FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

              (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
   --------------------------------------------------------------------------

                                       OR

             ( ) 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
                                     0-19144
                     ---------------------------------------


                            CNL Income Fund VI, Ltd.
-----------------------------------------------------------------------------
             (Exact name of registrant as specified in its charter)


            Florida                                        59-2922954
--------------------------------------        -------------------------------
(State or other jurisdiction of                        (I.R.S. Employer
incorporation or organization)                        Identification No.)


450 South Orange Avenue
Orlando, Florida                                          32801-3336
-----------------------------------------     -------------------------------
(Address of principal executive offices)                  (Zip Code)


Registrant's telephone number
(including area code)                                  (407) 540-2000
                                              -------------------------------


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  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>


                                    CONTENTS



                                                                         Page
Part I.

     Item 1.      Financial Statements:

                      Condensed Balance Sheets                            1

                      Condensed Statements of Income                      2

                      Condensed Statements of Partners' Capital           3

                      Condensed Statements of Cash Flows                  4

                      Notes to Condensed Financial Statements             5-8

     Item 2.      Management's Discussion and Analysis of Financial
                      Condition and Results of Operations                 9-13

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk                                         13

Part II.

     Other Information                                                    14-15




<PAGE>




                                             CNL INCOME FUND VI, LTD.
                                          (A Florida Limited Partnership)
                                             CONDENSED BALANCE SHEETS

<TABLE>
<CAPTION>

                                                                September 30,            December 31,
                                                                     2000                    1999
                                                              -------------------     -------------------
<S> <C>
                              ASSETS

Land and buildings on operating leases, less
    accumulated depreciation                                       $ 13,883,015          $ 15,069,805
Net investment in direct financing leases                             3,340,420             3,864,455
Investment in joint ventures                                          9,275,464             8,377,455
Cash and cash equivalents                                             1,152,562             2,125,493
Restricted cash                                                       2,062,036                    --
Receivables, less allowance for doubtful accounts
    of $178,931 and $240,497, respectively                               31,402               134,477
Due from related parties                                                    412                19,111
Prepaid expenses                                                         26,334                 2,847
Lease costs, less accumulated amortization of
    $10,068 and $8,831, respectively                                      7,632                 8,869
Accrued rental income, less allowance for doubtful
    accounts of $9,697 and $47,718, respectively                        512,907               491,616
Other assets                                                             26,731                26,731
                                                             -------------------     -------------------

                                                                   $ 30,318,915          $ 30,120,859
                                                              ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                   $     43,098          $    131,093
Escrowed real estate taxes payable                                        9,627                11,572
Due to related parties                                                   86,684                65,220
Distributions payable                                                   787,500               787,500
Rents paid in advance and deposits                                        5,000                16,000
                                                             -------------------     -------------------
    Total liabilities                                                   931,909             1,011,385

Minority interest                                                       142,068               153,870

Partners' capital                                                    29,244,938            28,955,604
                                                             -------------------     -------------------

                                                                   $  30,318,915         $ 30,120,859
                                                              ===================     ===================


           See accompanying notes to condensed financial statements.

</TABLE>

<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                         CONDENSED STATEMENTS OF INCOME

<TABLE>
<CAPTION>

                                                                   Quarter Ended                   Nine Months Ended
                                                                   September 30,                     September 30,
                                                               2000             1999             2000              1999
                                                            ------------     -----------      ------------      -----------
<S> <C>
Revenues:
    Rental income from operating leases                       $ 499,505        $515,427        $1,501,274       $1,714,712
    Adjustments to accrued rental income                             --          (2,925 )              --           (8,774 )
    Earned income from direct financing leases                  112,883         111,226           327,271          347,767
    Contingent rental income                                     13,129           4,410            55,068           20,892
    Interest and other income                                    18,508          58,431            57,057           97,683
                                                            ------------     -----------      ------------      -----------
                                                                644,025         686,569         1,940,670        2,172,280
                                                            ------------     -----------      ------------      -----------

Expenses:
    General operating and administrative                         53,031          30,786           149,150          108,897
    Professional services                                        14,010           7,794            34,962           26,636
    State and other taxes                                           782              --            18,967            9,713
    Depreciation and amortization                                93,223          94,768           282,483          317,414
    Transaction costs                                                --          57,931            65,664          168,751
                                                            ------------     -----------      ------------      -----------
                                                                161,046         191,279           551,226          631,411
                                                            ------------     -----------      ------------      -----------

