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, 2000
   --------------------------------------------------------------------------

                                       OR

             ( ) TRANSITION REPORT PURSUANT TO SECTION 13 OR 15 (d)
                     OF THE SECURITIES EXCHANGE ACT of 1934

For the transition period from ______________________ to ____________________


                             Commission file number
                                     0-19144
                     ---------------------------------------


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


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


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


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


Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by  Sections  13 or 15(d)  of the  Securities  Exchange  Act of 1934
during the preceding 12 months (or for such shorter  period that the  registrant
was  required  to file such  reports),  and (2) has been  subject to such filing
requirements for the past 90 days. Yes X No _________




<PAGE>


                                    CONTENTS



                                                                         Page
Part I.

     Item 1.      Financial Statements:

                      Condensed Balance Sheets

                      Condensed Statements of Income

                      Condensed Statements of Partners' Capital

                      Condensed Statements of Cash Flows

                      Notes to Condensed Financial Statements

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

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk

Part II.

     Other Information




<PAGE>


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

<TABLE>
<CAPTION>
                                                                              March 31,              December 31,
                                                                                 2000                    1999
                                                                          -------------------     -------------------
<S> <C>
                              ASSETS

Land and buildings on operating leases, less
    accumulated depreciation of $3,351,884 and
    $3,257,666, respectively                                                    $ 14,975,587            $ 15,069,805
Net investment in direct financing leases                                          3,847,169               3,864,455
Investment in joint ventures                                                       9,458,001               8,377,455
Cash and cash equivalents                                                          1,078,865               2,125,493
Receivables, less allowance for doubtful accounts
    of $202,031 and $240,497, respectively                                            19,190                 134,477
Due from related parties                                                              19,070                  19,111
Prepaid expenses                                                                       2,533                   2,847
Lease costs, less accumulated amortization of
    $9,243 and $8,831, respectively                                                    8,457                   8,869
Accrued rental income, less allowance for doubtful
    accounts of $47,718 in 2000 and 1999                                             517,353                 491,616
Other assets                                                                          26,731                  26,731
                                                                          -------------------     -------------------

                                                                                $ 29,952,956            $ 30,120,859
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                $     55,886            $    131,093
Escrowed real estate taxes payable                                                     4,759                  11,572
Due to related parties                                                                83,707                  65,220
Distributions payable                                                                787,500                 787,500
Rents paid in advance                                                                 55,445                  16,000
                                                                          -------------------     -------------------
    Total liabilities                                                                987,297               1,011,385

Minority interest                                                                    136,640                 153,870

Partners' capital                                                                 28,829,019              28,955,604
                                                                          -------------------     -------------------

                                                                                $ 29,952,956            $ 30,120,859
                                                                          ===================     ===================

See accompanying notes to condensed financial statements.

<PAGE>


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


                                                                                        Quarter Ended
                                                                                          March 31,
                                                                                   2000               1999
                                                                               --------------    ---------------
Revenues:
    Rental income from operating leases                                           $  503,560         $  600,737
    Earned income from direct financing leases                                       110,487            112,080
    Contingent rental income                                                          27,056              9,175
    Interest and other income                                                         35,301             15,456
                                                                               --------------    ---------------
                                                                                     676,404            737,448
                                                                               --------------    ---------------

Expenses:
    General operating and administrative                                              48,496             40,783
    Professional services                                                             14,154              4,710
    State and other taxes                                                             15,104              9,466
    Depreciation and amortization                                                     94,630            114,253
    Transaction costs                                                                 38,923             33,125
                                                                               --------------    ---------------
                                                                                     211,307            202,337
                                                                               --------------    ---------------

Income Before Minority Interest in Income of Consolidated
     Joint Venture and Equity in Earnings of Unconsolidated
     Joint Ventures                                                                  465,097            535,111

Minority Interest in Income of Consolidated
    Joint Venture                                                                     (6,746 )           (2,500 )

Equity in Earnings of Unconsolidated Joint Ventures                                  202,564            123,775
                                                                               --------------    ---------------

Net Income                                                                        $  660,915         $  656,386
                                                                               ==============    ===============

Allocation of Net Income:
    General partners                                                              $    6,609         $    6,564
    Limited partners                                                                 654,306            649,822
                                                                               --------------    ---------------

