FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

               For the quarterly period ended September 30, 2001
   --------------------------------------------------------------------------

                                       OR

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

For the transition period from _____________________ to _____________________


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


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


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


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


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


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




<PAGE>


                                    CONTENTS



                                                                          Page
Part I.

     Item 1.      Financial Statements:

                      Condensed Balance Sheets                             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                  9-14

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk                                          15

Part II.

     Other Information                                                     16-17




<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                            CONDENSED BALANCE SHEETS
<TABLE>
<CAPTION>
                                                                            September 30,            December 31,
                                                                                 2001                    2000
                                                                          -------------------     -------------------

 <c>
                              ASSETS

Land and buildings on operating leases, net                                     $15,152, 297            $ 13,428,503
Net investment in direct financing leases                                          2,703,785               3,324,866
Investment in joint ventures                                                       9,463,796               9,280,761
Cash and cash equivalents                                                            646,533                 868,873
Certificate of deposits                                                              102,109                 103,500
Restricted cash                                                                           --               2,062,036
Receivables, less allowance for doubtful accounts
    of $228,747 and $193,869, respectively                                            13,464                 141,085
Due from related parties                                                              21,685                  13,593
Prepaid expenses                                                                      10,442                  30,010
Lease costs, less accumulated amortization of
    $11,717 and $10,481, respectively                                                  5,983                   7,219
Accrued rental income, less allowance for doubtful
    accounts of $47,718 in 2001 and 2000                                             590,266                 533,412
Other assets                                                                          26,731                  26,731
                                                                          -------------------     -------------------

                                                                                $ 28,737,091            $ 29,820,589
                                                                          ===================     ===================
                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable                                                                  $   19,765              $   41,715
Accrued and escrowed real estate taxes payable                                        14,274                  11,126
Due to related parties                                                                54,012                   5,396
Distributions payable                                                                787,500                 787,500
Rents paid in advance and deposits                                                     6,006                  12,119
                                                                          -------------------     -------------------
    Total liabilities                                                                881,557                 857,856

Commitment (Note 8)

Minority interest                                                                    158,986                 140,333

Partners' capital                                                                 27,696,548              28,822,400
                                                                          -------------------     -------------------

                                                                                $ 28,737,091            $ 29,820,589
                                                                          ===================     ===================
</TABLE>
           See accompanying notes to condensed financial statements.

<PAGE>


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

<TABLE>
<CAPTION>
                                                                         Quarter Ended                  Nine Months Ended
                                                                         September 30,                    September 30,
                                                                    2001                2000           2001            2000
                                                                --------------      -------------  --------------   ------------

 <c>
Revenues:
    Rental income from operating leases                            $  492,636          $ 499,505     $ 1,479,579     $1,501,274
    Earned income from direct financing leases                         42,863            112,883         139,805        327,271
    Contingent rental income                                           17,844             13,129          50,504         55,068
    Lease termination income                                               --            175,000              --        175,000
    Interest and other income                                           5,921             18,508          79,560         57,057
                                                                --------------      -------------  --------------   ------------
                                                                      559,264            819,025       1,749,448      2,115,670
                                                                --------------      -------------  --------------   ------------

Expenses:
    General operating and administrative                               35,658             53,031         235,690        149,150
    Bad debt expense                                                       --                 --          36,679             --
    Professional services                                               7,572             14,010          33,057         34,962
    Real estate taxes                                                   3,911                 --          22,916             --
    State and other taxes                                                  --                782          45,398         18,967
    Depreciation and amortization                                      92,526             93,223         278,800        282,483
    Transaction costs                                                      --                 --              --         65,664
                                                                --------------      -------------  --------------   ------------
                                                                      139,667            161,046         652,540        551,226
                                                                --------------      -------------  --------------   ------------

Income Before Minority Interest in Income of
     Consolidated Joint Venture, Equity in Earnings of
     Unconsolidated Joint Ventures, Gain (Loss) on Sale
     of Assets and Provision for Loss on Assets                       419,597            657,979       1,096,908      1,564,444

Minority Interest in Income of Consolidated
    Joint Venture                                                      (6,259 )           (6,413 )       (18,653 )      (20,278 )

Equity in Earnings of Unconsolidated Joint Ventures                   222,171            192,974         737,463        467,862

