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, 2003
                                   ---------------------------------------------

                                       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
--------------------------------                --------------------------------
  (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 _____

Indicate  by check mark  whether  the  registrant  is an  accelerated  filer (as
defined in Rule 12b-2 of the Exchange Act): Yes___ No X


<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                9-12

     Item 3.    Quantitative and Qualitative Disclosures About
                    Market Risk
                   12

     Item 4.    Controls and Procedures                                12

Part II.

     Other Information                                                 13-14


<PAGE>

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

<TABLE>

                                                                            September 30,            December 31,
                                                                                 2003                    2002
                                                                          -------------------     -------------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

                              ASSETS

Real estate properties with operating leases, net                              $  14,442,238           $  14,701,960
Net investment in direct financing leases                                          1,792,578               1,835,770
Real estate held for sale                                                                 --                 472,425
Investment in joint ventures                                                       8,397,023               8,483,605
Cash and cash equivalents                                                          1,982,905               1,168,450
Receivables, less allowance for doubtful accounts of $9,774 in
   2002                                                                                9,310                 676,461
Accrued rental income, less allowance for doubtful accounts of
  $9,697, in 2003 and 2002                                                           560,692                 550,037
Other assets                                                                          38,310                  30,256
                                                                          -------------------     -------------------
                                                                               $  27,223,056           $  27,918,964
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable and accrued expenses                                           $     21,727            $     34,851
Real estate taxes payable                                                             10,902                  13,010
Distributions payable                                                                787,500                 787,500
Due to related parties                                                                17,786                  14,423
Rents paid in advance                                                                 46,554                  41,327
                                                                          -------------------     -------------------
    Total liabilities                                                                884,469                 891,111

Partners' capital                                                                 26,338,587              27,027,853
                                                                          -------------------     -------------------
                                                                               $  27,223,056           $  27,918,964
                                                                          ===================     ===================
</TABLE>
            See accompanying notes to condensed financial statements.

<PAGE>


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

<TABLE>

                                                                      Quarter Ended                 Nine Months Ended
                                                                      September 30,                   September 30,
                                                                  2003             2002            2003           2002
                                                              -------------    --------------  -------------  -------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

Revenues:
    Rental income from operating leases                          $ 473,059         $ 501,152     $1,427,218     $1,517,688
    Earned income from direct financing leases                      50,452            52,095        152,631        157,415
    Contingent rental income                                         7,673             6,282         18,442         23,445
    Interest and other income                                        1,461             2,767          1,738          9,277
                                                              -------------    --------------  -------------  -------------
                                                                   532,645           562,296      1,600,029      1,707,825
                                                              -------------    --------------  -------------  -------------
Expenses:
    General operating and administrative                            54,722            60,952        188,193        196,857
    Property related                                                14,776             3,537         21,257         49,844
    State and other taxes                                            1,128                51         46,080         28,687
    Depreciation and amortization                                   86,987            92,923        260,961        278,769
                                                              -------------    --------------  -------------  -------------
                                                                   157,613           157,463        516,491        554,157
                                                              -------------    --------------  -------------  -------------
Income Before Gain on Casualty Loss of Building and
     Equity in Earnings of Unconsolidated Joint Ventures           375,032           404,833      1,083,538      1,153,668

Gain on Casualty Loss of Building                                       --                --         12,356             --

Equity in Earnings of Unconsolidated Joint Ventures                176,396           198,605        535,681        539,032
                                                              -------------    --------------  -------------  -------------
Income from Continuing Operations                                  551,428           603,438      1,631,575      1,692,700

Discontinued Operations:
    Income from discontinued operations                                 --            28,406         41,659         93,999
                                                              -------------    --------------  -------------  -------------

Net Income                                                       $ 551,428         $ 631,844     $1,673,234     $1,786,699
                                                              =============    ==============  =============  =============

Income Per Limited Partner Unit:
    Continuing Operations                                         $   7.88          $   8.62      $   23.31      $   24.18
    Discontinued Operations                                             --              0.41           0.59           1.34
                                                              -------------    --------------  -------------  -------------

                                                                  $   7.88          $   9.03      $   23.90      $   25.52
                                                              =============    ==============  =============  =============
Weighted Average Number of Limited Partner
    Units Outstanding                                               70,000            70,000         70,000         70,000
                                                              =============    ==============  =============  =============
</TABLE>
            See accompanying notes to condensed financial statements.
<PAGE>