Income Before Minority Interest in Income of
    Consolidated Joint Venture, Equity in Earnings of
    Unconsolidated Joint Ventures , Gain on Sale of
    Land and Buildings and Lease Termination Income             482,979         495,290         1,389,444        1,540,869

Minority Interest in Income of Consolidated Joint
    Venture                                                      (6,413 )        (9,402 )         (20,278 )        (21,564 )

Equity in Earnings of Unconsolidated Joint Ventures             192,974         119,290           467,862          366,512

Gain on Sale of Land and Buildings                              639,806              --           639,806          848,303

Lease Termination Income                                        175,000              --           175,000               --
                                                            ------------     -----------      ------------      -----------

Net Income                                                   $1,484,346        $605,178        $2,651,834       $2,734,120
                                                            ============     ===========      ============      ===========

Allocation of Net Income:
    General partners                                         $   13,073        $  6,052        $   24,748         $ 26,145
    Limited partners                                          1,471,273         599,126         2,627,086        2,707,975
                                                            ------------     -----------      ------------      -----------

                                                             $1,484,346        $605,178        $2,651,834       $2,734,120
                                                            ============     ===========      ============      ===========

Net Income Per Limited Partner Unit                          $    21.02        $   8.56        $    37.53         $  38.69
                                                            ============     ===========      ============      ===========

Weighted Average Number of Limited Partner
    Units Outstanding                                            70,000          70,000            70,000           70,000
                                                            ============     ===========      ============      ===========


           See accompanying notes to condensed financial statements.
<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                    CONDENSED STATEMENTS OF PARTNERS' CAPITAL


                                                        Nine Months Ended                 Year Ended
                                                          September 30,                  December 31,
                                                              2000                           1999
                                                    --------------------------       ---------------------

General partners:
    Beginning balance                                     $    291,598                 $   257,690
    Net income                                                  24,748                      33,908
                                                    --------------------------       ---------------------
                                                               316,346                     291,598
                                                    --------------------------       ---------------------

Limited partners:
    Beginning balance                                       28,664,006                  28,337,440
    Net income                                               2,627,086                   3,476,566
    Distributions ($33.75 and $45.00 per
       limited partner unit, respectively)                  (2,362,500 )                (3,150,000 )
                                                    --------------------------       ---------------------
                                                            28,928,592                  28,664,006
                                                    --------------------------       ---------------------

Total partners' capital                                  $  29,244,938                $ 28,955,604
                                                    ==========================       =====================

           See accompanying notes to condensed financial statements.

<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                       CONDENSED STATEMENTS OF CASH FLOWS


                                                                       Nine Months Ended
                                                                         September 30,
                                                                    2000                1999
                                                               ---------------     ---------------

Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                      $2,523,862          $2,459,240
                                                               ---------------     ---------------

    Cash Flows from Investing Activities:
       Proceeds from sale of land and buildings                     2,071,847           4,318,145
       Investment in joint ventures                                (1,112,500 )           (44,121 )
       Increase in restricted cash                                 (2,061,560 )        (4,318,145 )
       Payment of lease costs                                              --              (3,300 )
                                                               ---------------     ---------------
              Net cash used in investing activities                (1,102,213 )           (47,421 )
                                                               ---------------     ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                           (2,362,500 )        (2,432,500 )
       Distributions to holder of minority interest                   (32,080 )           (28,130 )
                                                               ---------------     ---------------
              Net cash used in financing activities                (2,394,580 )        (2,460,630 )
                                                               ---------------     ---------------

Net Decrease in Cash and Cash Equivalents                            (972,931 )           (48,811 )

Cash and Cash Equivalents at Beginning of Period                    2,125,493           1,170,686
                                                               ---------------     ---------------

Cash and Cash Equivalents at End of Period                         $1,152,562          $1,121,875
                                                               ===============     ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

       Distributions declared and unpaid at end of
          period                                                   $  787,500          $  787,500
                                                               ===============     ===============



           See accompanying notes to condensed financial statements.