                                                                                  $  660,915         $  656,386
                                                                               ==============    ===============

Net Income Per Limited Partner Unit                                               $     9.35         $     9.28
                                                                               ==============    ===============

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


See accompanying notes to condensed financial statements.
<PAGE>



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



                                                                             Quarter Ended           Year Ended
                                                                               March 31,            December 31,
                                                                                  2000                  1999
                                                                           -------------------    ------------------

General partners:
    Beginning balance                                                             $   291,598           $   257,690
    Net income                                                                          6,609                33,908
                                                                           -------------------    ------------------
                                                                                      298,207               291,598
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              28,664,006            28,337,440
    Net income                                                                        654,306             3,476,566
    Distributions ($11.25 and $45.00 per
       limited partner unit, respectively)                                           (787,500 )          (3,150,000 )
                                                                           -------------------    ------------------
                                                                                   28,530,812            28,664,006
                                                                           -------------------    ------------------

Total partners' capital                                                          $ 28,829,019          $ 28,955,604
                                                                           ===================    ==================


See accompanying notes to condensed financial statements.
<PAGE>


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


                                                                                        Quarter Ended
                                                                                          March 31,
                                                                                   2000               1999
                                                                               --------------    ---------------

Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                                      $ 877,348          $ 960,251
                                                                               --------------    ---------------

    Cash Flows from Investing Activities:
       Investment in joint ventures                                               (1,112,500 )         (114,930 )
                                                                               --------------    ---------------
              Net cash used in investing activities                               (1,112,500 )         (114,930 )
                                                                               --------------    ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                            (787,500 )         (857,500 )
       Distributions to holder of minority interest                                  (23,976 )               --
                                                                               --------------    ---------------
              Net cash used in financing activities                                 (811,476 )         (857,500 )
                                                                               --------------    ---------------

Net Decrease in Cash and Cash Equivalents                                         (1,046,628 )          (12,179 )

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

Cash and Cash Equivalents at End of Quarter                                       $1,078,865         $1,158,507
                                                                               ==============    ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

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




See accompanying notes to condensed financial statements.
<PAGE>
</TABLE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999


1.       Basis of Presentation:

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

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

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

2.       Investment in Joint Ventures:

         In January 2000, the Partnership  used the net sales proceeds  received
         from the 1999 sale of a property in Sevierville,  Tennessee, to acquire
         an interest in a Baker's Square property in Niles,  Illinois,  with CNL
         Income Fund XIV, Ltd., a Florida  limited  partnership and an affiliate
         of the general partners, as tenants-in-common. The Partnership acquired
         this interest from CNL BB Corp.,  an affiliate of the general  partners
         (see  Note  3).  In  connection  therewith,  the  Partnership  and  the
         affiliate entered into an agreement whereby each co-venturer will share
         in  the  profits  and  losses  of the  property  in  proportion  to its
         applicable  percentage  interest.  The  Partnership  accounts  for  its
         investment using the equity method since the Partnership shares control
         with an affiliate.  As of March 31, 2000,  the  Partnership  owned a 74
         percent interest in this property.

         During the three months ended March 31, 2000, the lease associated with
         the property  owned by Melbourne  Joint Ventures was amended to provide
         for rent  reductions  due to  financial  difficulties  the  tenant  was
         experiencing.  As a result,  Melbourne Joint Venture  reclassified  the
         asset  from  net  investment  in  direct  financing  lease  to land and
         building on  operating  leases.  In  accordance  with the  Statement of
         Financial  Accounting Standards #13, "Accounting for Leases," Melbourne
         Joint Venture recorded the reclassified assets at

<PAGE>
                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999


2.       Investment in Joint Ventures - Continued:

         the lower of original  cost,  present fair value,  or present  carrying
         amount.  No loss on the  termination of the direct  financing lease was
         recorded for financial reporting purposes.

