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 March 31, 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         5-6

     Item 2.      Management's Discussion and Analysis of Financial
                      Condition and Results of Operations             7-9

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk                                     9

     Item 4.      Controls and Procedures                             9

Part II.

     Other Information                                                10-11




<PAGE>


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

<TABLE>
<CAPTION>

                                                                              March 31,              December 31,
                                                                                 2003                    2002
                                                                          -------------------     -------------------

 <c>
                              ASSETS

Real estate properties with operating leases, net                              $  14,615,386           $  14,701,960
Net investment in direct financing leases                                          1,821,794               1,835,770
Real estate held for sale                                                            470,738                 472,425
Investment in joint ventures                                                       8,451,442               8,483,605
Cash and cash equivalents                                                          1,787,229               1,168,450
Receivables, less allowance for doubtful accounts
    of $9,774 in 2002                                                                     65                 676,461
Accrued rental income, less allowance for doubtful
    accounts of $9,697, in 2003 and 2002                                             552,734                 550,037
Other assets                                                                          14,221                  30,256
                                                                          -------------------     -------------------

                                                                               $  27,713,609           $  27,918,964
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                $     49,146            $     34,851
Real estate taxes payable                                                              5,372                  13,010
Distributions payable                                                                787,500                 787,500
Due to related parties                                                                16,468                  14,423
Rents paid in advance and deposits                                                    63,229                  41,327
                                                                          -------------------     -------------------
    Total liabilities                                                                921,715                 891,111

Commitment (Note 5)

Partners' capital                                                                 26,791,894              27,027,853
                                                                          -------------------     -------------------

                                                                               $  27,713,609           $  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>
<CAPTION>


                                                                                         Quarter Ended
                                                                                           March 31,
                                                                                    2003               2002
                                                                                --------------    ---------------

 <c>
  Revenues:
      Rental income from operating leases                                          $  481,093         $  508,268
      Earned income from direct financing leases                                       51,298             52,845
      Contingent rental income                                                          3,430              9,775
      Interest and other income                                                            31              2,703
                                                                                --------------    ---------------
                                                                                      535,852            573,591
                                                                                --------------    ---------------

  Expenses:
      General operating and administrative                                             72,925             76,016
      Property expenses                                                                 1,290              3,958
      State and other taxes                                                            44,952             28,463
      Depreciation and amortization                                                    86,987             92,923
                                                                                --------------    ---------------
                                                                                      206,154            201,360
                                                                                --------------    ---------------

  Income Before Gain on Casualty Loss of Building, Minority
       Interest in Income of Consolidated Joint Venture, and
       Equity in Earnings of Unconsolidated Joint Ventures                            329,698            372,231

  Gain on Casualty Loss of Building                                                    12,356                 --

  Equity in Earnings of Unconsolidated Joint Ventures                                 189,734            169,719
                                                                                --------------    ---------------

  Income from Continuing Operations                                                   531,788            541,950

  Discontinued Operations:
      Income from discontinued operations                                              19,753             32,365
                                                                                --------------    ---------------

  Net Income                                                                       $  551,541         $  574,315
                                                                                ==============    ===============

  Income Per Limited Partner Unit:
      Continuing Operations                                                         $    7.60          $    7.74
      Discontinued Operations                                                            0.28               0.46
                                                                                --------------    ---------------

            Total                                                                   $    7.88          $    8.20
                                                                                ==============    ===============

  Weighted Average Number of Limited Partner
      Units Outstanding                                                                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>
<CAPTION>

                                                                             Quarter Ended           Year Ended
                                                                               March 31,            December 31,
                                                                                  2003                  2002
                                                                           -------------------    ------------------

 <c>
General partners:
    Beginning balance                                                            $    291,599          $    291,599
    Net income                                                                             --                    --
                                                                           -------------------    ------------------
                                                                                      291,599               291,599
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              26,736,254            27,413,938
    Net income                                                                        551,541             2,472,316
    Distributions ($11.25 and $45.00 per
       limited partner unit, respectively)                                           (787,500 )          (3,150,000 )
                                                                           -------------------    ------------------
                                                                                   26,500,295            26,736,254
                                                                           -------------------    ------------------