</TABLE>

<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2000 and 1999


1.   Basis of Presentation:

     The  accompanying   unaudited  condensed  financial  statements  have  been
     prepared  in  accordance  with  the  instructions  to Form  10-Q and do not
     include all of the information and note  disclosures  required by generally
     accepted  accounting  principles.  The  financial  statements  reflect  all
     adjustments,  consisting of normal recurring adjustments, which are, in the
     opinion of management, necessary to a fair statement of the results for the
     interim  periods  presented.  Operating  results  for the  quarter and nine
     months ended  September  30, 2000 may not be indicative of the results that
     may be  expected  for the year  ending  December  31,  2000.  Amounts as of
     December 31, 1999, included in the financial statements,  have been derived
     from audited financial statements as of that date.

     These unaudited financial statements should be read in conjunction with the
     financial  statements and notes thereto included in Form 10-K of CNL Income
     Fund VI, Ltd. (the "Partnership") for the year ended December 31, 1999.

     The  Partnership  accounts for its  approximate 66 percent  interest in the
     accounts of Caro Joint Venture  using the  consolidation  method.  Minority
     interest  represents  the minority  joint venture  partner's  proportionate
     share of the equity in the Partnership's  consolidated  joint venture.  All
     significant intercompany accounts and transactions have been eliminated.

2.   Land and Building on Operating Leases:

     Land and building on operating leases consisted of the following at:

<TABLE>
<CAPTION>

                                                      September 30,             December 31,
                                                           2000                     1999
                                                   ---------------------   -----------------------
<S> <C>

            Land                                          $   6,719,502            $    7,094,433
            Buildings                                        10,239,615                11,233,038
                                                   ---------------------   -----------------------
                                                             16,959,117                18,327,471
            Less accumulated depreciation                    (3,076,102 )              (3,257,666 )
                                                   =====================   =======================
                                                          $  13,883,015            $   15,069,805
                                                   =====================   =======================
</TABLE>

     In September  2000, the Partnership  sold four of its properties,  three in
     Jacksonville, Florida and one in Tallahassee, Florida, to a third party for
     a  total  of   $2,081,848   and  received  net  sales   proceeds   totaling
     approximately $2,071,800 resulting in gains totaling approximately $639,800
     for financial reporting purposes. These properties were originally acquired
     by the Partnership in 1990 and had costs totaling approximately

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2000 and 1999


2.   Land and Building on Operating Leases - Continued:

     $1,708,900  excluding   acquisition  fees  and  miscellaneous   acquisition
     expenses;  therefore, the Partnership sold the properties for approximately
     $362,900 in excess of their original purchase prices.

3.   Investment in Joint Ventures:

     In January 2000, the Partnership used the net sales proceeds  received from
     the 1999 sale of a  property  in  Sevierville,  Tennessee,  to  acquire  an
     interest in a Baker's Square property in Niles,  Illinois,  with CNL Income
     Fund XIV,  Ltd.,  a Florida  limited  partnership  and an  affiliate of the
     general  partners,  as  tenants-in-common.  The  Partnership  acquired this
     interest from CNL BB Corp., an affiliate of the general  partners (see Note
     5). In connection therewith,  the Partnership and CNL Income Fund XIV, Ltd.
     entered  into an  agreement  whereby  each  co-venturer  will  share in the
     profits  and  losses  of the  property  in  proportion  to  its  applicable
     percentage  interest.  The  Partnership  accounts  for its interest in this
     property using the equity method since the Partnership  shares control with
     an affiliate.  As of September 30, 2000, the Partnership owned a 74 percent
     interest in this property.

     As of September 30, 2000, the lease  associated  with the property owned by
     Melbourne Joint Venture had been amended to provide for rent reductions due
     to  financial  difficulties  the  tenant  was  experiencing.  As a  result,
     Melbourne Joint Venture reclassified the building portion of the asset from
     net investment in direct  financing lease to land and building on operating
     leases. In accordance with the Statement of Financial  Accounting Standards
     #13,   "Accounting  for  Leases,"  Melbourne  Joint  Venture  recorded  the
     reclassified  asset at the lower of original cost,  present fair value,  or
     present  carrying  amount.  No loss on the  reclassification  of the direct
     financing  lease was  recorded  for  financial  reporting  purposes.  As of
     September 30, 2000, the joint venture,  in which the  Partnership  has a 50
     percent  interest,  recorded  a  provision  for loss on  building  totaling
     approximately  $219,100 for financial reporting  purposes,  due to the fact
     that  the  operator  of this  property  vacated  the  property  and  ceased
     operations. The allowance represented the difference between the property's
     net carrying  value at September  30, 2000 and the current  estimate of net
     realizable value of the property.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2000 and 1999


