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

                   Forthe quarterly period ended June 30, 1997

                                       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 juris-                                   (I.R.S. Employer
   diction of incorporation                                 Identification No.)
      or organization)


400 E. South Street, #500
Orlando, Florida                                          32801
   (Address of principal                               (Zip Code)
     executive offices)


Registrant's telephone number
   (including area code)                             (407) 422-1574


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




Part I                                                            Page

  Item 1.  Financial Statements:

    Condensed Balance Sheets                                      1

    Condensed Statements of Income                                2

    Condensed Statements of Partners' Capital                     3

    Condensed Statements of Cash Flows                            4

    Notes to Condensed Financial Statements                       5-8

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

Part II

  Other Information                                               14


<PAGE>



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


                                                                              June 30,              December 31,
           ASSETS                                                               1997                    1996
                                                                             -----------            --------
<S> <C>
Land and buildings on operating
  leases, less accumulated
  depreciation and allowance
  for loss on land and buildings                                             $21,900,076             $21,105,355
Net investment in direct
  financing leases                                                             4,621,799               4,659,024
Investment in joint ventures                                                   1,122,731                 997,016
Cash and cash equivalents                                                        953,412               1,127,930
Restricted cash                                                                       -                  977,756
Receivables, less allowance for
  doubtful accounts of $224,402
  and $115,892                                                                    92,189                 174,983
Prepaid expenses                                                                   9,172                   1,163
Lease costs, less accumulated
  amortization of $4,636 and
  $3,691                                                                          13,064                  14,009
Accrued rental income, less
  allowance for doubtful
  accounts of $9,697 in 1997
  and 1996                                                                     1,095,917               1,045,319
Other assets                                                                      26,731                  26,731
                                                                             -----------             -----------

                                                                             $29,835,091             $30,129,286
                                                                             ===========             ===========

LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                             $    11,438             $    18,161
Accrued and escrowed real estate
  taxes payable                                                                   28,639                  11,338
Due to related parties                                                             8,736                   2,633
Distributions payable                                                            787,500                 857,500
Rents paid in advance                                                             19,978                  30,705
                                                                             -----------             -----------
    Total liabilities                                                            856,291                 920,337

Minority interest                                                                156,286                 164,582

Partners' capital                                                             28,822,514              29,044,367
                                                                             -----------             -----------

                                                                             $29,835,091             $30,129,286
                                                                             ===========             ===========



</TABLE>





            See accompanying notes to condensed financial statements.

                                        1

<PAGE>



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

<TABLE>
<CAPTION>

                                                         Quarter Ended                    Six Months Ended
                                                            June 30,                           June 30,
                                                      1997           1996               1997             1996
                                                    --------       --------          ----------       -------
<S> <C>
Revenues:
  Rental income from
    operating leases                               $ 646,799       $696,372          $1,286,360       $1,390,419
  Earned income from direct
    financing leases                                 126,623        138,782             271,537          281,383
  Contingent rental income                             7,672          4,171              26,608           10,500
  Interest and other income                           17,982         14,497              33,265           26,599
                                                    --------       --------          ----------       ----------
                                                     799,076        853,822           1,617,770        1,708,901
                                                    --------       --------          ----------       ----------

Expenses:
  General operating and
    administrative                                    37,661         42,579              72,366           86,812
  Bad debt expense                                    13,102             -               13,102               -
  Professional services                                5,561          4,294              11,539           15,363
  Real estate taxes                                    7,432             -                9,964               -
  State and other taxes                                  354            114               8,968            8,128
  Depreciation and
    amortization                                     122,968        121,131             242,331          242,262
                                                    --------       --------          ----------       ----------
                                                     187,078        168,118             358,270          352,565
                                                    --------       --------          ----------       ----------

Income Before Minority
  Interest in Loss (Income)
  of Consolidated Joint
  Venture, Equity in
  Earnings of Unconsoli-
  dated Joint Ventures and
  Provision for Loss on Land
  and Building                                       611,998        685,704           1,259,500        1,356,336

Minority Interest in Loss
  (Income) of Consolidated
  Joint Venture                                          225         (5,465)              4,068          (11,069)