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

<TABLE>

                                                                           Nine Months Ended         Year Ended
                                                                             September 30,          December 31,
                                                                                  2003                  2002
                                                                          ---------------------   ------------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

General partners:
    Beginning balance                                                           $      291,598         $    291,598
    Net income                                                                              --                   --
                                                                          ---------------------   ------------------
                                                                                $      291,598         $    291,598
                                                                          ---------------------   ------------------

Limited partners:
    Beginning balance                                                               26,736,255           27,413,939
    Net income                                                                       1,673,234            2,472,316
    Distributions ($33.75 and $45.00 per
       limited partner unit, respectively)                                          (2,362,500 )         (3,150,000 )
                                                                          ---------------------   ------------------
                                                                                    26,046,989           26,736,255
                                                                          ---------------------   ------------------

Total partners' capital                                                        $    26,338,587        $  27,027,853
                                                                          =====================   ==================
</TABLE>
            See accompanying notes to condensed financial statements.
<PAGE>



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

<TABLE>

                                                                                        Nine Months Ended
                                                                                          September 30,
                                                                                     2003               2002
                                                                                 --------------     --------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

   Net Cash Provided by Operating Activities                                       $ 2,114,398        $ 2,232,266
                                                                                 --------------     --------------

Cash Flows from Investing Activities:
       Insurance proceeds for casualty loss on building                                590,132                 --
       Proceeds from sale of assets                                                    472,425                 --
       Investment in joint venture                                                          --           (247,437 )
                                                                                 --------------     --------------
             Net cash provided by (used in) investing activities                     1,062,557           (247,437 )
                                                                                 --------------     --------------
   Cash Flows from Financing Activities:
       Distributions to limited partners                                            (2,362,500 )       (2,362,500 )
       Distributions to holder of minority interest                                         --            (12,018 )
                                                                                 --------------     --------------
             Net cash used in financing activities                                  (2,362,500 )       (2,374,518 )
                                                                                 --------------     --------------

   Net Increase (Decrease) in Cash and Cash Equivalents                                814,455           (389,689 )

   Cash and Cash Equivalents at Beginning of Period                                  1,168,450          1,126,921
                                                                                 --------------     --------------

   Cash and Cash Equivalents at End of Period                                      $ 1,982,905         $  737,232
                                                                                 ==============     ==============

   Supplemental Schedule of Non-Cash Financing Activities:

       Distributions declared and unpaid at end of period                           $  787,500         $  787,500
                                                                                 ==============     ==============
</TABLE>

            See accompanying notes to condensed financial statements.
<PAGE>




                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2003 and 2002


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 the general  partners,  necessary  for a fair  statement  of the
     results  for the  interim  periods  presented.  Operating  results  for the
     quarter and nine months ended  September  30, 2003 may not be indicative of
     the results  that may be expected  for the year ending  December  31, 2003.
     Amounts as of December 31, 2002, 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, 2002.

     In January 2003, the Financial  Accounting  Standards Board ("FASB") issued
     FASB Interpretation No. 46 ("FIN 46"),  "Consolidation of Variable Interest
     Entities" to expand upon and strengthen  existing  accounting guidance that
     addresses  when a  company  should  include  the  assets,  liabilities  and
     activities  of  another  entity in its  financial  statements.  To  improve
     financial  reporting by companies  involved with variable interest entities
     (more commonly referred to as special-purpose entities or off-balance sheet
     structures),   FIN  46  requires  that  a  variable   interest   entity  be
     consolidated  by a company if that company is subject to a majority risk of
     loss from the variable interest entity's  activities or entitled to receive
     a majority of the  entity's  residual  returns or both.  Prior to FIN 46, a
     company  generally  included another entity in its  consolidated  financial
     statements only if it controlled the entity through voting  interests.  The
     consolidation requirements of FIN 46 apply immediately to variable interest
     entities,  created after January 31, 2003,  and to older  entities,  in the
     first fiscal year or interim  period  ending after  December 15, 2003.  The
     general  partners  believe  adoption of this  standard may result in either
     consolidation or additional  disclosure  requirements of the  Partnership's
     unconsolidated joint ventures,  which are currently accounted for under the
     equity method. However, such consolidation is not expected to significantly
     impact the Partnership's results of operations.