3.   Investment in Joint Ventures - Continued:

     The following presents the combined,  condensed  financial  information for
     the  joint  ventures  and the  properties  held as  tenants-in-common  with
     affiliates at:

<TABLE>
<CAPTION>

                                                                            September 30,          December 31,
                                                                                2000                   1999
                                                                          ------------------    -------------------
<S> <C>

            Land and buildings on operating leases, less
                 accumulated depreciation and allowance for
                 loss on building                                              $ 14,237,114           $ 12,510,374
            Net investment in direct financing leases                             3,281,959              3,938,686
            Cash                                                                     30,517                 83,127
            Receivables                                                               9,473                103,745
            Accrued rental income                                                   441,200                350,510
            Other assets                                                              2,721                  2,320
            Liabilities                                                              23,907                 93,231
            Partners' capital                                                    17,979,077             16,895,531
            Revenues                                                              1,370,390              1,435,647
            Provision for loss on building                                         (219,053 )                   --
            Net income                                                              907,388              1,258,086

</TABLE>

     The Partnership recognized income totaling $467,862 and $366,512 during the
     nine months ended  September  30, 2000 and 1999,  respectively,  from these
     joint  ventures,  of which,  $192,974 and  $119,290  was earned  during the
     quarters ended September 30, 2000 and 1999, respectively.

4.   Restricted Cash:

     As of September 30, 2000,  the net sales  proceeds of  $2,061,560  from the
     sales of the four Popeye's properties,  plus accrued interest of $476, were
     being held in interest-bearing escrow accounts pending the release of funds
     by the  escrow  agent to  acquire  additional  properties  on behalf of the
     Partnership.

5.   Related Party Transactions:

     During the nine months ended  September 30, 2000, the  Partnership  and CNL
     Income  Fund XIV,  Ltd.,  as  tenants-in-common,  acquired an interest in a
     Baker's  Square  property  from CNL BB Corp.,  an  affiliate of the general
     partners, for a purchase price of $1,112,500. CNL Income Fund XIV, Ltd., is
     a Florida limited partnership and an

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2000 and 1999


5.   Related Party Transactions - Continued:

     affiliate  of  the  general  partners.  CNL  BB  Corp.  had  purchased  and
     temporarily  held  title  to this  property  in  order  to  facilitate  the
     acquisition of the property by the Partnership.  The purchase price paid by
     the  Partnership  represents  the costs incurred by CNL BB Corp. to acquire
     and carry the property,  including  closing costs.  In accordance  with the
     Statement  of  Policy  of  Real  Estate  Programs  for the  North  American
     Securities Administrators Association,  Inc., all income, expenses, profits
     and losses  generated by or associated  with the property,  were treated as
     belonging to the Partnership. For the nine months ended September 30, 2000,
     other income of the tenants-in-common includes $2,103 of such amounts.

6.   Termination of Merger:

     On March 1, 2000, the general  partners and CNL American  Properties  Fund,
     Inc.  ("APF") mutually agreed to terminate the Agreement and Plan of Merger
     entered into in March 1999. The general partners are continuing to evaluate
     strategic  alternatives  for the  Partnership,  including  alternatives  to
     provide liquidity to the limited partners.



<PAGE>


ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
         OF OPERATIONS

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed, which are leased primarily to operators of selected national and
regional  fast-food  and  family-style  restaurant  chains  (collectively,   the
"Properties").  The leases are  generally  triple-net  leases,  with the lessees
responsible  for all repairs and  maintenance,  property taxes,  insurance,  and
utilities. As of September 30, 2000, the Partnership owned 38 Properties,  which
included  interests  in six  Properties  owned by joint  ventures  in which  the
Partnership  is a  co-venturer  and nine  Properties  owned with  affiliates  as
tenants-in-common.