Equity in Earnings of
  Unconsolidated Joint
  Ventures                                            20,628         23,972             169,356           46,577

Provision for Loss on Land
  and Building                                       (79,777)            -              (79,777)              -
                                                    --------       --------          ----------       ---------

Net Income                                          $553,074       $704,211          $1,353,147       $1,391,844
                                                    ========       ========          ==========       ==========

Allocation of Net Income:
  General partners                                  $  5,799       $  7,042          $   13,800       $   13,918
  Limited partners                                   547,275        697,169           1,339,347        1,377,926
                                                    --------       --------          ----------       ----------

                                                    $553,074       $704,211          $1,353,147       $1,391,844
                                                    ========       ========          ==========       ==========

Net Income Per Limited
  Partner Unit                                      $   7.82       $   9.96          $    19.13       $    19.68
                                                    ========       ========          ==========       ==========

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

</TABLE>

            See accompanying notes to condensed financial statements.

                                        2

<PAGE>



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


                                                                        Six Months Ended             Year Ended
                                                                            June 30,                December 31,
                                                                              1997                      1996
                                                                        ----------------            ------------
<S> <C>
General partners:
  Beginning balance                                                       $   204,010               $   175,673
  Net income                                                                   13,800                    28,337
                                                                          -----------               -----------
                                                                              217,810                   204,010
                                                                          -----------               -----------

Limited partners:
  Beginning balance                                                        28,840,357                29,285,093
  Net income                                                                1,339,347                 2,775,264
  Distributions ($22.50 and
    $46.00 per limited partner
    unit, respectively)                                                    (1,575,000)               (3,220,000)
                                                                          -----------               -----------
                                                                           28,604,704                28,840,357
                                                                          -----------               -----------

Total partners' capital                                                   $28,822,514               $29,044,367
                                                                          ===========               ===========


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

                                        3

<PAGE>



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


                                                                                     Six Months Ended
                                                                                          June 30,
                                                                                 1997                  1996
                                                                             -----------            -----------
<S> <C>
Increase (Decrease) in Cash and Cash
  Equivalents:

    Net Cash Provided by Operating
      Activities                                                             $ 1,613,540            $ 1,650,988
                                                                             -----------            -----------

    Cash Flows from Investing
      Activities:
        Additions to land and
          buildings on operating
          leases                                                              (1,112,647)                    -
        Investment in joint ventures                                                  -                (173,650)
        Collections on mortgage note
          receivable                                                                  -                   3,033
        Decrease in restricted cash                                              977,017                     -
        Payment of lease costs                                                    (3,300)                (3,300)
                                                                             -----------            ----------
            Net cash used in investing
              activities                                                        (138,930)              (173,917)
                                                                             -----------            -----------

    Cash Flows from Financing
      Activities:
        Distributions to limited
          partners                                                            (1,645,000)            (1,575,000)
        Distributions to holder of
          minority interest                                                       (4,228)                (3,524)
                                                                             -----------            -----------
            Net cash used in financing
              activities                                                      (1,649,228)            (1,578,524)
                                                                             -----------            -----------

Net Decrease in Cash and Cash
  Equivalents                                                                   (174,518)              (101,453)

Cash and Cash Equivalents at Beginning
  of Period                                                                    1,127,930              1,120,999
                                                                             -----------            -----------

Cash and Cash Equivalents at End of
  Period                                                                     $   953,412            $ 1,019,546
                                                                             ===========            ===========

Supplemental Schedule of Non-Cash
  Financing Activities:

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


</TABLE>


            See accompanying notes to condensed financial statements.

                                        4

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
              Quarters and Six Months Ended June 30, 1997 and 1996


1.       Basis of Presentation:

         The accompanying unaudited condensed financial statements have been
         prepared in accordance with the instructions to Form 10-Q and do not
         include all of the information and note disclosures required by
         generally accepted accounting principles. The financial statements
         reflect all adjustments, consisting of normal recurring adjustments,
         which are, in the opinion of management, necessary to a fair statement
         of the results for the interim periods presented. Operating results for
         the quarter and six months ended June 30, 1997, may not be indicative
         of the results that may be expected for the year ending December 31,
         1997. Amounts as of December 31, 1996, 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, 1996.