         Auburn Joint Venture, Show Low Joint Venture,  Asheville Joint Venture,
         Melbourne Joint Venture,  Warren Joint Venture, and the Partnership and
         affiliates  as  tenants-in-common  in nine  separate  tenancy in common
         arrangements,  each  own and  lease  one  property  to an  operator  of
         national fast-food and family-style restaurants. The following presents
         the combined,  condensed  financial  information for the joint ventures
         and the properties held as tenants-in-common with affiliates at:

<TABLE>
<CAPTION>

                                                                               March 31,            December 31,
                                                                                 2000                   1999
                                                                           ----------------     ------------------
<S> <C>

           Land and buildings on operating  leases,  less accumulated
                depreciation                                                   $14,589,553            $12,510,374
           Net investment in direct financing leases                             3,297,373              3,938,686
           Cash                                                                     53,136                 83,127
           Receivables                                                               6,777                103,745
           Accrued rental income                                                   403,462                350,510
           Other assets                                                              1,451                  2,320
           Liabilities                                                              15,536                 93,231
           Partners' capital                                                    18,336,216             16,895,531
           Revenues                                                                477,078              1,435,647
           Net income                                                              395,128              1,258,086
</TABLE>

         The Partnership  recognized  income totaling  $202,564 and $123,775 for
         the quarters  ended March 31, 2000 and 1999,  respectively,  from these
         joint ventures.

3.       Related Party Transactions:

         During the quarter ended March 31, 2000, the Partnership and CNL Income
         Fund XIV, Ltd., as tenants-in-common  acquired an interest in a Baker's
         Square  property  from  CNL BB  Corp.,  an  affiliate  of  the  general
         partners,  for a purchase  price of  $1,112,500.  CNL Income  Fund XIV,
         Ltd., is a Florida limited  partnership and an affiliate of the general
         partners. CNL BB Corp. had purchased and temporarily held title to this
         property in order to facilitate the  acquisition of the property by the
         Partnership.  The purchase price paid by the Partnership represents the
         costs  incurred  by CNL BB Corp.  to  acquire  and carry the  property,
         including closing costs. In accordance with the Statement of Policy of


<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2000 and 1999


3.       Related Party Transactions - Continued:

         Real Estate Programs for the North American  Securities  Administrators
         Association,  Inc., all income, expenses,  profits and losses generated
         by or associated  with the  property,  were treated as belonging to the
         Partnership.  For the quarter ended March 31, 2000, other income of the
         tenants-in-common includes $2,103 of such amounts.

4.       Termination of Merger:

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



<PAGE>


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

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed, which are leased primarily to operators of selected national and
regional  fast-food  and  family-style  restaurant  chains  (collectively,   the
"Properties").  The leases are  triple-net  leases,  with the lessees  generally
responsible  for all repairs and  maintenance,  property taxes,  insurance,  and
utilities.  As of March 31, 2000, the  Partnership  owned 42  Properties,  which
included  interests  in six  Properties  owned by joint  ventures  in which  the
Partnership  is a  co-venturer  and nine  Properties  owned with  affiliates  as
tenants-in-common.

Capital Resources

         The  Partnership's  primary  source of capital for the  quarters  ended
March 31, 2000 and 1999 was cash from  operations  (which includes cash received
from tenants,  distributions from joint ventures,  and interest and other income
received,  less cash paid for expenses).  Cash from  operations was $877,348 and
$960,251  for the  quarters  ended  March 31, 2000 and 1999,  respectively.  The
decrease  in cash from  operations  for the  quarter  ended  March 31,  2000 was
primarily a result of changes in the Partnership's working capital.

         Other  sources and uses of capital  included the  following  during the
quarter ended March 31, 2000.

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

         Currently,  rental income from the Partnership's Properties is invested
in money market accounts or other short-term,  highly liquid investments such as
demand deposit accounts at commercial banks,  certificates of deposit, and money
market accounts with less than a 30-day maturity date, pending the Partnership's
use of such funds to pay Partnership  expenses or to make  distributions  to the
partners.  At March 31, 2000, the  Partnership  had $1,078,865  invested in such
short-term  investments  as compared to  $2,125,493  at December 31,  1999.  The
decrease in cash and cash  equivalents was primarily due to the fact that during
the quarter ended March 31, 2000,  the  Partnership  invested in a Property with
CNL Income Fund XIV, Ltd., as  tenants-in-common,  as described above. The funds
remaining  at  March  31,  2000,  after  payment  of  distributions   and  other
liabilities,  will be used to meet the  Partnership's  working capital and other
needs.

