSS) ALLOCATED TO
  LIMITED PARTNERS                                           $      2,483       $        (77)      $      2,393       $       (531)
                                                             ============       ============       ============       ============

NET INCOME (LOSS) PER UNIT OF LIMITED
        PARTNERSHIP INTEREST                                 $       7.71       $      (0.24)      $       7.43       $      (1.64)
                                                             ============       ============       ============       ============

UNITS OF LIMITED PARTNERSHIP INTEREST                             322,275            322,275            322,275            322,275
                                                             ============       ============       ============       ============


</TABLE>

                                 See Notes to Consolidated Financial Statements.
<PAGE>
<TABLE>
<CAPTION>
                                               MLH INCOME REALTY PARTNERSHIP VI
                                                AND CONSOLIDATED JOINT VENTURE
                                            CONSOLIDATED STATEMENTS OF CASH FLOWS
                                                   (Dollars in Thousands)
                                                        (Unaudited)

                                                                                       For the Nine Months Ended
                                                                                              September 30,
                                                                                ---------------------------------------
                                                                                    1999                        1998
                                                                                ------------                -----------
<S>                                                                             <C>                         <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income (loss)                                                            $      2,393                $      (531)
   Items reconciling net income (loss) to net cash
       provided by(used in)operating activities:
       Gain on the sale of real estate investment (Note 2)                            (2,381)                         -
       Bad debt expense                                                                    -                        (16)
       Changes in operating assets and liabilities:
         Interest and other receivables                                                  (48)                      (186)
         Accounts payable and accrued expenses                                           230                       (138)
         Other assets and other liabilities, net                                         (20)                        (2)
                                                                                ------------                -----------
Net cash provided by (used in) operating activities                                      174                       (873)
                                                                                ------------                -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Proceeds from sale of real estate investment, net
     of selling expenses (Note 2)                                                     37,808                          -
   Property improvements                                                                (581)                      (907)
                                                                                ------------                -----------
Net cash provided by (used in) investing activities                                   37,227                       (907)
                                                                                ------------                -----------

NET INCREASE (DECREASE) IN CASH AND EQUIVALENTS                                       37,401                     (1,780)


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

CASH AND EQUIVALENTS, END OF PERIOD                                             $     42,150                $     4,654
                                                                                ============                ===========


</TABLE>
                                 See Notes to Consolidated Financial Statements.


<PAGE>
                        MLH INCOME REALTY PARTNERSHIP VI
                         AND CONSOLIDATED JOINT VENTURE
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)

1.   PARTNERSHIP DISSOLUTION SIGNIFICANT ACCOUNTING POLICIES

     MLH Income Realty  Partnership  VI (the  "Partnership")  sold its last real
property  investment on August 31, 1999 and thereby dissolved in accordance with
Article 8 Section 8.1 (ii) of the Partnership's  Amended and Restated  Agreement
of Limited Partnership (the "Partnership  Agreement").  The Partnership will not
be terminated until, among other things,  its assets have been distributed.  The
Partnership  expects  that net proceeds  from the sale of the property  together
with all other Partnership's  funds, if any, will be distributed to Unit holders
in December 1999, after settlement of remaining operating assets and liabilities
and deductions to provide for expenses and wind-down  costs of the  Partnership.
The final  distribution  is  currently  estimated to be  approximately  $129 per
Depository  Unit and is subject to change.  After this final  distribution,  the
Partnership will be terminated.


Organization

     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 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 nine  months  ended  September  30, 1999 and 1998 are
immaterial.

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 Agreement.

     Under the terms of the Partnership Agreement,  the General Partner will not
retain any of the sale proceeds  resulting  from the August 31, 1999 sale of the
property.  In addition,  the General  Partners  are required to make  additional
capital  contributions in accordance with the deficit  restoration  provision of
the Partnership Agreement.

2. Sale of Real Estate Investment

     On August 31, 1999,  Treasure Island  Associates  ("TIA"),  a joint venture
between the Partnership and an  unaffiliated  entity,  sold Treasure Island (the
"property")   located  in  Laguna   Beach,   California.   The  sale  price  was
approximately   $37,922,000  and  TIA  incurred   closing  and  other  costs  of
approximately  $114,000 in connection  with the sale.  All net proceeds from the
sale of the property were  distributed  to the  Partnership.  In 1992,  1994 and
1995,  the  Partnership  had recorded  provisions  for loss on impairment of the
property  totalling  $18,559,000  which were  adjusted as of the August 31, 1999
sale date to the final loss amount. As a result, the Partnership recorded a gain
as of the  August  31,  1999 sale date of  $2,381,000  for  financial  reporting
purposes.
<PAGE>

     The Partnership expects to distribute the net sale proceeds,  approximately
$117  per  Depository  Unit,  as  part of a final  distribution  to the  Limited
Partners in  December  1999,  in  accordance  with the terms of the  Partnership
Agreement.  Buyers and sellers of Depository units will receive the distribution
in accordance with the terms of the Partnership's transfer documents.


3.   LITIGATION

TREASURE ISLAND ASSOCIATES LITIGATION

     The Partnership owned 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 claiming  that TIA  wrongfully  sold his  mobilehome at a
warehouseman's lien sale.  This action was settled in August 1999.

     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. Since TIA has sold the
property, TIA is no longer a party in interest.