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

2.       Land and Buildings:

         Land and buildings on operating leases consisted of the following at:
<TABLE>
<CAPTION>

                                                                        June 30,               December 31,
                                                                          1997                    1996
<S> <C>
                  Land                                                $ 10,496,014            $ 10,364,275
                  Buildings                                             14,764,161              13,983,253
                                                                       -----------             -----------
                                                                        25,260,175              24,347,528
                  Less accumulated
                    depreciation                                        (3,406,536)             (3,165,150)
                                                                       -----------             -----------
                                                                        21,853,639              21,182,378
                  Less allowance for loss
                    on land and building                                  (153,563)                (77,023)
                                                                       -----------              ----------

                                                                       $21,900,076             $21,105,355
                                                                       ===========             ===========

</TABLE>


                                        5

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
               NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
              Quarters and Six Months Ended June 30, 1997 and 1996

2.       Land and Buildings - Continued:

         In February 1997, the Partnership reinvested the net sales proceeds
         from the sale of the Property in Dallas, Texas, in December 1996, along
         with additional funds, in a Bertucci's Property in Marietta, Georgia,
         for a total cost of approximately $1,112,600.

         In June 1997, the Partnership established an allowance for loss on land
         and building in the amount of $76,540 and wroteoff accrued rental
         income of $3,237 for financial reporting purposes for the property in
         Whitehall, Michigan. The allowance for the property represents the
         difference between (i) the property's carrying value at June 30, 1997,
         plus the accrued rental income that the Partnership had recognized
         since the beginning of the renewal option of the lease relating to the
         straight-lining of future scheduled rent increases minus (ii) the net
         realizable value of $629,888 received as net sales proceeds in
         conjunction with the sale of the property in July 1997 (See Note 5).

3.       Investment in Joint Ventures:

         In January 1997, Show Low Joint Venture, in which the Partnership owns
         a 36 percent interest, sold its property to the tenant for $970,000,
         resulting in a gain to the joint venture of approximately $360,000 for
         financial reporting purposes. The property was originally contributed
         to Show Low Joint Venture in July 1990 and had a total cost of
         approximately $663,500, excluding acquisition fees and miscellaneous
         acquisition expenses; therefore, the joint venture sold the property
         for approximately $306,500 in excess of its original purchase price.

         In June 1997, Show Low Joint Venture reinvested $782,413 of the net
         sales proceeds in a Darryl's property in Greensboro, North Carolina.
         The joint venture expects to distribute the remaining net sales
         proceeds to the Partnership and its co-venture partner on a pro-rata
         basis.



                                        6

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
               NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
              Quarters and Six Months Ended June 30, 1997 and 1996

3.       Investment in Joint Ventures - Continued:

         The following presents the combined, condensed financial information
         for all of the Partnership's investments in joint ventures at:
<TABLE>
<CAPTION>


                                                                            June 30,            December 31,
                                                                              1997                  1996
<S> <C>

                  Land and buildings on
                    operating leases, less
                    accumulated depreciation                               $3,141,763           $3,463,093
                  Net investment in direct
                    financing leases                                          918,683              401,650
                  Cash                                                         17,529               11,177
                  Restricted cash                                             193,965                   -
                  Receivables                                                   4,955               21,826
                  Accrued rental income                                       187,213              191,594
                  Other assets                                                    527               44,380
                  Liabilities                                                  12,263               10,221
                  Partners' capital                                         4,452,372            4,123,499
                  Revenues                                                    219,313              528,092
                  Gain on sale                                                360,002                   -
                  Net income                                                  540,802              436,981
</TABLE>

         The Partnership recognized income totalling $169,356 and $46,577 for
         the six months ended June 30, 1997 and 1996, respectively, from these
         joint ventures, $20,628 and $23,972 of which was earned during the
         quarters ended June 30, 1997 and 1996, respectively.