     In May 2003,  the FASB  issued FASB  Statement  No.  150,  "Accounting  for
     Certain Financial  Instruments with Characteristics of both Liabilities and
     Equity"  ("FAS  150").  FAS 150  establishes  standards  for how an  issuer
     classifies and measures certain financial  instruments with characteristics
     of both  liabilities  and equity.  FAS 150 will require issuers to classify
     certain   financial   instruments  as   liabilities   (or  assets  in  some
     circumstances)  that previously were classified as equity.  One requirement
     of FAS 150 is that  minority  interests  for  majority  owned  finite lived
     entities be  classified  as a liability  and recorded at fair market value.
     FAS 150 initially applied immediately to all financial  instruments entered
     into or modified  after May 31, 2003,  and  otherwise  was effective at the
     beginning  of the first  interim  period  beginning  after  June 15,  2003.
     Effective October 29, 2003, the FASB deferred  implementation of FAS 150 as
     it applies to minority interests of finite lived Partnerships. The deferral
     of these  provisions is expected to remain in effect while these  interests
     are  addressed  in either  Phase II of the  FASB's  Liabilities  and Equity
     project or Phase II of the FASB's Business Combinations project; therefore,
     no specific  timing for the  implementation  of these  provisions  has been
     stated.  The  implementation of the currently  effective aspects of FAS 150
     did not have an impact on the Partnership's results of operations.

<PAGE>

                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2003 and 2002


2.   Reclassification

     Certain  items  in  the  prior  year's   financial   statements  have  been
     reclassified to conform to 2003 presentation.  These  reclassifications had
     no effect on total partners' capital or net income.

3.   Real Estate Properties with Operating Leases

     In October  2002,  the building on the  property in  Marietta,  Georgia was
     destroyed  by fire and the tenant  terminated  its lease  relating  to this
     property. In March 2003, the Partnership received approximately $590,100 in
     insurance  proceeds,  resulting in a gain on casualty loss of approximately
     $12,400 during the nine months ended  September 30, 2003.  The  Partnership
     had recorded a provision  for  write-down  of assets in the  previous  year
     relating to this property.  In September 2003, the Partnership entered into
     a new lease, with a new tenant for this property.  The lease terms for this
     property are substantially  the same as the Partnership's  other leases. In
     connection with the new lease, the new tenant has agreed to construct a new
     building on the Property.

4.   Investment in Joint Ventures

     In September 2003, Show Low Joint Venture,  in which the Partnership owns a
     36% interest,  sold its vacant property in Greensboro,  North Carolina to a
     third  party and  recorded a loss on  disposal  of assets of  approximately
     $29,500. The joint venture had recorded provisions for write-down of assets
     in previous  periods  relating to this property,  including a provision for
     write-down of assets of $55,500 during the nine months ended  September 30,
     2003. The financial results for this property are reflected as Discontinued
     Operations in the condensed financial information presented below.

     Auburn Joint Venture, Asheville Joint Venture, Melbourne Joint Venture, and
     Warren Joint Venture, each own one property.  In addition,  the Partnership
     and  affiliates  as  tenants-in-common  in ten  separate  tenancy in common
     arrangements each own one property.


<PAGE>

                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2003 and 2002


4.   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>
                                                                    September 30,                    December 31,
                                                                        2003                             2002
                                                                   ----------------                 ----------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

          Real estate properties with operating                       $ 14,662,754                     $ 14,884,873
              leases, net
          Net investment in direct financing
              leases                                                     2,682,244                        2,719,398
          Real estate held for sale                                             --                          562,600
          Cash                                                             517,588                           34,613
          Receivables                                                        6,061                           30,855
          Accrued rental income                                            708,814                          635,573
          Other assets                                                         100                              444
          Liabilities                                                       10,946                            3,519
          Partners' capital                                             18,566,615                       18,864,837


                                                            Quarter Ended             Nine Months Ended September
                                                            September 30,                         30,
                                                      2003              2002             2003            2002
                                                   ------------    ----------------  -------------  ----------------

