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                     June 30, 2000
                                          ----------------------------------

                                       OR

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

For the transition period from _________________________ to ____________________


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


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


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


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


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


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


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                                    CONTENTS
<S><C>


                                                                                               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                                   5-7

     Item 2.      Management's Discussion and Analysis of Financial
                      Condition and Results of Operations                                       8-12

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk


Part II.

     Other Information                                                                          13-14
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                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                            CONDENSED BALANCE SHEETS


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

Land and buildings on operating leases, less
    accumulated depreciation of $3,446,102 and
    $3,257,666, respectively                                                    $ 14,881,369            $ 15,069,805
Net investment in direct financing leases                                          3,829,412               3,864,455
Investment in joint ventures                                                       9,293,840               8,377,455
Cash and cash equivalents                                                          1,007,585               2,125,493
Receivables, less allowance for doubtful accounts
    of $199,113 and $240,497, respectively                                            52,807                 134,477
Due from related parties                                                               2,203                  19,111
Prepaid expenses                                                                      22,268                   2,847
Lease costs, less accumulated amortization of
    $9,655 and $8,831, respectively                                                    8,045                   8,869
Accrued rental income, less allowance for doubtful
    accounts of $47,718 in 2000 and 1999                                             543,088                 491,616
Other assets                                                                          26,731                  26,731
                                                                          -------------------     -------------------

                                                                                $ 29,667,348            $ 30,120,859
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                  $   41,178              $  131,093
Escrowed real estate taxes payable                                                     7,146                  11,572
Due to related parties                                                               123,188                  65,220
Distributions payable                                                                787,500                 787,500
Rents paid in advance and deposits                                                    20,977                  16,000
                                                                          -------------------     -------------------
    Total liabilities                                                                979,989               1,011,385

Minority interest                                                                    139,267                 153,870

Partners' capital                                                                 28,548,092              28,955,604
                                                                          -------------------     -------------------

                                                                                $ 29,667,348            $ 30,120,859
                                                                          ===================     ===================
See accompanying notes to condensed financial statements
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                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                         CONDENSED STATEMENTS OF INCOME

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                                                                    Quarter Ended                    Six Months Ended
                                                                      June 30,                           June 30,
                                                               2000              1999             2000              1999
                                                            ------------     -------------     ------------      ------------
<S><C>
Revenues:
    Rental income from operating leases                       $ 498,209          $592,699       $1,001,769        $1,193,436
    Earned income from direct financing leases                  103,901           124,461          214,388           236,541
    Contingent rental income                                     14,883             7,307           41,939            16,482
    Interest and other income                                     3,248            23,796           38,549            39,252
                                                            ------------     -------------     ------------      ------------
                                                                620,241           748,263        1,296,645         1,485,711
                                                            ------------     -------------     ------------      ------------

Expenses:
    General operating and administrative                         47,623            37,328           96,119            78,111
    Professional services                                         6,798            14,132           20,952            18,842
    State and other taxes                                         3,081               247           18,185             9,713
    Depreciation and amortization                                94,630           108,393          189,260           222,646
    Transaction costs                                            26,741            77,695           65,664           110,820
                                                            ------------     -------------     ------------      ------------
                                                                178,873           237,795          390,180           440,132
                                                            ------------     -------------     ------------      ------------

Income Before Minority Interest in Income of
    Consolidated Joint Venture, Equity in Earnings of
    Unconsolidated Joint Ventures and Gain on Sale of
    Land and Buildings                                          441,368           510,468          906,465         1,045,579

Minority Interest in Income of Consolidated Joint
    Venture                                                      (7,119 )          (9,662 )        (13,865 )         (12,162 )

Equity in Earnings of Unconsolidated Joint Ventures              72,324           123,447          274,888           247,222

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

Net Income                                                    $ 506,573        $1,472,556       $1,167,488        $2,128,942
                                                            ============     =============     ============      ============

Allocation of Net Income:
    General partners                                           $  5,066          $ 13,529         $ 11,675          $ 20,093
    Limited partners                                            501,507         1,459,027        1,155,813         2,108,849
                                                            ------------     -------------     ------------      ------------

                                                              $ 506,573        $1,472,556       $1,167,488        $2,128,942
                                                            ============     =============     ============      ============

Net Income Per Limited Partner Unit                            $   7.16          $  20.84         $  16.51          $  30.13
                                                            ============     =============     ============      ============

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

See accompanying notes to condensed financial statements
</TABLE>



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

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<CAPTION>

                                                                         Six Months Ended               Year Ended
                                                                             June 30,                  December 31,
                                                                               2000                        1999
                                                                      -----------------------       -------------------
<S><C>
General partners:
    Beginning balance                                                           $    291,598               $   257,690
    Net income                                                                        11,675                    33,908
                                                                      -----------------------       -------------------
                                                                                     303,273                   291,598
                                                                      -----------------------       -------------------