4.       Receivables:

         In June 1997, the Partnership terminated the lease with the tenant of
         the property in Greensburg, Indiana. In connection therewith, the
         Partnership accepted a promissory note from this former tenant for
         $13,077 for amounts relating to past due real estate taxes the
         Partnership had incurred as a result of the former tenant's financial
         difficulties. The promissory note, which is uncollateralized, bears
         interest at a rate of ten percent per annum, and is being collected in
         36 monthly installments. As of June 30, 1997 the receivable balance was
         $13,077 (See Note 5).

5.       Subsequent Event:

         In July 1997, the Partnership sold its property in Whitehall, Michigan,
         for $665,000 and received net sales proceeds of $629,888, resulting in
         a loss of approximately $79,777 for financial reporting purposes which
         the Partnership recorded at June 30, 1997 (See Note 2).

                                        7

<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
               NOTES TO CONDENSED FINANCIAL STATEMENTS - CONTINUED
              Quarters and Six Months Ended June 30, 1997 and 1996

5.       Subsequent Event - Continued:

         In July 1997, the Partnership sold its property in Naples,
         Florida, for $1,530,000 and received net sales proceeds of $1,487,725,
         resulting in a gain of approximately $186,500 for financial reporting
         purposes. In addition, in July 1997, the Partnership sold its property
         in Plattsmouth, Nebraska, for $700,000 and received net sales proceeds
         of $699,400 resulting in a gain of approximately $156,400 for financial
         reporting purposes.

         In addition in July 1997, the Partnership entered into a letter of
         intent with a new tenant to operate the property located in Greensburg,
         Indiana. In connection therewith, the Partnership anticipates to fund
         up to $125,000 in conversion costs associated with the property.

         In addition, in July 1997, the Partnership entered into a sales
         contract with an unrelated third party to sell the property in Venice,
         Florida. The general partners believe that the anticipated sales price
         exceeds the Partnership's cost attributable to the property. The sale
         of the property had not occurred as of July 31, 1997.

                                        8

<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 June 30, 1997, the Partnership owned 43 Properties, including
four Properties owned by joint ventures in which the Partnership is a
co-venturer and two Properties owned with affiliates as tenants-in-common.

Liquidity and Capital Resources

         The Partnership's primary source of capital for the six months ended
June 30, 1997 and 1996, 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 $1,613,540 and
$1,650,988 for the six months ended June 30, 1997 and 1996, respectively. The
decrease in cash from operations for the six months ended June 30, 1997, is
primarily a result of changes in income and expenses, as discussed below in
"Results of Operations".

         Other sources and uses of capital included the following during the six
months ended June 30, 1997.

         In January 1997, Show Low Joint Venture, in which the Partnership owns
a 36 percent interest, sold its Property to the tenant for $970,000, resulting
in a gain to the joint venture of approximately $360,000 for financial reporting
purposes. The Property was originally contributed to Show Low Joint Venture in
July 1990 and had a total cost of approximately $663,500, excluding acquisition
fees and miscellaneous acquisition expenses; therefore, the joint venture sold
the Property for approximately $306,500 in excess of its original purchase
price. In June 1997, Show Low Joint Venture reinvested $782,413 of the net sales
proceeds in a Darryl's Property in Greensboro, North Carolina. The joint venture
expects to distribute the remaining net sales proceeds to the Partnership and
its co-venture partner on a pro-rata basis.

         In February 1997, the Partnership reinvested the net sales proceeds
from the sale of the Property in Dallas, Texas, in December 1996, along with
additional funds, in a Bertucci's Property in Marietta, Georgia, for a total
cost of approximately $1,112,600.

                                        9

<PAGE>



Liquidity and Capital Resources - Continued

         In July 1997, the Partnership sold its Property in Whitehall, Michigan,
for $665,000 and received net sales proceeds of $629,888, resulting in a loss of
approximately $79,777 for financial reporting purposes which the Partnership
recorded at June 30, 1997. In addition, in July 1997, the Partnership sold its
Property in Naples, Florida, for $1,530,000 and received net sales proceeds of
$1,487,725, resulting in a gain of approximately $186,500 for financial
reporting purposes. In addition, in July 1997, the Partnership sold its Property
in Plattsmouth, Nebraska, for $700,000 and received net sales proceeds of
$699,400 resulting in a gain of approximately $156,400 for financial reporting
purposes. The net sales proceeds are expected to be reinvested in an additional
Property or used for other Parnership purposes.