          Revenues                                   $ 501,328         $   540,501     $1,510,386      $  1,384,376
          Expenses                                     (81,737 )           (81,783 )     (232,773 )        (217,608 )
                                                   ------------    ----------------  -------------  ----------------
            Income from continuing operations          419,591             458,718      1,277,613         1,166,768
                                                   ------------    ----------------  -------------  ----------------
          Discontinued operations:
            Revenues                                        --                  --             94             6,860
            Expenses                                    (6,112 )           (17,498 )      (27,957 )         (37,923 )
            Provision for write-down of assets              --                  --        (55,500 )              --
            Loss on disposal of assets                 (29,509 )                --        (29,509 )              --
                                                   ------------    ----------------  -------------  ----------------
                                                       (35,621 )           (17,498 )     (112,872 )         (31,063 )
                                                   ------------    ----------------  -------------  ----------------

          Net Income                                 $ 383,970         $   441,220     $1,164,741      $  1,135,705
                                                   ============    ================  =============  ================
</TABLE>


     The Partnership  recognized income of $535,681 and $539,032 during the nine
     months  ended  September  30,  2003 and 2002,  respectively,  $176,396  and
     $198,605 of which were earned  during the third  quarters of 2003 and 2002,
     respectively, from these joint ventures and tenants-in-common arrangements.

5.   Discontinued Operations

     During 2002, the  Partnership  identified  and sold one property,  owned by
     Caro Joint Venture,  in which the  Partnership  owned a 66.14% interest and
     which was accounted for under the consolidation method, that was classified
     as Discontinued  Operations in the accompanying  financial  statements.  In
     January 2003, the Partnership identified another property for sale. In June
     2003, the Partnership sold this property in Broken

<PAGE>
                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                    NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2003 and 2002


5.   Discontinued Operations - Continued

     Arrow,  Oklahoma and recorded no gain or loss on disposal of assets  during
     the nine months ended  September  30, 2003.  The  Partnership  had recorded
     provisions for  write-down of assets  relating to this property in previous
     years.

     The operating  results of the discontinued  operations for these properties
     are as follows:

<TABLE>

                                                         Quarter Ended           Nine Months Ended September
                                                         September 30,                       30,
                                                      2003           2002             2003           2002
                                                  -------------  -------------   ---------------  ------------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

              Rental revenues                           $   --      $  38,719                 $     $ 125,291
                                                                                         41,884
              Expenses                                      --         (4,644 )            (225 )     (12,744 )
              Minority interest in income of
                  consolidated joint venture                --         (5,669 )              --       (18,548 )
                                                  -------------  -------------   ---------------  ------------
              Income from discontinued
                  operations                            $   --      $  28,406        $   41,659      $ 93,999
                                                  =============  =============   ===============  ============
</TABLE>

6.   Subsequent Events

     In October 2003,  Show Low Joint Venture was dissolved and the  Partnership
     received  approximately  $189,200 as its pro-rata share of the  liquidating
     distribution from the joint venture. No gain or loss was recognized related
     to the  dissolution.  The  Partnership  owned a 36%  interest in this joint
     venture.

     In October 2003,  Chevy's,  Inc.,  the tenant of the property in Vancouver,
     Washington which the Partnership owns as tenants-in-common  with affiliates
     of the general partners,  filed for Chapter 11 bankruptcy  protection.  The
     Partnership  owns a 23.04%  interest  in this  property.  As of November 7,
     2003, Chevy's,  Inc. had neither rejected nor affirmed the lease related to
     this property.

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  triple-net  leases,  with the lessees  generally
responsible  for all repairs and  maintenance,  property taxes,  insurance,  and
utilities.  As of  September  30,  2002,  the  Partnership  owned 25  Properties
directly and 15 Properties indirectly through joint venture or tenancy in common
arrangements.  As of September  30, 2003,  the  Partnership  owned 23 Properties
directly and 14 Properties indirectly through joint venture or tenancy in common
arrangements.

Capital Resources

        Cash from operating  activities was $2,114,398 for the nine months ended
September 30, 2003,  as compared to  $2,232,266  during the same period of 2002.
Other  sources and uses of cash  included the  following  during the nine months
ended September 30, 2003.

        In October 2002,  the building on the Property in Marietta,  Georgia was
destroyed by fire and the tenant  terminated its lease relating to the Property.
In March 2003, the  Partnership  collected  approximately  $590,100 in insurance
proceeds relating to this Property, resulting in a gain of approximately $12,400
during the nine months ended September 30, 2003. The Partnership  intends to use
these proceeds to either invest in an additional  Property or pay liabilities of
the Partnership as needed.