Limited partners:
    Beginning balance                                                             28,664,006                28,337,440
    Net income                                                                     1,155,813                 3,476,566
    Distributions ($22.50 and $45.00 per
       limited partner unit, respectively)                                        (1,575,000 )              (3,150,000 )
                                                                      -----------------------       -------------------
                                                                                  28,244,819                28,664,006
                                                                      -----------------------       -------------------

Total partners' capital                                                       $   28,548,092              $ 28,955,604
                                                                      =======================       ===================
See accompanying notes to condensed financial statements
</TABLE>




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

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<CAPTION>

                                                                                       Six Months Ended
                                                                                           June 30,
                                                                                   2000                1999
                                                                              ---------------     ---------------
<S><C>
Increase (Decrease) in Cash and Cash Equivalents

    Net Cash Provided by Operating Activities                                     $1,598,060          $1,663,032
                                                                              ---------------     ---------------

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

    Cash Flows from Financing Activities:
       Distributions to limited partners                                          (1,575,000 )        (1,645,000 )
       Distributions to holder of minority interest                                  (28,468 )           (17,005 )
                                                                              ---------------     ---------------
              Net cash used in financing activities                               (1,603,468 )        (1,662,005 )
                                                                              ---------------     ---------------

Net Decrease in Cash and Cash Equivalents                                         (1,117,908 )           (46,394 )

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

Cash and Cash Equivalents at End of Period                                        $1,007,585          $1,124,292
                                                                              ===============     ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

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

See Accompanying notes to condensed financial statements
</TABLE>




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


1.   Basis of Presentation:

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

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

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

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2000 presentation.  These  reclassifications
         had no effect on partners' capital or net income.

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 CNL Income
         Fund XIV, Ltd. entered into an agreement  whereby each co-venturer will
         share in the profits and losses of the  property in  proportion  to its
         applicable  percentage  interest.  The  Partnership  accounts  for  its
         interest in this property using the equity method since the Partnership
         shares control with an affiliate.  As of June 30, 2000, the Partnership
         owned a 74 percent interest in this property.



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


2.       Investment in Joint Ventures - Continued:

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

         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>


                                                                               June 30,            December 31,
                                                                                 2000                  1999
                                                                           -----------------    -------------------

<S><C>
            Land and buildings on operating leases, less
                 accumulated depreciation and allowance for
                 loss on building                                               $14,302,750           $ 12,510,374
            Net investment in direct financing leases                             3,289,789              3,938,686
            Cash                                                                     37,198                 83,127
            Receivables                                                               9,753                103,745
            Accrued rental income                                                   413,484                350,510
            Other assets                                                              1,356                  2,320
            Liabilities                                                              40,571                 93,231
            Partners' capital                                                    18,013,759             16,895,531
            Revenues                                                                919,345              1,435,647
            Provision for loss on building                                         (219,053 )                   --
            Net income                                                              531,956              1,258,086

</TABLE>

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


2.       Investment in Joint Ventures - Continued:

         The Partnership recognized income totaling $274,888 and $247,222 during
         the six months ended June 30, 2000 and 1999,  respectively,  from these
         joint  ventures,  of which,  $72,324 and $123,447 was earned during the
         quarters ended June 30, 2000 and 1999, respectively.

3.       Related Party Transactions:

         During the six months  ended June 30,  2000,  the  Partnership  and CNL
         Income Fund XIV, Ltd., as tenants-in-common,  acquired an interest in a
         Baker's Square  property from CNL BB Corp., an affiliate of the general
         partners,  for a purchase  price of  $1,112,500.  CNL Income  Fund XIV,
         Ltd., is a Florida limited  partnership and an affiliate of the general
         partners. CNL BB Corp. had purchased and temporarily held title to this
         property in order to facilitate the  acquisition of the property by the
         Partnership.  The purchase price paid by the Partnership represents the
         costs  incurred  by CNL BB Corp.  to  acquire  and carry the  property,
         including  closing costs. In accordance with the Statement of Policy of
         Real Estate Programs for the North American  Securities  Administrators
         Association,  Inc., all income, expenses,  profits and losses generated
         by or associated  with the  property,  were treated as belonging to the
         Partnership.  For the six months ended June 30,  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.