         In addition, in July 1997, the Partnership entered into a letter of
intent for a lease with a new tenant to operate the Property located in
Greensburg, Indiana. In connection therewith, the Partnership anticipates to
fund up to $125,000 in conversion costs associated with the Property.

         In addition, in July 1997, the Partnership entered into a sales
contract with an unrelated third party to sell the Property in Venice, Florida.
The general partners believe that the anticipated sales price exceeds the
Partnership's cost attributable to the Property. The sale of the property had
not occurred as of July 31, 1997.

         Currently, rental income from the Partnership's Properties is invested
in money market accounts or other short-term, highly liquid investments pending
the Partnership's use of such funds to pay Partnership expenses or to make
distributions to the partners. At June 30, 1997, the Partnership had $953,412
invested in such short-term investments as compared to $1,127,930 at December
31, 1996. The decrease in cash and cash equivalents during the six months ended
June 30, 1997, is primarily the result of the Partnership investing
approximately $134,900 in a Bertucci's Property, as described above. The funds
remaining at June 30, 1997, after payment of distributions and other
liabilities, will be used to meet the Partnership's working capital and other
needs.

         Total liabilities of the Partnership, including distributions payable,
decreased to $856,291 at June 30, 1997, from $920,337 at December 31, 1996,
primarily as the result of the Partnership's accruing a special distribution
payable to the limited partners of $70,000 at December 31, 1996, which was paid
in January 1997. The general partners believe the Partnership has sufficient
cash on hand to meet the Partnership's current working capital needs.

         Based primarily on cash from operations, the Partnership declared
distributions to the limited partners of $1,575,000 for each of the six months
ended June 30, 1997 and 1996 ($787,500 for each of the quarters ended June 30,
1997 and 1996). This represents distributions for each applicable quarter of
$22.50 per unit ($11.25 per unit for each applicable quarter). No distributions
were made to the general partners for the quarters and six months ended June 30,
1997 and 1996. No amounts distributed or to be distributed to the limited
partners for the six months ended June 30, 1997 and 1996, are required to be or
have been treated by the Partnership as a return of capital for purposes

                                       10

<PAGE>



Liquidity and Capital Resources - Continued

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.

         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.

Results of Operations

         During the six months ended June 30, 1997 and 1996, the Partnership and
its consolidated joint venture, Caro Joint Venture, owned and leased 38 wholly
owned Properties (including one Property in Dallas, Texas, which was sold in
December 1996) to operators of fast-food and family-style restaurant chains. In
connection therewith, the Partnership and Caro Joint Venture earned $1,557,897
and $1,671,802 during the six months ended June 30, 1997 and 1996, respectively,
in rental income from operating leases and earned income from direct financing
leases from these Properties, $773,422 and $835,154 of which was earned during
the quarters ended June 30, 1997 and 1996, respectively. Rental and earned
income decreased approximately $27,500 and $54,900 during the quarter and six
months ended June 30, 1997, as compared to the quarter and six months ended June
30, 1996, as a result of the sale of the Property in Dallas, Texas, in December
1996. The decrease in rental income was partially offset by an increase of
approximately $32,200 and $44,900 during the quarter and six months ended June
30, 1997, due to the reinvestment of the net sales proceeds in a Property in
Marietta, Georgia, in February 1997.

         The decrease in rental income is also attributable to the fact that the
Partnership's consolidated joint venture established an allowance for doubtful
accounts for rental amounts totalling approximately $5,700 and $32,100, during
the quarter and six months ended June 30, 1997 due to financial difficulties the
tenant is experiencing. The Partnership's consolidated joint venture will
continue to pursue collection of such amounts and any amounts collected will be
recorded as income.

         In addition the decrease in rental and earned income during the quarter
and six months ended June 30, 1997, as compared to the quarter and six months
ended June 30, 1996, is also partially attributable to the Partnership
increasing its allowance for doubtful accounts by approximately $34,200 and
$43,700, respectively, for rental amounts relating to the Hardee's Property
located in Greensburg, Indiana, due to financial difficulties the

                                       11

<PAGE>



Results in Operations - Continued

tenant is experiencing. No such allowance was established during the quarter and
six months ended June 30, 1996. In June 1997, the Partnership terminated the
lease with the former tenant as discussed above in "Liquidity and Capital
Resources". The Partnership does not intend to continue to pursue the collection
of these rental and other amounts due from the former tenant unless the former
tenant defaults under the promissory note, as described above in "Liquidity and
Capital Resources".