Total partners' capital                                                        $   26,791,894         $  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>
<CAPTION>
                                                                                          Quarter Ended
                                                                                            March 31,
                                                                                     2003               2002
                                                                                 --------------     --------------

 <c>
   Increase (Decrease) in Cash and Cash Equivalents

       Net Cash Provided by Operating Activities                                    $  816,147         $  823,097
                                                                                 --------------     --------------

       Cash Flows from Investing Activities:
          Insurance proceeds for casualty loss on building                             590,132                 --
                                                                                 --------------     --------------

                 Net cash provided by investing activities                             590,132                 --
                                                                                 --------------     --------------

       Cash Flows from Financing Activities:
          Distributions to limited partners                                           (787,500 )         (787,500 )
          Distributions to holder of minority interest                                      --             (4,125 )
                                                                                 --------------     --------------
                 Net cash used in financing activities                                (787,500 )         (791,625 )
                                                                                 --------------     --------------

   Net Increase in Cash and Cash Equivalents                                           618,779             31,472

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

   Cash and Cash Equivalents at End of Quarter                                     $ 1,787,229        $ 1,158,393
                                                                                 ==============     ==============

   Supplemental Schedule of Non-Cash Financing
       Activities:

          Distributions declared and unpaid at end of
             quarter                                                                $  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 Ended March 31, 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 to a fair
         statement of the results for the interim periods  presented.  Operating
         results for the quarter  ended March 31, 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,  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.  Consolidation  of variable  interest  entities will provide
         more complete information about the resources,  obligations,  risks and
         opportunities   of  the   consolidated   company.   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  beginning  after June 15,  2003.  The
         general partners believe adoption of this standard may result in either
         consolidation or additional disclosure requirements with respect to the
         Partnership's  unconsolidated  joint  ventures or properties  held with
         affiliates  of the  general  partners as  tenants-in-common,  which are
         currently  accounted  for  under  the  equity  method.   However,  such
         consolidation is not expected to significantly impact the Partnership's
         results of operations.

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.  As a  result,  the  Partnership  recorded  a  provision  for
         write-down of assets of approximately  $73,600 as of December 31, 2002.
         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 quarter ended March 31, 2003.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2003 and 2002


4.       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 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. The
         Partnership  recorded  provisions for write-down of assets  relating to
         this property in previous years.

         The  operating  results of the  discontinued  operations  for the above
         properties are as follows:
<TABLE>
<CAPTION>

                                                                         Quarter Ended March 31,
                                                                       2003                    2002
                                                                 ------------------       ---------------

 <c>
          Rental revenues                                              $    19,978            $   42,037
          Other income                                                          --                 1,090
          Expenses                                                            (225 )              (4,449 )
          Minority interest in income of consolidated joint
             venture                                                            --                (6,313 )
                                                                 ------------------       ---------------
          Income from discontinued operations                          $    19,753            $   32,365
                                                                 ==================       ===============
</TABLE>

5.       Commitment:
         -----------

         In January 2003, the Partnership entered into an agreement with a third
         party to sell the property in Broken Arrow, Oklahoma.



<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  (the  "Properties"),  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  March  31,  2002,  the  Partnership  owned 24
Properties  directly  and 14  Properties  indirectly  through  joint  venture or
tenancy in common  arrangements.  As of March 31, 2003, the Partnership owned 24
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common arrangements.

Capital Resources

         Cash from  operating  activities  was  $816,147  and  $823,097  for the
quarters ended March 31, 2003 and 2002, respectively.  The decrease in cash from
operating activities during the quarter ended March 31, 2003, as compared to the
same period of 2002 was the result of changes in income and expenses.

         Other  sources  and uses of cash  included  the  following  during  the
quarter ended March 31, 2003.