Short-Term Liquidity

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

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

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

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on cash from  operations,  the Partnership  declared  distributions to the
limited  partners of $787,500 for each of the quarters  ended March 31, 2000 and
1999. This represents  distributions  for each applicable  quarter of $11.25 per
unit. No distributions  were made to the general partners for the quarters ended
March 31, 2000 and 1999. No amounts  distributed to the limited partners for the
quarters  ended March 31, 2000 and 1999, are required to be or have been treated
by the  Partnership  as a return of capital  for  purposes  of  calculating  the
limited   partners'  return  on  their  adjusted  capital   contributions.   The
Partnership  intends to continue to make  distributions of cash available to the
limited partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
decreased to $987,297 at March 31, 2000,  from  $1,011,385 at December 31, 1999,
primarily as the result of a decrease in accounts  payable at March 31, 2000, as
compared to December 31, 1999. The general  partners believe the Partnership has
sufficient cash on hand to meet the Partnership's current working capital needs.

Long-Term Liquidity

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

Results of Operations

         During the  quarter  ended  March 31,  1999,  the  Partnership  and its
consolidated joint venture, Caro Joint Venture, owned and leased 32 wholly owned
Properties  (which  included four  Properties  which were sold during 1999).  In
addition,  during the quarter  ended March 31, 2000,  the  Partnership  and Caro
Joint  Venture  owned and leased 28 wholly  owned  Properties  to  operators  of
fast-food and  family-style  restaurant  chains.  In connection  therewith,  the
Partnership  and Caro Joint  Venture  earned  $614,047 and  $712,817  during the
quarters  ended March 31,  2000 and 1999,  respectively,  in rental  income from
operating  leases and earned  income  from  direct  financing  leases from these
Properties.  Rental and earned income  decreased  during the quarter ended March
31, 2000, as compared to the quarter ended March 31, 1999, primarily as a result
of the sales  during  June of 1999 of four Burger  King  Properties.  Rental and
earned income are expected to remain at reduced amounts while equity in earnings
of joint  ventures is  expected to remain at  increased  amounts,  as  described
below, due to the fact that the Partnership  reinvested these net sales proceeds
in joint ventures or in Properties with affiliates of the general  partners,  as
tenants-in-common.

         For the quarters  ended March 31, 2000 and 1999, the  Partnership  also
earned  $27,056 and $9,175,  respectively,  in  contingent  rental  income.  The
increase in  contingent  rental  income during the quarter ended March 31, 2000,
was  primarily  attributable  to the fact  that the  Partnership  collected  and
recognized as income approximately $26,600 in past due contingent rental amounts
for which it had previously established an allowance for doubtful accounts.

         For the quarter ended March 31, 1999, the Partnership  owned and leased
five  Properties   indirectly  through  joint  venture   arrangements  and  five
Properties as  tenants-in-common  with  affiliates of the general  partners.  In
addition, for the quarter ended March 31, 2000, the Partnership owned and leased
four additional  Properties as tenants-in-common  with affiliates of the general
partners. In connection therewith,  during the quarters ended March 31, 2000 and
1999, the Partnership earned $202,564 and $123,775,  respectively,  attributable
to net income earned by these joint ventures.  The increase in net income earned
by joint  ventures  during the quarter  ended March 31, 2000, as compared to the
quarter ended March 31, 1999,  was  primarily due to the fact that in 1999,  the
Partnership reinvested the net sales proceeds it received from the 1999 sales of
four Burger King Properties in four  Properties,  with affiliates of the general
partners as tenants-in-common.

         Operating expenses,  including  depreciation and amortization  expense,
were  $211,307  and  $202,337  for the  quarters  ended March 31, 2000 and 1999,
respectively.

Termination of Merger

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

Dismissal of Legal Action

         As   described   in  greater   detail  in  Part  II,   Item  1  ("Legal
Proceedings"),  in 1999 two groups of  limited  partners  in several  CNL Income
Funds filed  purported  class action suits against the general  partners and APF
alleging,  among other  things,  that the general  partners had  breached  their
fiduciary  duties in  connection  with the proposed  Merger.  These actions were
later  consolidated  into  one  action.  On April  25,  2000,  the  judge in the
consolidated action issued a Stipulated Final Order of Dismissal of Consolidated
Action, dismissing the action without prejudice, with each party to bear its own
costs and attorneys' fees.