         In addition, rental and earned income decreased during the quarter and
six months ended June 30, 1997, as a result of the Partnership establishing an
allowance for doubtful accounts totalling approximately $15,900 and $24,000,
respectively, for rental amounts relating to the Property located in Melbourne,
Florida, due to financial difficulties the tenant is experiencing. As of June
30, 1997, the Partnership was negotiating an agreement with the tenant for the
collection of past due amounts relating to this Property and will recognize such
amounts as income if collected.

         For the six months ended June 30, 1997 and 1996, the Partnership also
earned $26,608 and $10,500, respectively, in contingent rental income, $7,672
and $4,171 of which was earned during the quarters ended June 30, 1997 and 1996,
respectively. The increase in contingent rental income during the quarters and
six months ended June 30, 1997, is primarily attributable to an increase in
gross sales of certain restaurant Properties requiring the payment of contingent
rental income.

         For the six months ended June 30, 1996, the Partnership also owned and
leased three Properties indirectly through joint venture arrangements and two
Properties as tenants-in-common with an affiliate of the general partners and
for the six months ended June 30, 1997, the Partnership owned and leased four
Properties indirectly through joint venture arrangements (including one Property
in Show Low Joint Venture, which was sold in January 1997) and two Properties as
tenants-in-common with an affiliate of the general partners. In connection
therewith, during the six months ended June 30, 1997 and 1996, the Partnership
earned $169,356 and $46,577, respectively, attributable to net income earned by
these joint ventures, $20,628 and $23,972 of which was earned during the
quarters ended June 30, 1997 and 1996, respectively. The increase in net income
earned by joint ventures during the six months ended June 30, 1997, as compared
to the six months ended June 30, 1996 is primarily attributable to the fact that
in January 1997, Show Low Joint Venture, in which the Partnership owns a 36
percent interest, recognized a gain of approximately $360,000 for financial
reporting purposes as a result of the sale of its Property in January 1997, as
described above in "Liquidity and Capital Resources". Show Low Joint Venture
reinvested the majority of the net sales proceeds in an additional property in
June 1997.


                                       12

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Results of Operations - Continued

         Operating expenses, including depreciation and amortization expense,
were $358,270 and $352,565 for the six months ended June 30, 1997 and 1996,
respectively, of which $187,078 and $168,118 were incurred for the quarters
ended June 30, 1997 and 1996, respectively. The increase in operating expenses
during the quarter and six months ended June 30, 1997, as compared to the
quarter and six months ended June 30, 1996, is due to the fact that the
Partnership's consolidated joint venture recorded bad debt expense and real
estate tax expense of approximately $19,900 relating to the Property located in
Caro, Michigan, relating to past due rental and other amounts. The Partnership
intends to continue to pursue the collection of such amounts.

         The increase in operating expenses during the quarter and six months
ended June 30, 1997, as compared to the quarter and six months ended June 30,
1996, is partially offset by a decrease in accounting and administrative
expenses associated with operating the Partnership and its Properties.

         In addition, during the quarter and six months ended June 30, 1997, the
Partnership established an allowance for loss on land and building for its
Property in Whitehall, Michigan, in the amount of $79,777 for financial
reporting purposes. The allowance represents the difference between (i) the
Property's carrying value at June 30, 1997, plus the additional rental income
(accrued rental income) that the Partnership had recognized since inception of
the lease relating to the straight-lining of future scheduled rent increases
minus (ii) the net realizable value of $629,888 received as net sales proceeds
in conjunction with the sale of this property in July 1997, as discussed above
in "Liquidity and Capital Resources".

                                       13

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                           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 - None.

                  (b)      No reports on Form 8-K were filed during the
                           quarter ended June 30, 1997.

                                       14

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                                   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         day of August, 1997.


                            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)