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

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed, which are leased primarily to operators of selected national and
regional  fast-food  and  family-style  restaurant  chains  (collectively,   the
"Properties").  The leases are  generally  triple-net  leases,  with the lessees
responsible  for all repairs and  maintenance,  property taxes,  insurance,  and
utilities.  As of June 30, 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 six months ended
June 30, 2000 and 1999 was cash from  operations  (which  includes cash received
from tenants,  distributions from joint ventures,  and interest and other income
received, less cash paid for expenses).  Cash from operations was $1,598,060 and
$1,663,032  for the six months ended June 30, 2000 and 1999,  respectively.  The
decrease  in cash from  operations  for the six months  ended June 30,  2000 was
primarily a result of changes in income and expenses as described in "Results of
Operations" below and changes in the Partnership's working capital.

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

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

         Currently,  rental income from the Partnership's Properties and any net
sales proceeds from the sale of Properties is invested in money market  accounts
or other short-term,  highly liquid investments, such as demand deposit accounts
at commercial banks and certificates of deposit with less than a 30-day maturity
date,  pending the Partnership's use of such funds to pay Partnership  expenses,
invest in additional  Properties,  or to make distributions to the partners.  At
June 30,  2000,  the  Partnership  had  $1,007,585  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 six months
ended June 30, 2000, the Partnership invested in a Property with CNL Income Fund
XIV, Ltd., as tenants-in-common, as described above. The funds remaining at June
30, 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.

         Total liabilities of the Partnership,  including distributions payable,
decreased to $979,989 at June 30, 2000,  from  $1,011,385  at December 31, 1999,
primarily as the result of a decrease in accounts  payable at June 30, 2000,  as
compared to December 31, 1999. The decrease in liabilities was partially  offset
by an  increase  in due to related  parties at June 30,  2000,  as  compared  to
December 31, 1999. The general  partners  believe the Partnership has sufficient
cash on hand to meet the Partnership's current working capital needs.

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on cash from  operations,  the Partnership  declared  distributions to the
limited  partners of  $1,575,000  for each of the six months ended June 30, 2000
and 1999 ($787,500 for each of the quarters ended June 30, 2000 and 1999).  This
represents  distributions  for each  applicable  six  months 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, 2000 and 1999.
No amounts distributed to the limited partners for the six months ended June 30,
2000 and 1999,  are required to be or have been treated by the  Partnership as a
return of capital for purposes of calculating  the limited  partners'  return on
their adjusted  capital  contributions.  The Partnership  intends to continue to
make  distributions  of cash  available  to the limited  partners on a quarterly
basis.

Long-Term Liquidity

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

Results of Operations

         During the six months  ended June 30,  1999,  the  Partnership  and its
consolidated joint venture, Caro Joint Venture, owned and leased 32 wholly owned
Properties  (which  included four  Properties  sold during  1999).  In addition,
during  the six months  ended  June 30,  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  $1,216,157 and $1,429,977 during the six months ended
June 30, 2000 and 1999, respectively, in rental income from operating leases and
earned income from direct financing leases from these  Properties,  $602,110 and
$717,160 of which was earned  during the quarters  ended June 30, 2000 and 1999,
respectively.  Rental and earned  income  decreased  during the  quarter and six
months ended June 30, 2000, as compared to the quarter and six months ended June
30,  1999,  primarily  as a  result  of the  1999  sales  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.

         In  addition,  rental and earned  income for the quarter and six months
ended June 30,  2000 was lower due to the fact that  during the  quarter and six
months ended June 30, 1999, the  Partnership  collected and recognized as income
approximately $9,400 and $18,900,  respectively, in past due rental amounts owed
by the former tenant of the Property  located in Melbourne,  Florida,  for which
the Partnership had previously  established an allowance for doubtful  accounts.
The former tenant vacated this Property in October 1997 and the Partnership sold
this Property in February 1998.

         During the six months  ended June 30,  2000 and 1999,  the  Partnership
also earned  $41,939 and $16,482,  respectively,  in contingent  rental  income,
$14,883 and $7,307 of which was earned  during the quarters  ended June 30, 2000
and 1999, respectively.  The increase in contingent rental income during the six
months ended June 30, 2000, was primarily  attributable  to the fact that during
the six months ended June 30, 2000, the Partnership  collected and recognized as
income  past due  contingent  rental  amounts  for  which  the  Partnership  had
previously  established  an  allowance  for  doubtful  accounts  relating to the
Partnership's Property in Orlando, Florida.

         During the six months  ended June 30,  2000 and 1999,  the  Partnership
earned $38,549 and $39,252,  respectively,  in interest and other income, $3,248
and  $23,796 of which was earned  during the  quarters  ended June 30,  2000 and
1999, respectively.  Interest and other income was higher during the quarter and
six  months  ended  June 30,  1999,  primarily  due to the fact that  during the
quarter and six months ended June 30, 1999, the  Partnership  earned interest on
the net sales  proceeds  relating to the 1999 sale of four of the  Partnership's
Burger King  Properties  pending the  reinvestment  of the net sales proceeds in
additional Properties.