<PAGE>



ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
         RISK

         Not applicable.


<PAGE>


                           PART II. OTHER INFORMATION


Item 1.       Legal Proceedings.

              On May 11, 1999, four limited partners in several CNL Income Funds
              served a derivative and purported class action lawsuit filed April
              22, 1999 against the general partners and APF in the Circuit Court
              of the Ninth Judicial Circuit of Orange County, Florida,  alleging
              that the general  partners  breached  their  fiduciary  duties and
              violated  provisions of certain of the CNL Income Fund partnership
              agreements in connection with the proposed Merger.  The plaintiffs
              are seeking  unspecified  damages and equitable relief. On July 8,
              1999, the plaintiffs filed an amended complaint which, in addition
              to naming three  additional  plaintiffs,  includes  allegations of
              aiding and abetting and  conspiring  to breach  fiduciary  duties,
              negligence and breach of duty of good faith against certain of the
              defendants and seeks additional  equitable relief. As amended, the
              caption  of the  case is Jon  Hale,  Mary J.  Hewitt,  Charles  A.
              Hewitt,  Gretchen M.  Hewitt,  Bernard J.  Schulte,  Edward M. and
              Margaret  Berol Trust,  and Vicky Berol v. James M.  Seneff,  Jr.,
              Robert  A.  Bourne,  CNL  Realty  Corporation,  and  CNL  American
              Properties Fund, Inc., Case No. CIO-99-0003561.

              On June 22,  1999,  a limited  partner of several CNL Income Funds
              served a  purported  class  action  lawsuit  filed  April 29, 1999
              against the general partners and APF, Ira Gaines, individually and
              on  behalf  of a class  of  persons  similarly  situated,  v.  CNL
              American  Properties Fund,  Inc., James M. Seneff,  Jr., Robert A.
              Bourne,  CNL Realty  Corporation,  CNL Fund  Advisors,  Inc.,  CNL
              Financial  Corporation  a/k/a CNL Financial  Corp.,  CNL Financial
              Services,  Inc. and CNL Group, Inc., Case NO. CIO-99-3796,  in the
              Circuit  Court of the Ninth  Judicial  Circuit  of Orange  County,
              Florida,   alleging  that  the  general  partners  breached  their
              fiduciary  duties and that APF aided and abetted  their  breach of
              fiduciary  duties in  connection  with the  proposed  Merger.  The
              plaintiff is seeking unspecified damages and equitable relief.

              On September 23, 1999,  Judge Lawrence  Kirkwood  entered an order
              consolidating  the two cases  under the  caption In re: CNL Income
              Funds  Litigation,  Case No. 99-3561.  Pursuant to this order, the
              plaintiffs  in  these  cases  filed  a  consolidated  and  amended
              complaint on November 8, 1999.  On December 22, 1999,  the general
              partners and CNL Group,  Inc. filed motions to dismiss and motions
              to strike.  On December 28, 1999, APF and CNL Fund Advisors,  Inc.
              filed motions to dismiss.  On March 6, 2000, all of the defendants
              filed a Joint Notice of Filing Form 8-K Reports and  Suggestion of
              Mootness.

              On April 25, 2000,  Judge Kirkwood issued a Stipulated Final Order
              of Dismissal of Consolidated Action, dismissing the action without
              prejudice,  with each  party to bear its own costs and  attorneys'
              fees.

Item 2.       Changes in Securities.  Inapplicable.

Item 3.       Defaults upon Senior Securities.  Inapplicable.

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

Item 5.       Other Information.  Inapplicable.

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

(a)  Exhibits

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

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

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

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

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

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

      27       Financial Data Schedule (Filed herewith.)

(b)  Reports on Form 8-K

     A Current  Report on Form 8-K dated February 23, 2000 was filed on March 1,
     2000,  describing the termination of the proposed merger of the Partnership
     with and into a subsidiary of CNL American Properties Fund, Inc.


<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 9th day of May, 2000.


                                      CNL INCOME FUND VI, LTD.

                                      By: CNL REALTY CORPORATION
                                          General Partner


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


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