        In June  2003,  the  Partnership  sold its  Property  in  Broken  Arrow,
Oklahoma,  to a third party and  received  net sales  proceeds of  approximately
$472,400,  resulting  in no gain or loss on disposal  of assets  during the nine
months ended  September 30, 2003. The  Partnership  had recorded  provisions for
write-down of assets in previous years relating to this asset.  The  Partnership
intends  to  reinvest  these  proceeds  in an  additional  Property  or  to  pay
liabilities of the Partnership as needed.

        In September 2003, Show Low Joint Venture, in which the Partnership owns
a 36% interest, sold its Property in Greensboro, North Carolina to a third party
and received net sales proceeds of approximately  $468,900,  resulting in a loss
to the joint venture of  approximately  $29,500.  The joint venture had recorded
provisions  for  write-down  of assets  relating  to this  Property  in previous
periods,  including a provision for  write-down of assets of $55,500  during the
nine months ended September 30, 2003. In October 2003, the Partnership  received
approximately  $189,200 as its pro-rata  share of the  liquidating  distribution
from the joint venture.  The Partnership intends to use these proceeds to either
invest in an additional Property or pay liabilities of the Partnership.

        At September 30, 2003, the  Partnership  had $1,982,905 in cash and cash
equivalents,  as compared to  $1,168,450  at December 31, 2002. At September 30,
2003, these funds were held in demand deposit accounts at commercial  banks. The
increase in cash and cash  equivalents  at September  30,  2003,  as compared to
December 31, 2002,  was due to the  Partnership  holding the sales proceeds from
the sale of the Property in Broken  Arrow,  Oklahoma  and holding the  insurance
proceeds relating to the casualty loss on the Property in Marietta, Georgia. The
funds remaining at September 30, 2003,  after the payment of  distributions  and
other liabilities,  will be used to invest in an additional Property and to meet
the Partnership's working capital needs.

        In October 2003, Chevy's, Inc., the tenant of the Property in Vancouver,
Washington  which the Partnership owns as  tenants-in-common  with affiliates of
the  general  partners,   filed  for  Chapter  11  bankruptcy  protection.   The
Partnership  owns a 23.04%  interest in this  Property.  As of November 7, 2003,
Chevy's,  Inc.  had neither  rejected  nor  affirmed  the lease  related to this
Property.  The lost  revenues that would result if the lease were to be rejected
will have an adverse  effect on the equity in earnings of joint  ventures of the
Partnership  if the  tenancy  in  common  is not  able to  re-lease  or sell the
Property in a timely manner.
<PAGE>


Short-Term Liquidity

        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  generate  net cash flow in
excess of operating expenses.

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

        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.

        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 current and anticipated  future cash from  operations,  the Partnership
declared  distributions  to limited  partners of $2,362,500 for each of the nine
months ended  September  30, 2003 and 2002,  ($787,500  for each of the quarters
ended September 30, 2003 and 2002). This represents  distributions of $33.75 per
unit for each of the nine months ended September 30, 2003 and 2002,  ($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, 2003 and 2002. No
amounts  distributed to the limited partners for the nine months ended September
30, 2003 and 2002 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 for distribution to the limited partners on
a quarterly basis.

        Total liabilities,  including  distributions  payable,  were $884,469 at
September  30, 2003,  as compared to $891,111 at December 31, 2002.  The general
partners  believe that the  Partnership  has sufficient cash on hand to meet its
current working capital needs.

Long-Term Liquidity

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

Results of Operations

        Total  rental  revenues  were  $1,579,849  during the nine months  ended
September 30, 2003,  as compared to  $1,675,103  during the same period of 2002,
$523,511 and $553,247 of which were earned during the third quarters of 2003 and
2002,  respectively.  Rental  revenues  were lower  during the  quarter and nine
months ended September 30, 2003 because the Partnership stopped recording rental
revenues in October 2002 when the building on the Property in Marietta,  Georgia
was  destroyed  by fire and the tenant  terminated  the lease  relating  to this
Property.  In March 2003, the  Partnership  received  approximately  $590,100 in
insurance  proceeds and intends to use these proceeds to invest in an additional
Property  or  pay  liabilities  of  the  Partnership.  In  September  2003,  the
Partnership entered into a new lease, with a new tenant, for this Property.  The
lease terms for this Property are  substantially  the same as the  Partnership's
other  leases.  In connection  with the new lease,  the new tenant has agreed to
construct  a new  building  on the  Property.  Construction  of the  building is
expected to be  completed  early in 2004,  at which point  rental  payments  are
expected to commence.