Capital Resources

         The  Partnership's  primary source of capital for the nine months ended
September  30,  2000 and 1999 was cash  from  operations  (which  includes  cash
received from tenants, distributions from joint ventures, and interest and other
income  received,  less  cash  paid for  expenses).  Cash  from  operations  was
$2,523,862 and $2,459,240 for the nine months ended September 30, 2000 and 1999,
respectively.  The  increase in cash from  operations  for the nine months ended
September  30, 2000 was  primarily a result of changes in income and expenses as
described  in "Results  of  Operations"  below and changes in the  Partnership's
working capital.

         Other  sources and uses of capital  included the  following  during the
nine months ended September 30, 2000.

         In January 2000, the  Partnership  invested a majority of the net sales
proceeds from the sale of the Property in Sevierville,  Tennessee, in a Property
in  Niles,  Illinois,  with  CNL  Income  Fund  XIV,  Ltd.,  a  Florida  limited
partnership  and affiliate of the general  partners,  as  tenants-in-common.  In
connection  therewith,  the  Partnership  and  the  affiliate  entered  into  an
agreement  whereby each  co-venturer will share in the profits and losses of the
Property in proportion to its applicable  percentage interest.  The Property was
acquired from an affiliate of the general partners.  The affiliate had purchased
and  temporarily  held  title  to  the  Property  in  order  to  facilitate  the
acquisition of the Property by the  Partnership.  The purchase price paid by the
Partnership  represented  the costs  incurred  by the  affiliate  to acquire the
Property,  including  closing costs.  As of September 30, 2000, the  Partnership
owned a 74% interest in the Property in Niles, Illinois.

         In  September   2000,  the   Partnership   sold  three   Properties  in
Jacksonville, Florida and one Property in Tallahassee, Florida, to a third party
for  $2,081,848  and received  net sales  proceeds of  approximately  $2,071,800
resulting in a gain of approximately  $639,800 for financial reporting purposes.
These  Properties were originally  acquired by the Partnership in 1990 and had a
cost of approximately  $1,708,900,  excluding acquisition fees and miscellaneous
acquisition  expenses;   therefore,   the  Partnership  sold  the  Property  for
approximately $362,900 in excess of its original purchase price. The Partnership
intends to  reinvest  the  majority of the net sales  proceeds in an  additional
Property.  The  Partnership  will  distribute  amounts  sufficient to enable the
limited  partners  to pay  federal and state  income  taxes,  if any (at a level
reasonably assumed by the general partners), resulting from the sale.

         Currently,  rental income from the Partnership's Properties and any net
sales proceeds from the sale of Properties,  pending  reinvestment in additional
Properties,  are invested in money market accounts or other  short-term,  highly
liquid  investments,  such as demand  deposit  accounts at commercial  banks and
certificates  of deposit  with less than a 30-day  maturity  date,  pending  the
Partnership's  use  of  such  funds  to  pay  Partnership  expenses,  invest  in
additional  Properties,  or to make distributions to the partners.  At September
30, 2000, the Partnership had $1,152,562 invested in such short-term investments
as compared to  $2,125,493  at December 31, 1999.  The decrease in cash and cash
equivalents  was  primarily  due to the fact that during the nine  months  ended
September 30, 2000, the Partnership  invested in a Property with CNL Income Fund
XIV, Ltd., as  tenants-in-common,  as described  above.  The funds  remaining at
September 30, 2000 after payment of distributions and other liabilities, will be
used to meet the Partnership's working capital and other needs.

         As of September 30, 2000, the net sales proceeds of $2,061,560 from the
sales of the four Popeye's Properties, plus accrued interest of $476, were being
held in  interest-bearing  escrow  accounts  pending the release of funds by the
escrow agent to acquire additional Properties on behalf of the Partnership.

Short-Term Liquidity

         The Partnership's  short-term liquidity  requirements consist primarily
of the operating expenses of the Partnership.

         The Partnership's  investment strategy of acquiring Properties for cash
and  leasing  them under  triple-net  leases to  operators  who  generally  meet
specified financial  standards  minimizes the Partnership's  operating expenses.
The general partners believe that the leases will continue to generate cash flow
in excess of operating expenses.

         The general  partners have the right,  but not the obligation,  to make
additional capital  contributions if they deem it appropriate in connection with
the operations of the Partnership.

         Total liabilities of the Partnership,  including distributions payable,
decreased to $931,909 at September  30, 2000,  from  $1,011,385  at December 31,
1999,  primarily as the result of a decrease in accounts  payable and rents paid
in advance and deposits at September 30, 2000, as compared to December 31, 1999.
The general partners believe the Partnership has sufficient cash on hand to meet
the Partnership's current working capital needs.