Gain (Loss) on Sale of Assets                                              --            639,806         (14,008 )      639,806

Provision for Loss on Assets                                         (301,718 )               --        (565,062 )           --

                                                                --------------      -------------  --------------   ------------

Net Income                                                         $  333,791         $1,484,346     $ 1,236,648     $2,651,834
                                                                ==============      =============  ==============   ============

Allocation of Net Income:
    General partners                                                  $    --             $   --         $    --         $   --
    Limited partners                                                  333,791          1,484,346       1,236,648      2,651,834
                                                                --------------      -------------  --------------   ------------

                                                                   $  333,791         $1,484,346     $ 1,236,648     $2,651,834
                                                                ==============      =============  ==============   ============

Net Income Per Limited Partner Unit                                 $    4.77          $   21.20       $   17.67       $  37.88
                                                                ==============      =============  ==============   ============

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

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


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                    CONDENSED STATEMENTS OF PARTNERS' CAPITAL
<TABLE>
<CAPTION>
                                                                        Nine Months Ended            Year Ended
                                                                          September 30,             December 31,
                                                                               2001                     2000
                                                                     -------------------------    ------------------

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

Limited partners:
    Beginning balance                                                              28,530,802          $ 28,664,006
    Net income                                                                      1,236,648             3,016,796
    Distributions ($33.75 and $45.00 per
       limited partner unit, respectively)                                         (2,362,500 )          (3,150,000 )
                                                                     -------------------------    ------------------
                                                                                   27,404,950            28,530,802
                                                                     -------------------------    ------------------

Total partners' capital                                                        $   27,696,548          $ 28,822,400
                                                                     =========================    ==================
</TABLE>
            See accompanying notes to condensed financial statements.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                       CONDENSED STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
                                                                                      Nine Months Ended
                                                                                        September 30,
                                                                                   2001               2000
                                                                              ---------------    ---------------

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

    Net Cash Provided by Operating Activities                                     $2,187,962         $2,523,862
                                                                              ---------------    ---------------

    Cash Flows from Investing Activities:
       Additions to land and building on operating lease                          (2,098,366 )               --
       Investment in joint ventures                                               (1,367,769 )       (1,112,500 )
       Liquidating distribution from joint venture                                 1,273,773
       Proceeds from sale of assets                                                   83,000          2,071,847
       Decrease (Increase) in restricted cash                                      2,061,560         (2,061,560 )
                                                                              ---------------    ---------------
              Net cash used in investing
                  Activities                                                         (47,802 )       (1,102,213 )
                                                                              ---------------    ---------------

    Cash Flows from Financing Activities:
       Distributions to limited partners                                          (2,362,500 )       (2,362,500 )
       Distributions to holder of minority interest                                       --            (32,080 )
                                                                              ---------------    ---------------
              Net cash used in financing activities                               (2,362,500 )       (2,394,580 )
                                                                              ---------------    ---------------

Net Decrease in Cash and Cash Equivalents                                           (222,340 )         (972,931 )

Cash and Cash Equivalents at Beginning of Period                                     868,873          2,125,493
                                                                              ---------------    ---------------

Cash and Cash Equivalents at End of Period                                         $ 646,533         $1,152,562
                                                                              ===============    ===============

Supplemental Schedule of Non-Cash Financing
    Activities:

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

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



<PAGE>

                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2001 and 2000


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  nine  months  ended  September  30,  2001 may not be
         indicative  of the  results  that may be  expected  for the year ending
         December  31, 2001.  Amounts as of December  31, 2000,  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, 2000.

         The  Partnership  accounts for its  approximate  66.14% 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.       Reclassification:

         Certain  items in the  prior  years'  financial  statements  have  been
         reclassified to conform to 2001 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.

3.       Land and Buildings on Operating Leases:

         In January 2001,  the  Partnership  reinvested  the net sales  proceeds
         received  from  the  2000  sale of four of its  properties,  (three  in
         Jacksonville,   Florida  and  one  in  Tallahassee,  Florida),  in  two
         properties  located  in  Burley,  Indiana  and  Cleburne,  Texas  at an
         approximate cost of $2,098,400 (see Note 6).