        During  2002,  a tenant,  Loco  Lupe's  of  Hermitage,  Inc.,  filed for
bankruptcy.  In June  2003,  the tenant  affirmed  the one lease it has with the
Partnership. The Partnership has continued receiving rental payments relating to
this lease.

        The Partnership  also earned $18,442 in contingent  rental income during
the nine months ended September 30, 2003, as compared to $23,445 during the same
period of 2002, $7,673 and $6,282 of which were earned during the third quarters
of 2003 and 2002, respectively.
<PAGE>

        The Partnership  also earned $535,681  attributable to net income earned
by  unconsolidated  joint  ventures  during the nine months ended  September 30,
2003,  as  compared to $539,032  during the same  period of 2002,  $176,396  and
$198,605  of which  were  earned  during  the third  quarters  of 2003 and 2002,
respectively.  Net income earned by joint  ventures was lower during the quarter
and nine months ended September 30, 2003, because Houlihan's  Restaurant,  Inc.,
which leased the Property owned by Show Low Joint Venture,  filed for bankruptcy
and rejected the lease  relating to this  Property in January 2002. As a result,
the  joint  venture,  in which  the  Partnership  owns a 36%  interest,  stopped
recording  rental revenues  relating to this Property.  In addition,  during the
nine  months  ended  September  30,  2003,  Show Low Joint  Venture  recorded  a
provision for  write-down of assets of $55,500  relating to this  Property.  The
provision  represented the difference  between the Property's net carrying value
and its estimated  fair value.  In September  2003,  the joint venture sold this
vacant   Property  to  a  third  party  and  recorded  an  additional   loss  of
approximately  $29,500.  In October 2003, the joint venture was  dissolved.  The
Partnership  intends to use these proceeds to either invest in another  Property
or to pay liabilities of the  Partnership.  The decrease in net income earned by
unconsolidated  joint  ventures  was  partially  offset  by the  fact  that  the
Partnership  acquired two Properties in June 2002, each as a separate tenancy in
common arrangement with CNL Income Fund XI, Ltd., a Florida limited  partnership
and an affiliate of the general partners.

        Operating  expenses,  including  depreciation and amortization  expense,
were  $516,491  during the nine months ended  September 30, 2003, as compared to
$554,157  during the same period of 2002,  $157,613  and  $157,463 of which were
incurred  during the third  quarters of 2003 and 2002,  respectively.  Operating
expenses  were higher during the nine months ended  September 30, 2002,  because
the  Partnership  elected to reimburse the tenant of the  Properties in El Paso,
and Amarillo,  Texas for certain  renovation  costs.  In addition,  depreciation
expense decreased during the quarter and nine months ended September 30, 2003 as
a result of the building on the Property in Marietta, Georgia being destroyed by
fire in October 2002. The decrease in operating expenses was partially offset by
an  increase  in state  tax  expense  relating  to  several  states in which the
Partnership  conducts  business.  During  the  quarter  and  nine  months  ended
September 30, 2002 and 2003 the Partnership  incurred  certain  property related
expenses, such as legal fees, repairs and maintenance, insurance and real estate
taxes relating to vacant Properties.  In May 2002, the Partnership  assigned the
lease  relating  to  one of the  two  vacant  Properties  to a new  tenant.  The
Partnership  did not incur any  additional  expenses  relating to this  Property
after  the  assignment  of the  lease  had  occurred.  In  September  2003,  the
Partnership  entered  into a new lease for the  remaining  vacant  Property,  as
described above. The new tenant is responsible for real estate taxes, insurance,
and  maintenance  relating to the Property in  accordance  with the terms of its
lease;  therefore,  the general  partners do not anticipate the Partnership will
incur these expenses for this Property in the future.

        In March 2003, the Partnership  received  insurance proceeds relating to
the Property in Marietta, Georgia that was destroyed by fire in October 2002, as
described above. As a result,  the Partnership  recorded a gain of approximately
$12,400 during the nine months ended September 30, 2003.