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on cash from  operations,  the Partnership  declared  distributions to the
limited  partners of $2,362,500 for each of the nine months ended  September 30,
2000 and 1999  ($787,500 for each of the quarters  ended  September 30, 2000 and
1999).  This represents  distributions for each applicable nine months of $33.75
per unit ($11.25 per unit for each applicable  quarter).  No distributions  were
made to the general  partners for the  quarters and nine months ended  September
30, 2000 and 1999. No amounts  distributed to the limited  partners for the nine
months  ended  September  30,  2000 and 1999,  are  required  to be or have been
treated by the  Partnership  as a return of capital for purposes of  calculating
the  limited  partners'  return on their  adjusted  capital  contributions.  The
Partnership  intends to continue to make  distributions of cash available to the
limited partners on a quarterly basis.

Long-Term Liquidity

         The  Partnership  has no long-term  debt or other  long-term  liquidity
requirements.

Results of Operations

         During the nine months ended  September 30, 1999, the  Partnership  and
its consolidated joint venture,  Caro Joint Venture,  owned and leased 32 wholly
owned Properties  (which included four Properties sold during 1999).  During the
nine months ended  September 30, 2000,  the  Partnership  and Caro Joint Venture
owned and leased 28 wholly owned Properties (which included four Properties sold
during 2000) to operators of fast-food and family-style  restaurant  chains.  In
connection  therewith,  the Partnership and Caro Joint Venture earned $1,828,545
and  $2,053,705  during  the nine  months  ended  September  30,  2000 and 1999,
respectively,  in rental  income from  operating  leases and earned  income from
direct  financing leases from these  Properties,  $612,388 and $623,728 of which
was earned during the quarters ended September 30, 2000 and 1999,  respectively.
Rental and earned income decreased by  approximately  $9,400 and $197,200 during
the quarter and nine months ended September 30, 2000, as compared to the quarter
and nine months  ended  September  30,  1999,  primarily as a result of the 1999
sales  of four  Burger  King  Properties  and the 2000  sales  of four  Popeye's
Properties.  Rental and earned income are expected to remain at reduced  amounts
while  equity in earnings of joint  ventures is expected to remain at  increased
amounts,  as described  below,  due to the fact that the Partnership  reinvested
these net sales proceeds in joint ventures or in Properties  with  affiliates of
the general partners, as tenants-in-common.

         Rental and earned  income  also  decreased  during the quarter and nine
months  ended  September  30,  2000,  by  approximately   $13,400  and  $20,100,
respectively,  due to the fact that the Partnership established an allowance for
doubtful accounts for past due rental amounts relating to the Property in Broken
Arrow,  Oklahoma,  in  accordance  with the  Partnership's  policy.  The general
partners will continue to pursue  collection of past due rental amounts and will
recognize such amounts as income if collected.

         In addition,  rental and earned  income for the quarter and nine months
ended  September  30, 2000 was lower due to the fact that during the quarter and
nine months ended September 30, 1999, the  Partnership  collected and recognized
as income  approximately  $9,400 and $28,302,  respectively,  in past due rental
amounts owed by the former tenant of the Property located in Melbourne, Florida,
for which the Partnership  had previously  established an allowance for doubtful
accounts.  The former  tenant  vacated  this  Property  in October  1997 and the
Partnership sold this Property in February 1998.

         The  decrease in rental and earned  income  during the quarter and nine
months ended  September 30, 2000, was partially  offset by an increase to rental
and earned  income  during the quarter and nine months ended  September 30, 2000
due to the fact that the Partnership collected and recognized as income past due
rental amounts for which the Partnership had previously established an allowance
for doubtful accounts,  relating to its Properties in Chester,  Pennsylvania and
Orlando, Florida.

         During  the  nine  months  ended  September  30,  2000  and  1999,  the
Partnership also earned $55,068 and $20,892,  respectively, in contingent rental
income,  $13,129  and  $4,410 of which was  earned  during  the  quarters  ended
September 30, 2000 and 1999,  respectively.  The increase in  contingent  rental
income  during  the  nine  months  ended   September  30,  2000,  was  primarily
attributable  to the fact that during the nine months ended  September 30, 2000,
the  Partnership  collected and recognized as income past due contingent  rental
amounts for which the  Partnership  had previously  established an allowance for
doubtful accounts relating to the Partnership's Property in Orlando, Florida.