         In  May  2001,   the   Partnership   sold  its   property  in  Chester,
         Pennsylvania,  to an unrelated third party for $85,000 and received net
         sales proceeds of $83,000.  The  Partnership  had  previously  recorded
         provisions  for  loss of  $368,430  in a prior  year  relating  to this
         property.  The  Partnership  recorded an additional loss of $14,008 for
         financial reporting purposes upon the sale of the property.


<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2001 and 2000


4.       Net Investment in Direct Financing Leases:

         At September 30, 2001 the Partnership  recorded a provision of $565,062
         for  impairment  in the carrying  value of the  properties in Cheyenne,
         Wyoming, and Broken Arrow,  Oklahoma due to the fact that the tenant of
         these properties  experienced financial  difficulties (see Note 9). The
         provisions  represented  the  difference  between the carrying value of
         each property at September 30, 2001 and the general partner's estimated
         net realizable value for the respective property.

5.       Investment in Joint Ventures:

         In June  2001,  the  Partnership  and CNL  Income  Fund  IX,  Ltd.,  an
         affiliate of the general partners and a Florida limited partnership, as
         tenants-in-common,  sold the property in Dublin,  California,  in which
         the  Partnership  owned a 75  percent  interest,  for a sales  price of
         approximately   $1,743,300   and   received   net  sales   proceeds  of
         approximately    $1,699,600,    resulting    in   a   gain,    to   the
         tenancy-in-common,  of approximately  $158,100 for financial  reporting
         purposes. The Partnership received approximately $1,273,800 as a return
         of capital for its pro-rata share of the net sales proceeds.

         In July 2001, the Partnership  reinvested these net sales proceeds in a
         property in Waldorf,  Louisiana  as  tenants-in-common  with CNL Income
         Fund IX,  Ltd.  and CNL  Income  Fund  XVII,  Ltd.,  each of which is a
         Florida limited  partnership and an affiliate of the general  partners.
         As of September 30, 2001, the Partnership had contributed approximately
         $1,367,800 for a 60 percent  interest in the property.  The Partnership
         accounts for its  investment in this  property  under the equity method
         since the Partnership shares control with affiliates.


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2001 and 2000


5.       Investment in Joint Ventures - Continued:

         The following presents the combined,  condensed  financial  information
         for the joint  ventures and the  Properties  held as  tenants-in-common
         with affiliates at:
<TABLE>
<CAPTION>
                                                                        September 30,             December 31,
                                                                           2001                      2000
                                                                      ------------------    --------------------

 <c>
           Land and buildings on operating leases, net                     $ 14,746,051            $ 14,169,149
           Net investment in direct financing leases                          3,247,982               3,273,874
           Cash                                                                  69,364                  43,276
           Receivables, less allowance for doubtful
                Accounts                                                         26,194                  41,191
           Accrued rental income, less allowance
                for doubtful accounts                                           582,455                 476,522
           Other assets                                                           2,118                   1,927
           Liabilities                                                           39,180                  23,270
           Partner's capital                                                 18,634,984              17,982,669
           Revenues                                                           1,393,216               1,861,676
           Provision for loss on assets                                              --                (219,053 )
           Net income                                                         1,153,049               1,320,968

</TABLE>

         The Partnership recognized income of $737,462 and $467,862 for the nine
         months  ended  September  30, 2001 and 2000,  respectively,  from these
         joint  ventures  and  the  properties  held as  tenants-in-common  with
         affiliates,  $222,171  and  $192,974  of which were  earned  during the
         quarters ended September 30, 2001 and 2000, respectively.

6.       Restricted Cash:

         At December 31, 2000, net sales proceeds of $2,061,560 from the sale of
         four  properties,  plus accrued interest of $476, were being held in an
         interest-bearing  escrow  account  pending  the release of funds by the
         escrow  agent  to  acquire  additional  properties.  These  funds  were
         released  by the  escrow  agent in 2001 and were  used to  acquire  two
         properties in Burley, Indiana and Cleburne, Texas (see Note 3).