         In October 2002, the building on the Property in Marietta,  Georgia was
destroyed  by fire.  In March  2003,  the  Partnership  collected  approximately
$590,100 in insurance proceeds relating to this Property, resulting in a gain on
casualty loss of approximately  $12,400 during the quarter ended March 31, 2003.
The Partnership intends to use these proceeds to either construct a new building
or to invest in an additional Property.

         At March 31, 2003,  the  Partnership  had  $1,787,229  in cash and cash
equivalents,  as compared to $1,168,450 at December 31, 2002.  This increase was
primarily a result of the  Partnership  holding sales proceeds and the insurance
proceeds at March 31, 2003.  The funds  remaining  at March 31, 2003,  after the
payment  of  distributions  and  other  liabilities,  will be used to  invest in
additional Properties and to meet the Partnership's working capital needs.

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.

         Total liabilities of the Partnership,  including distributions payable,
were  $921,715 at March 31, 2003,  as compared to $891,111 at December 31, 2002.
The increase in  liabilities  at March 31, 2003 was primarily due to an increase
in accounts  payable and rents paid in advance at March 31, 2003, as compared to
December  31,  2002.  The general  partners  believe  that the  Partnership  has
sufficient cash on hand to meet its current working capital needs.

         In January 2003, the Partnership entered into an agreement with a third
party  to sell  the  Property  in  Broken  Arrow,  Oklahoma.  As a  result,  the
Partnership  reclassified  the assets  relating to this  Property to real estate
held for sale. As of May 5, 2003, the sale had not occurred.

         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 cash from operations, the Partnership declared distributions to
limited  partners of $787,500 for each of the quarters  ended March 31, 2003 and
2002.  This represents  distributions  of $11.25 per unit for the quarters ended
March 31, 2003 and 2002. No distributions  were made to the general partners for
the  quarters  ended  March 31,  2003 and 2002.  No amounts  distributed  to the
limited  partners for the quarters ended March 31, 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.

Long-Term Liquidity

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

Results of Operations

         Total rental  revenues were $532,391 during the quarter ended March 31,
2003, as compared to $561,113  during the same period of 2002.  Rental  revenues
were lower  during the  quarter  ended March 31,  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 construct a new building or invest in an additional Property.

         During  2002,  a tenant,  Loco  Lupe's of  Hermitage,  Inc.,  filed for
bankruptcy.  As of May 5, 2003, the Partnership has continued  receiving  rental
payments  relating to this  lease.  While the tenant has  neither  rejected  nor
affirmed  the one lease it has with the  Partnership,  there can be no assurance
that the lease will not be rejected in the future.  The lost revenues that would
result if the tenant  rejects  this  lease  will have an  adverse  effect on the
results  of  operations  of the  Partnership  if the  Partnership  is  unable to
re-lease the Property in a timely manner.

         The Partnership also earned $189,734  attributable to net income earned
by joint  ventures  during the  quarter  ended  March 31,  2003,  as compared to
$169,719 during the same period of 2002. Net income earned by joint ventures was
higher during the quarter ended March 31, 2003,  because subsequent to March 31,
2002, the  Partnership  acquired two Properties,  each as a separate  tenancy in
common arrangement with CNL Income Fund XI, Ltd., a Florida limited  partnership
and an affiliate of general partners. The increase in net income earned by joint
ventures  was  partially  offset  by  the  fact  that  during  2002,  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.  As a
result, the joint venture, in which the Partnership owns a 36% interest, stopped
recording rental revenues relating to this Property. The lost revenues resulting
from this vacant Property and the Property in Marietta, Georgia will continue to
have an adverse effect on the results of operations of the Partnership until the
Properties are re-leased or sold.