         During  the  nine  months  ended  September  30,  2000  and  1999,  the
Partnership  earned  $57,057 and  $97,683,  respectively,  in interest and other
income,  $18,508  and  $58,431 of which was earned  during  the  quarters  ended
September 30, 2000 and 1999,  respectively.  Interest and other income was lower
during the quarter and nine months ended  September  30, 2000,  primarily due to
the fact that during the quarter and nine months ended  September 30, 1999,  the
Partnership  earned interest on the net sales proceeds relating to the 1999 sale
of four of the Partnership's Burger King Properties.  The Partnership reinvested
the majority of the net sales proceeds subsequent to September 30, 2000.

During the nine months ended  September  30,  1999,  the  Partnership  owned and
leased five Properties  indirectly  through joint venture  arrangements and five
Properties as  tenants-in-common  with  affiliates of the general  partners.  In
addition, during the nine months ended September 30, 2000, the Partnership owned
and leased four additional  Properties as  tenants-in-common  with affiliates of
the general  partners.  In  connection  therewith,  during the nine months ended
September  30, 2000 and 1999,  the  Partnership  earned  $467,862 and  $366,512,
respectively,  $192,974  and  $119,290 of which was earned  during the  quarters
ended  September  30, 2000 and 1999,  respectively.  The  increase in net income
earned by joint ventures  during the quarter and nine months ended September 30,
2000, was primarily due to the fact that in 1999, the Partnership reinvested the
net  sales  proceeds  it  received  from the  1999  sales  of four  Burger  King
Properties  in four  Properties  with  affiliates  of the  general  partners  as
tenants-in-common.  The increase in net income earned by joint  ventures for the
quarter and nine months ended  September 30, 2000,  was partially  offset by the
fact that during the nine months ended September 30, 2000, the lease relating to
the Property owned by Melbourne Joint Venture,  in which the Partnership  owns a
50 percent  interest,  was  amended to provide for rent  reductions  starting in
February  2000.  In  June  2000,  the  operator  of this  Property  discontinued
operations.  As a result,  during the nine months ended  September 30, 2000, the
joint venture established an allowance for doubtful accounts for past due rental
amounts. The joint venture will continue to pursue collection of past due rental
amounts  and will  recognize  such  amounts  as income if  collected.  The joint
venture will not  recognize any rental  income  relating to this Property  until
such time as the joint  venture  executes a new lease or until the  Property  is
sold and the proceeds from such sale are  reinvested in an additional  Property.
The joint  venture  is  currently  seeking a new  tenant or  purchaser  for this
Property.  In addition,  the joint venture  established an allowance for loss on
building for this Property of approximately  $219,100. The allowance represented
the difference  between the Property's net carrying value at September 30, 2000,
and the current estimated net realizable value of the Property.

         Operating expenses,  including  depreciation and amortization  expense,
were  $551,226 and $631,411  for the nine months  ended  September  30, 2000 and
1999,  respectively,  of which  $161,046 and $191,279 were  incurred  during the
quarters  ended  September  30,  2000 and 1999,  respectively.  The  decrease in
operating  expenses  during the quarter and nine months ended September 30, 2000
was  primarily  attributable  to the fact  that the  Partnership  incurred  less
transaction  costs during the quarter and nine months ended  September 30, 2000,
relating to the  general  partners  retaining  financial  and legal  advisors to
assist them in evaluating and  negotiating the proposed merger with CNL American
Properties Fund, Inc. ("APF"), due to the termination of the proposed merger, as
described  below in  "Termination  of  Merger."  In  addition,  the  decrease in
operating  expenses  during the quarter and nine months ended September 30, 2000
was partially due to a decrease in depreciation expense due to the sales of four
Burger King Properties in June 1999 and the sales of four Popeye's Properties in
September  2000. The decrease in operating  expenses during the quarter and nine
months  ended  September  30,  2000  was  partially  offset  by an  increase  in
administrative expenses for servicing the Partnership and its Properties.