<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
           Quarters and Nine Months Ended September 30, 2001 and 2000


7.       Related Party Transactions:

         During the nine  months  ended  September  30,  2001,  the  Partnership
         acquired two properties located in Burley, Indiana and Cleburne, Texas,
         from CNL  Funding  2001-A,  LP, for a purchase  price of  approximately
         $2,098,400 (see Note 3). CNL Funding 2001-A,  LP is a Delaware  limited
         partnership  and an  affiliate  of the  general  partners.  CNL Funding
         2001-A,  LP had purchased and temporarily  held title to the properties
         in  order  to  facilitate  the  acquisition  of the  properties  by the
         Partnership. The purchase price paid by the Partnership represented the
         costs  incurred  by CNL  Funding  2001-A,  LP to acquire  and carry the
         properties, including closing costs.

8.       Commitment:

         At  September  30, 2001 the  Partnership  had entered into an agreement
         with an unrelated  third party to sell the IHOP property in Round Rock,
         Texas,  in  which  the  Partnership  owns  a 77  percent  interest,  as
         tenants-in-common,  with CNL Income Fund XI, Ltd.,  an affiliate of the
         general  partners and a Florida limited  partnership.  In October 2001,
         the Partnership and CNL Income Fund XI, Ltd., as tenants-in-common sold
         the property (see Note 9.)

9.       Subsequent Events:

         In October  2001,  the  Partnership  and CNL Income Fund XI,  Ltd.,  as
         tenants-in-common,   sold  the  property  in  Round  Rock,   Texas  for
         approximately   $1,539,000   and   received   net  sales   proceeds  of
         approximately  $1,510,700,  resulting  in a  gain,  to the  tenancy  in
         common, of approximately $123,900 for financial reporting purposes. The
         Partnership   received   approximately   $1,163,200  as  a  liquidating
         distribution for its pro-rata share of the net sales proceeds.

         In October 2001, the  Partnership  entered into a promissory  note with
         the  corporate  general  partner for a loan in the amount of $75,000 in
         connection  with  the  operations  of  the  Partnership.  The  loan  is
         uncollateralized,  non-interest  bearing  and  due  on  demand.  As  of
         November  9, 2001,  the  Partnership  had repaid the entire loan to the
         corporate general partner.

         On  October  31,  2001,   Phoenix   Restaurant   Group,  Inc.  and  its
         Subsidiaries  (collectively  referred  to as  "PRG"),  a tenant  of the
         Partnership,  filed for Chapter 11  bankruptcy  protection.  In the two
         weeks prior to the filing, PRG closed 40 operating Black-eyed Pea units
         as well as 25 operating Denny's units.  With these reductions,  PRG now
         operates 44 Denny's units and 48 Black-eyed Pea units.  The Partnership
         anticipates that as a result of the closings and the bankruptcy filing,
         PRG will reject its only lease with the Partnership.



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

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed  (the  "Properties"),  which are leased primarily to operators of
selected  national and regional  fast-food and  family-style  restaurant  chains
(collectively,  the "Properties").  The leases are triple-net  leases,  with the
lessees generally  responsible for all repairs and maintenance,  property taxes,
insurance,  and utilities.  As of September 30, 2001, the  Partnership  owned 39
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 of the general partners as tenants-in-common.

Capital Resources

         The  Partnership's  primary source of capital for the nine months ended
September  30,  2001 and 2000 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
$2,187,962 and $2,523,862 for the nine months ended September 30, 2001 and 2000,
respectively.  The  decrease in cash from  operations  for the nine months ended
September  30,  2001 was  primarily  a result of  changes  in the  Partnership's
revenues and expenses as described  below in "Results of Operations" and changes
in the Partnership's working capital.

         Other  sources and uses of capital  included the  following  during the
nine months ended September 30, 2001.

         In January 2001, the  Partnership  invested a majority of the net sales
proceeds from the 2000 sale of four of its  Properties  (three in  Jacksonville,
Florida and one in Tallahassee,  Florida),  in two Properties located in Burley,
Indiana  and  Cleburne,  Texas  at an  approximately  cost  of  $2,098,400.  The
Properties  were  acquired  from  an  affiliate  of the  general  partners.  The
affiliate had purchased and temporarily held title to the Properties in order to
facilitate the  acquisition of the Properties by the  Partnership.  The purchase
price paid by the Partnership represented the costs incurred by the affiliate to
acquire the Properties,  including  closing costs.  The general partners believe
that a portion of the transaction  relating to the sale of these four Properties
and the  reinvestment  of the net sales  proceeds  will  qualify as a  like-kind
exchange  transaction for federal income tax purposes.  However, the Partnership
distributed amounts sufficient to enable the limited partners to pay federal and
state  income  taxes,  if any  (at a level  reasonably  assumed  by the  general
partners), resulting from the transactions.