        During the year ended December 31, 2002, the Partnership  identified and
sold one Property, owned by Caro Joint Venture, in which the Partnership owned a
66.14%  interest and  accounted  for under the  consolidation  method,  that was
classified as Discontinued  Operations in the accompanying financial statements.
In addition,  in January 2003, the Partnership  identified for sale its Property
in Broken Arrow,  Oklahoma. The Partnership recognized net rental income (rental
revenues  less  Property  related  expenses)  of $28,406 and $93,999  during the
quarter and nine months  ended  September  30, 2002,  respectively,  relating to
these two Properties.  In June 2003, the Partnership sold the Property in Broken
Arrow,  Oklahoma  and  recorded  no  gain or loss on  disposal  of  assets.  The
Partnership  had recorded  provisions for write-down of assets in previous years
relating to this  Property.  The  Partnership  recognized  net rental  income of
$41,659  during the nine  months  ended  September  30,  2003,  relating to this
Property.

        In September 2003, Show Low Joint Venture, in which the Partnership owns
a 36% interest,  sold its Property in Greensboro,  North Carolina,  as described
above.  The  financial  results  relating to this  Property  were  classified as
Discontinued Operations in the combined, condensed financial information for the
joint  ventures and the properties  held as  tenants-in-common  with  affiliates
reported  in  the  footnotes  to  the  accompanying  financial  statements.  The
Partnership's pro-rata share of these amounts was included in equity in earnings
of unconsolidated joint ventures in the accompanying financial statements.
<PAGE>

        In January  2003,  the Financial  Accounting  Standards  Board  ("FASB")
issued  FASB  Interpretation  No.  46 ("FIN  46"),  "Consolidation  of  Variable
Interest Entities" to expand upon and strengthen  existing  accounting  guidance
that  addresses  when a company  should  include  the  assets,  liabilities  and
activities of another entity in its financial  statements.  To improve financial
reporting by companies  involved with variable  interest entities (more commonly
referred to as special-purpose entities or off-balance sheet structures), FIN 46
requires that a variable  interest  entity be  consolidated by a company if that
company  is  subject  to a  majority  risk of loss  from the  variable  interest
entity's  activities or entitled to receive a majority of the entity's  residual
returns or both. Prior to FIN 46, a company generally included another entity in
its consolidated  financial  statements only if it controlled the entity through
voting interests. The consolidation  requirements of FIN 46 apply immediately to
variable  interest  entities  created  after  January  31,  2003,  and to  older
entities,  in the first fiscal year or interim  period ending after December 15,
2003.  The general  partners  believe  adoption of this  standard  may result in
either consolidation or additional disclosure  requirements of the Partnership's
unconsolidated  joint  ventures,  which are  currently  accounted  for under the
equity method.  However,  such  consolidation  is not expected to  significantly
impact the Partnership's results of operations.

        In May 2003,  the FASB issued FASB  Statement No. 150,  "Accounting  for
Certain  Financial  Instruments  with  Characteristics  of both  Liabilities and
Equity" ("FAS 150"). FAS 150 establishes  standards for how an issuer classifies
and  measures  certain  financial   instruments  with  characteristics  of  both
liabilities  and  equity.  FAS 150 will  require  issuers  to  classify  certain
financial  instruments as  liabilities  (or assets in some  circumstances)  that
previously  were  classified  as  equity.  One  requirement  of FAS  150 is that
minority  interests for majority  owned finite lived entities be classified as a
liability  and  recorded  at  fair  market  value.  FAS  150  initially  applied
immediately to all financial  instruments entered into or modified after May 31,
2003,  and otherwise was effective at the beginning of the first interim  period
beginning  after June 15, 2003.  Effective  October 29, 2003,  the FASB deferred
implementation  of FAS 150 as it applies to minority  interests  of finite lived
Partnerships.  The deferral of these  provisions is expected to remain in effect
while these interests are addressed in either Phase II of the FASB's Liabilities
and  Equity  project or Phase II of the FASB's  Business  Combinations  project;
therefore,  no specific timing for the  implementation  of these  provisions has
been stated.  The  implementation of the currently  effective aspects of FAS 150
did not have an impact on the Partnership's results of operations.