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

Liquidity and Capital Resources

     MLH Income Realty Partnership VI (the "Partnership")  sold, through a joint
venture partnership with an unaffiliated entity, its last investment property on
August 31, 1999,  and,  thereby,  dissolved in accordance with Article 8 Section
8.1  (ii)  of the  Partnership's  Amended  and  Restated  Agreement  of  Limited
Partnership (the "Partnership Agreement")

     At September 30, 1999, the Partnership and its  consolidated  joint venture
had cash and equivalents of approximately $42.1 million. Such funds are expected
to be utilized for a final cash distribution to the Limited Partners.  In total,
cash and  equivalents  increased  approximately  $37.4 million from December 31,
1998 to September  30, 1999  primarily  due to the receipt of proceeds  from the
August 31, 1999 sale of the Partnership's last investment  property and interest
income earned on the Partnership's portfolio of cash equivalents.

     Cash flows were  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.
<PAGE>

     Considering  reserve  requirements for liabilities and wind-down costs, the
Partnership's  final  distribution of approximately $129 per Depository Unit, to
the  Limited  Partners  will be made in  December  1999 in  accordance  with the
Partnership  Agreement.  The final  distribution  is  currently  estimated to be
approximately  $129 per  Depository  Unit and is subject  to change.  Buyers and
sellers of Units will receive such distributions in accordance with the terms of
the Partnership's transfer documents.


Results of Operations

     Fluctuations  in the  Partnership's  operating  results for the nine months
ended  September  30, 1999,  as compared to the nine months ended  September 30,
1998, are primarily  attributable to a decrease in total operating expenses as a
result of declined activities at the Partnership's last property.

     On August 31, 1999,  Treasure Island  Associates  ("TIA"),  a joint venture
between the Partnership and an  unaffiliated  entity,  sold Treasure Island (the
"property")   located  in  Laguna   Beach,   California.   The  sale  price  was
approximately   $37,922,000  and  TIA  incurred   closing  and  other  costs  of
approximately  $114,000 in connection  with the sale.  All net proceeds from the
sale of the property were  distributed  to the  Partnership.  In 1992,  1994 and
1995, the Partnership recorded provisions for loss on impairment of the property
totalling $18,559,000. A gain of $2,381,000 was recognized in 1999 to adjust the
provision to the final loss amount.

Year 2000 Compliance Initiative

     The year 2000  ("Y2K")  problem is the result of a  widespread  programming
technique that causes computer  systems to identify a date based on the last two
numbers of a year,  with the  assumption  that the first two numbers of the year
are "19". As a result,  the year 2000 would be stored as "00", causing computers
to incorrectly interpret the year as 1900. Left uncorrected, the Y2K problem may
cause   information   technology   systems   (e.g.,   computer   databases)  and
non-information  technology systems (e.g.,  elevators) to produce incorrect data
or cease operating completely.

     The Managing  General Partner is responsible  for providing  administrative
and  accounting  services  necessary  to support the  Partnership's  operations,
including  maintenance  of the books and  records,  maintenance  of the  partner
database,  issuance of  financial  reports and tax  information  to partners and
processing distribution payments to partners. In 1995, Merrill Lynch established
the Year  2000  Compliance  Initiative,  which is an  enterprisewide  effort  to
address the risks  associated with the Y2K problem,  both internal and external.
The  Partnership  utilizes  systems  provided by Merrill Lynch and these systems
have completed Y2K renovation and testing. Merrill Lynch continues to survey and
communicate  with third  parties  whose Year 2000  readiness is important to the
company. Also, Merrill Lynch has participated in and continues to participate in
numerous industry tests throughout the world.

     Although the  Partnership  has not finally  determined the cost  associated
with its Year 2000 readiness  efforts,  the Partnership  does not anticipate the
cost of the Y2K problem to be material to its business,  financial  condition or
results of  operations.  However,  there can be no guarantee that the systems of
other  companies  on  which  the  Partnership's  systems  rely  will  be  timely
converted,  or that a failure to convert by another company or a conversion that
is incompatible with the Partnership's systems would not have a material adverse
effect  on  the  Partnership's  business,  financial  condition  or  results  of
operations.



<PAGE>
                                    PART II

Item 1. Legal Proceedings

TREASURE ISLAND ASSOCIATES LITIGATION

     The Partnership owned 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 claiming  that TIA  wrongfully  sold his  mobilehome at a
warehouseman's lien sale.  This action was settled in August 1999.

     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. Since TIA has sold the
property, TIA is no longer a party in interest.

     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 September 30, 1999.

b) Reports on Form 8-K:

     Report filed on July 30, 1999  disclosing  under Item 5, Other Events,  the
execution of a second  amendment  to the  contract of sale of the land  formerly
known as Treasure Island.

     Report filed on August 26, 1999 disclosing under Item 5, Other Events,  the
execution  of an  assignment  by the buyer of the  contract  of sale of the land
formerly known as Treasure Island.

     Report  filed on  September  15,  1999  disclosing  (i) under Item 5, Other
Events,  the sale of the land formerly  known as Treasure  Island,  and (ii) the
resulting dissolution of the Partnership.





<PAGE>

     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
                                 --------------------------
                                 Sharon McKenzie
                                 Vice President and
                                 Chief Financial Officer

November __, 1999