         Operating expenses,  including  depreciation and amortization  expense,
were  $206,154  during the quarter ended March 31, 2003, as compared to $201,360
during  the same  period of 2002.  Operating  expenses  were  higher  during the
quarter  ended  March 31,  2003,  due to an  increase in the amount of state tax
expense relating to several states in which the Partnership  conducts  business.
The increase in operating  expenses during the quarter ended March 31, 2003, was
partially offset by a decrease in the costs incurred for administrative expenses
for servicing the  Partnership and its Properties and a decrease in depreciation
expense as a result of the building on the Property in Marietta,  Georgia  being
destroyed by fire in October 2002.

         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 on casualty loss
of building of $12,356 during the quarter ended March 31, 2003.





<PAGE>


         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. As a result, the Partnership  reclassified this asset
from real estate  properties with operating leases to real estate held for sale.
The reclassified  asset was recorded at the lower of its carrying amount or fair
value,  less cost to sell. The Partnership  recognized net rental income (rental
revenues less Property  related  expenses),  of $32,365 during the quarter ended
March 31, 2002 relating to these two Properties.  The Partnership recognized net
rental income of $19,753  during the quarter  ended March 31, 2003,  relating to
the Property in Broken Arrow,  Oklahoma. The Partnership recorded provisions for
write-down of assets in previous years  relating to this Property.  As of May 5,
2003, the Partnership had not sold this Property.

         In January  2003,  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.  Consolidation of variable
interest  entities will provide more complete  information  about the resources,
obligations,   risks  and  opportunities  of  the  consolidated   company.   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  beginning  after  June 15,  2003.  The  general
partners believe adoption of this standard may result in either consolidation or
additional   disclosure   requirements   with   respect  to  the   Partnership's
unconsolidated  joint ventures or Properties held with affiliates of the general
partners  as  tenants-in-common,  which are  currently  accounted  for under the
equity method.  However,  such  consolidation  is not expected to  significantly
impact 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  within 90 days prior to the
filing  of this  Quarterly  Report on Form  10-Q and have  determined  that such
disclosure controls and procedures are effective.

         Subsequent to the above evaluation,  there were no significant  changes
in internal  controls or other  factors  that could  significantly  affect these
controls,   including  any   corrective   actions  with  regard  to  significant
deficiencies and material weaknesses.



<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.)

                      99.1    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.)

                      99.2    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 March 31, 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 6th day of May, 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>


                    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


         I, James M.  Seneff,  Jr.,  the Chief  Executive  Officer of CNL Realty
Corporation,  the  corporate  general  partner of CNL Income Fund VI, Ltd.  (the
"registrant"), certify that:

         1.  I  have  reviewed  this  quarterly  report  on  Form  10-Q  of  the
             registrant;

         2.  Based on my knowledge,  this quarterly  report does not contain any
             untrue  statement  of a  material  fact or omit to state a material
             fact  necessary  to make  the  statements  made,  in  light  of the
             circumstances under which such statements were made, not misleading
             with respect to the period covered by this quarterly report;

         3.  Based  on  my  knowledge,  the  financial  statements,   and  other
             financial  information  included in this quarterly  report,  fairly
             present in all material respects the financial  condition,  results
             of operations  and cash flows of the registrant as of, and for, the
             periods presented in this quarterly report;

         4.  The registrant's other certifying officer and I are responsible for
             establishing and maintaining disclosure controls and procedures (as
             defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
             and we have:

                 a. designed such  disclosure  controls and procedures to ensure
                    that  material   information  relating  to  the  registrant,
                    including its consolidated subsidiaries, is made known to us
                    by others  within those  entities,  particularly  during the
                    period in which this quarterly report is being prepared;

                 b. evaluated the  effectiveness of the registrant's  disclosure
                    controls and procedures as of a date within 90 days prior to
                    the filing date of this  quarterly  report (the  "Evaluation
                    Date"); and

                 c. presented in this quarterly report our conclusions about the
                    effectiveness  of the  disclosure  controls  and  procedures
                    based on our evaluation as of the Evaluation Date;