         As a result of the sale of four Properties  during the quarter and nine
months ended September 30, 2000, as described above in "Capital  Resources," the
Partnership  recorded  gains  totaling   approximately  $639,800  for  financial
reporting purposes.  As a result of the sales of four Properties during the nine
months ended  September 30, 1999,  the  Partnership  recognized  gains  totaling
approximately $848,300 during the nine months ended September 30, 1999.

         During the quarter and nine months ended September 30, 2000, the tenant
in Chester,  Pennsylvania  discontinued making rental payments.  The Partnership
released the tenant from its obligation under the terms of its lease in exchange
for a termination fee from the tenant. In connection with the lease termination,
the Partnership received $175,000 as lease termination income from the tenant as
consideration of the Partnership  releasing the tenant from its obligation under
the terms of its lease.  No rental  income will be  recognized  relating to this
Property  until such time as the  Partnership  executes a new lease or until the
Property is sold and the proceeds from such sale are reinvested in an additional
Property.

Termination of Merger

         On March 1, 2000,  the  general  partners  and APF  mutually  agreed to
terminate  the  Agreement  and Plan of Merger  entered  into in March 1999.  The
general  partners are  continuing  to evaluate  strategic  alternatives  for the
Partnership,   including  alternatives  to  provide  liquidity  to  the  limited
partners.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
             RISK

         Not applicable.


<PAGE>


                           PART II. OTHER INFORMATION


Item 1.       Legal Proceedings.  Inapplicable.

Item 2.       Changes in Securities.  Inapplicable.

Item 3.       Defaults upon Senior Securities.  Inapplicable.

Item 4.       Submission of Matters to a Vote of Security Holders. Inapplicable.

Item 5.       Other Information.  Inapplicable.

Item 6.       Exhibits and Reports on Form 8-K.

             (a)  Exhibits

                  3.1      Certificate of Limited Partnership of CNL Income Fund
                           VI, Ltd.  (Included  as Exhibit  3.3 to  Registration
                           Statement No. 33-23892 on Form S-11 and  incorporated
                           herein by reference.)

                  4.1      Certificate of Limited Partnership of CNL Income Fund
                           VI, Ltd.  (Included  as Exhibit  4.2 to  Registration
                           Statement No. 33-23892 on Form S-11 and  incorporated
                           herein by reference.)

                  4.2      Agreement and  Certificate of Limited  Partnership of
                           CNL Income Fund VI, Ltd.  (Included as Exhibit 4.2 to
                           Form 10-K  filed  with the  Securities  and  Exchange
                           Commission on April 1, 1996, and incorporated  herein
                           by reference.)

                  10.1     Management  Agreement  (Included  as Exhibit  10.1 to
                           Form 10-K  filed  with the  Securities  and  Exchange
                           Commission on March 31, 1994, and incorporated herein
                           by reference.)

                  10.2     Assignment   of   Management   Agreement   from   CNL
                           Investment Company to CNL Income Fund Advisors,  Inc.
                           (Included as Exhibit 10.2 to Form 10-K filed with the
                           Securities and Exchange Commission on March 30, 1995,
                           and incorporated herein by reference.)

                  10.3     Assignment  of Management  Agreement  from CNL Income
                           Fund  Advisors,  Inc.  to  CNL  Fund  Advisors,  Inc.
                           (Included as Exhibit 10.3 to Form 10-K filed with the
                           Securities and Exchange  Commission on April 1, 1996,
                           and incorporated herein by reference.)

                  27       Financial Data Schedule (Filed herewith.)

             (b)  Reports on Form 8-K

                  No  reports on Form 8-K were filed  during the  quarter  ended
                  September 30, 2000.




<PAGE>




                                   SIGNATURES


         Pursuant to the requirements of the Securities Exchange Act of 1934, as
amended,  the  registrant has duly caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.

         DATED this 10th day of November, 2000.


                                       CNL INCOME FUND VI, LTD.

                                       By: CNL REALTY CORPORATION
                                           General Partner


                                           By:/s/ James M. Seneff, Jr.
                                              ---------------------------------
                                              JAMES M. SENEFF, JR.
                                              Chief Executive Officer
                                              (Principal Executive Officer)


                                           By:/s/ Robert A. Bourne
                                              ---------------------------------
                                              ROBERT A. BOURNE
                                              President and Treasurer
                                              (Principal Financial and
                                              Accounting Officer)