ITEM 3.       QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


ITEM 4.       CONTROLS AND PROCEDURES

        The  general  partners  maintain  a  set  of  disclosure   controls  and
procedures  designed to ensure that information  required to be disclosed in the
Partnership's  filings  under the  Securities  Exchange Act of 1934 is recorded,
processed,  summarized  and reported  within the time  periods  specified in the
Securities and Exchange  Commission's  rules and forms. The principal  executive
and  financial  officers of the  corporate  general  partner have  evaluated the
Partnership's  disclosure  controls and  procedures  as of the end of the period
covered  by this  Quarterly  Report on Form 10-Q and have  determined  that such
disclosure controls and procedures are effective.

        There was no change in internal  control over  financial  reporting that
occurred during the most recent fiscal quarter that has materially affected,  or
is  reasonably  likely to materially  affect,  internal  control over  financial
reporting.
<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.)

               10.4      Assignment  of  Management   Agreement  from  CNL  Fund
                         Advisors,  Inc. to CNL APF Partners,  LP.  (Included as
                         Exhibit  10.4 to Form 10-Q  filed  with the  Securities
                         Exchange Commission on August 9, 2001, and incorporated
                         herein by reference).

               10.5      Assignment  of  Management   Agreement   from  CNL  APF
                         Partners,  LP to CNL Restaurants  XVIII, Inc. (Included
                         as Exhibit 10.5 to Form 10-Q filed with the  Securities
                         and  Exchange   Commission  on  August  13,  2002,  and
                         incorporated herein by reference.)

               31.1      Certification  of Chief Executive  Officer of Corporate
                         General  Partner  Pursuant  to Rule  13a-14 as  Adopted
                         Pursuant  to Section 302 of the  Sarbanes-Oxley  Act of
                         2002.  (Filed  herewith.)

               31.2      Certification  of Chief Financial  Officer of Corporate
                         General  Partner  Pursuant  to Rule  13a-14 as  Adopted
                         Pursuant  to Section 302 of the  Sarbanes-Oxley  Act of
                         2002. (Filed herewith.)
<PAGE>

               32.1      Certification  of Chief Executive  Officer of Corporate
                         General Partner  Pursuant to 18 U.S.C.  Section 1350 as
                         Adopted  Pursuant to Section 906 of the  Sarbanes-Oxley
                         Act of 2002. (Filed herewith.)

               32.2      Certification  of Chief Financial  Officer of Corporate
                         General Partner  Pursuant to 18 U.S.C.  Section 1350 as
                         Adopted  Pursuant to Section 906 of the  Sarbanes-Oxley
                         Act of 2002. (Filed herewith.)

        (b)    Reports on Form 8-K

               No  reports  on Form 8-K were  filed  during  the  quarter  ended
               September 30, 2003.

<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 November, 2003.


                                        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)

<PAGE>


                                  EXHIBIT INDEX


Exhibit Number

            (c)  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.)

                 10.4       Assignment  of  Management  Agreement  from CNL Fund
                            Advisors, Inc. to CNL APF Partners, LP. (Included as
                            Exhibit 10.4 to Form 10-Q filed with the  Securities
                            Exchange   Commission   on  August  9,   2001,   and
                            incorporated herein by reference).

                 10.5       Assignment  of  Management  Agreement  from  CNL APF
                            Partners,   LP  to  CNL  Restaurants   XVIII,   Inc.
                            (Included  as  Exhibit  10.5 to Form 10-Q filed with
                            the Securities and Exchange Commission on August 13,
                            2002, and incorporated herein by reference.)

                 31.1       Certification   of  Chief   Executive   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley Act of 2002. (Filed herewith.)

                 31.2       Certification   of  Chief   Financial   Officer   of
                            Corporate General Partner Pursuant to Rule 13a-14 as
                            Adopted    Pursuant    to   Section   302   of   the
                            Sarbanes-Oxley Act of 2002. (Filed herewith.)

                 32.1       Certification   of  Chief   Executive   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)

                 32.2       Certification   of  Chief   Financial   Officer   of
                            Corporate  General  Partner  Pursuant  to 18  U.S.C.
                            Section  1350 as Adopted  Pursuant to Section 906 of
                            the Sarbanes-Oxley Act of 2002. (Filed herewith.)

<PAGE>

                                                             EXHIBIT 31.1

<PAGE>

                                                             EXHIBIT 31.2

<PAGE>



                                                             EXHIBIT 32.1

<PAGE>



                                                             EXHIBIT 32.2