         5.  The  registrant's  other  certifying  officer and I have disclosed,
             based on our most recent evaluation,  to the registrant's  auditors
             and the audit  committee of  registrant's  board of  directors  (or
             persons  performing the equivalent  function):

                 a. all  significant  deficiencies in the design or operation of
                    internal   controls   which  could   adversely   affect  the
                    registrant's  ability  to  record,  process,  summarize  and
                    report   financial   data  and  have   identified   for  the
                    registrant's  auditors any material  weaknesses  in internal
                    controls; and

                 b. any fraud, whether or not material, that involves management
                    or  other  employees  who  have a  significant  role  in the
                    registrant's internal controls; and

         6.  The registrant's  other certifying  officer and I have indicated in
             this quarterly report whether or not there were significant changes
             in internal  controls or in other factors that could  significantly
             affect internal controls  subsequent to the date of our most recent
             evaluation,   including  any  corrective  actions  with  regard  to
             significant deficiencies and material weaknesses.

Date: May 6, 2003


/s/ James M. Seneff, Jr.
---------------------------
James M. Seneff, Jr.
Chief Executive Officer

<page>
                    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

         I, Robert A. Bourne, President and Treasurer of CNL Realty Corporation,
the corporate  general  partner of CNL Income Fund VI, Ltd.  (the  "registrant")
certify that:

         1.  I  have  reviewed  this  quarterly  report  on  Form  10-Q  of  the
             registrant;

         2.  Based on my knowledge,  this quarterly  report does not contain any
             untrue  statement  of a  material  fact or omit to state a material
             fact  necessary  to make  the  statements  made,  in  light  of the
             circumstances under which such statements were made, not misleading
             with respect to the period covered by this quarterly report;

         3.  Based  on  my  knowledge,  the  financial  statements,   and  other
             financial  information  included in this quarterly  report,  fairly
             present in all material respects the financial  condition,  results
             of operations  and cash flows of the registrant as of, and for, the
             periods presented in this quarterly report;

         4.  The registrant's other certifying officer and I are responsible for
             establishing and maintaining disclosure controls and procedures (as
             defined in Exchange Act Rules 13a-14 and 15d-14) for the registrant
             and we have:

                 a. designed such  disclosure  controls and procedures to ensure
                    that  material   information  relating  to  the  registrant,
                    including its consolidated subsidiaries, is made known to us
                    by others  within those  entities,  particularly  during the
                    period in which this quarterly report is being prepared;

                 b. evaluated the  effectiveness of the registrant's  disclosure
                    controls and procedures as of a date within 90 days prior to
                    the filing date of this  quarterly  report (the  "Evaluation
                    Date"); and

                 c. presented in this quarterly report our conclusions about the
                    effectiveness  of the  disclosure  controls  and  procedures
                    based on our evaluation as of the Evaluation Date;

         5.  The  registrant's  other  certifying  officer and I have disclosed,
             based on our most recent evaluation,  to the registrant's  auditors
             and the audit  committee of  registrant's  board of  directors  (or
             persons performing the equivalent function):

                 a. all  significant  deficiencies in the design or operation of
                    internal   controls   which  could   adversely   affect  the
                    registrant's  ability  to  record,  process,  summarize  and
                    report   financial   data  and  have   identified   for  the
                    registrant's  auditors any material  weaknesses  in internal
                    controls;  and

                 b. any fraud, whether or not material, that involves management
                    or  other  employees  who  have a  significant  role  in the
                    registrant's internal controls; and

         6.  The registrant's  other certifying  officer and I have indicated in
             this quarterly report whether or not there were significant changes
             in internal  controls or in other factors that could  significantly
             affect internal controls  subsequent to the date of our most recent
             evaluation,   including  any  corrective  actions  with  regard  to
             significant deficiencies and material weaknesses.


Date: May 6, 2003


/s/ Robert A. Bourne
---------------------
Robert A. Bourne
President and Treasurer


<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.)

               99.1    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.)

               99.2    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 99.1

<PAGE>



                                  EXHIBIT 99.2