         During the six months ended June 30, 1999,  the  Partnership  owned and
leased five Properties  indirectly  through joint venture  arrangements and five
Properties as  tenants-in-common  with  affiliates of the general  partners.  In
addition,  during the six months ended June 30, 2000, the Partnership  owned and
leased four additional  Properties as  tenants-in-common  with affiliates of the
general partners. In connection therewith,  during the six months ended June 30,
2000 and 1999,  the  Partnership  earned  $274,888 and  $247,222,  respectively,
$72,324 and $123,447 of which was earned during the quarters ended June 30, 2000
and 1999,  respectively.  The  increase in net income  earned by joint  ventures
during  the six  months  ended  June 30,  2000,  was  primarily  due to, and the
decrease in net income  earned by joint  ventures  during the quarter ended June
30,  2000,  was  partially  offset  by, the fact that in 1999,  the  Partnership
reinvested the net sales proceeds it received from the 1999 sales of four Burger
King Properties in four  Properties  with affiliates of the general  partners as
tenants-in-common.  The increase in net income earned by joint  ventures for the
six months ended June 30, 2000, was partially offset by, and the decrease in net
income  earned by joint  ventures  for the  quarter  ended  June 30,  2000,  was
primarily  due to, the fact that during the six months ended June 30, 2000,  the
lease  relating to the Property owned by Melbourne  Joint Venture,  in which the
Partnership  owns a 50  percent  interest,  was  amended  to  provide  for  rent
reductions  starting  in  February  2000.  In June 2000,  the  operator  of this
Property vacated the Property and discontinued  operations.  As a result, during
the quarter and six months ended June 30, 2000, the joint venture established an
allowance for doubtful  accounts for past due rental amounts.  The joint venture
will continue to pursue collection of past due rental amounts and will recognize
such amounts as income if  collected.  The joint  venture will not recognize any
rental  income  relating to this  Property  until such time as the joint venture
executes a new lease or until the  Property is sold and the  proceeds  from such
sale are  reinvested in an additional  Property.  The joint venture is currently
seeking a new tenant or purchaser  for this  Property.  In  addition,  the joint
venture  established  an  allowance  for loss on building  for this  Property of
approximately  $219,100.  The allowance  represented the difference  between the
Property's net carrying  value at June 30, 2000,  and the current  estimated net
realizable value of the Property.

         Operating expenses,  including  depreciation and amortization  expense,
were  $390,180  and  $440,132  for the six months  ended June 30, 2000 and 1999,
respectively,  of which $178,873 and $237,795 were incurred  during the quarters
ended June 30, 2000 and 1999,  respectively.  The decrease in operating expenses
during the quarter and six months ended June 30, 2000 was primarily attributable
to the fact that the  Partnership  incurred  less  transaction  costs during the
quarter and six months  ended June 30,  2000,  relating to the general  partners
retaining  financial  and  legal  advisors  to  assist  them in  evaluating  and
negotiating the proposed merger with CNL American Properties Fund, Inc. ("APF"),
due  to  the  termination  of  the  proposed  merger,   as  described  below  in
"Termination of Merger". In addition,  the decrease in operating expenses during
the quarter and six months ended June 30, 2000 was  partially  due to a decrease
in depreciation  expense due to the sales of four Burger King Properties in June
1999. The decrease in operating expenses during the quarter and six months ended
June 30, 2000 was partially offset by an increase in administrative expenses for
servicing the Partnership and its Properties.

         As a result of the  sales of four of the  Partnership's  Properties  in
June 1999, the Partnership  recognized a gain of $848,303 during the quarter and
six months ended June 30, 1999. No  Properties  were sold during the quarter and
six months ended June 30, 2000.

Termination of Merger

         On March 1, 2000,  the  general  partners  and APF  mutually  agreed to
terminate the Agreement and Plan of Merger (the "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 an order dismissing the action without prejudice,  with each party
to bear its own costs and attorneys' fees.


ITEM 3.       QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET
                  RISK

         Not applicable.



                           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
              sought unspecified  damages and equitable relief. On July 8, 1999,
              the plaintiffs  filed an amended  complaint  which, in addition to
              naming three additional plaintiffs, included 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 sought additional equitable relief. As amended, the caption of
              the case was 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 sought 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

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




<PAGE>




                                   SIGNATURES


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

                  DATED this 8th day of August, 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)