         In May 2001, the Partnership sold its Property in Chester, Pennsylvania
to an  unrelated  third  party for $85,000 and  received  net sales  proceeds of
$83,000. The Partnership had previously recorded provisions for loss of $368,430
in a  prior  year  relating  to  this  Property.  The  Partnership  recorded  an
additional  loss of $14,008 for  financial  reporting  purposes upon the sale of
this Property. In July 2001, the Partnership reinvested these net sales proceeds
in a Property in Waldorf, Louisiana, as described below.

         In June  2001,  the  Partnership  and CNL  Income  Fund  IX,  Ltd.,  an
affiliate  of  the  general  partners  and a  Florida  limited  partnership,  as
tenants-in-common,  sold the  property  in  Dublin,  California,  in  which  the
Partnership  owned a 75 percent  interest,  for a sales  price of  approximately
$1,743,300  and  received  net  sales  proceeds  of  approximately   $1,699,600,
resulting in a gain, to the  tenancy-in-common,  of  approximately  $158,100 for
financial reporting purposes. The Partnership received approximately  $1,273,800
as a return of capital for its pro-rata share of the net sales proceeds. In July
2001,  the  Partnership  reinvested  these  amounts,  in a Property  in Waldorf,
Louisiana, as described below.

         In July 2001,  the  Partnership  reinvested the net sales proceeds from
the sale of the  Property  in Chester,  Pennsylvania  and the return of capital,
described above, in a Property in Waldorf, Louisiana, as tenants-in-common, with
CNL Income Fund IX, Ltd.  and CNL Income  Fund XVII,  Ltd.,  each of which is an
affiliate  of the  general  partners  and a  Florida  limited  partnership.  The
Partnership  contributed  approximately  $1,367,800 to acquire the Property. The
Partnership owns an approximate 60 percent interest in the profits and losses of
the Property.

         As of September 30, 2001 the  Partnership had entered into an agreement
with an unrelated third party to sell the IHOP Property in Round Rock, Texas, in
which the Partnership owns a 77 percent interest, as tenants-in-common, with CNL
Income Fund XI, Ltd., an affiliate of the general partners and a Florida limited
partnership.  In October 2001, the  Partnership and CNL Income Fund XI, Ltd., as
tenants-in-common,  sold the Property in Round Rock,  Texas,  for  approximately
$1,539,000  and  received  net  sales  proceeds  of  approximately   $1,510,700,
resulting in a gain,  to the tenancy in common,  of  approximately  $123,900 for
financial reporting purposes. The Partnership received approximately  $1,163,200
as a liquidating  distribution for its pro-rata share of the net sales proceeds.
The Partnership intends to reinvest these amounts in an additional Property.

         In October 2001, the  Partnership  entered into a promissory  note with
the corporate  general partner for a loan in the amount of $75,000 in connection
with  the  operations  of  the  Partnership.   The  loan  is   uncollateralized,
non-interest  bearing and due on demand. As of November 9, 2001, the Partnership
had repaid the entire loan to the corporate general partner.

         On  October  31,  2001,   Phoenix   Restaurant   Group,  Inc.  and  its
Subsidiaries  (collectively  referred to as "PRG"), a tenant of the Partnership,
filed for  Chapter  11  bankruptcy  protection.  In the two  weeks  prior to the
filing,  PRG closed 40  operating  Black-eyed  Pea units as well as 25 operating
Denny's units. With these  reductions,  PRG now operates 44 Denny's units and 48
Black-eyed  Pea  units.  The  Partnership  anticipates  that as a result  of the
closings  and the  bankruptcy  filing,  PRG will  reject its only lease with the
Partnership  resulting in the  Partnership  recording  provisions  for losses on
assets as of September 30, 2001.  The lost revenues  resulting from any rejected
leases  will  have  an  adverse  effect  on the  results  of  operations  of the
Partnership if the  Partnership is not able to re-lease or sell the  Properties,
in a timely  manner,  The  general  partners  will be  seeking  new  tenants  or
purchasers for any Properties whose leases are rejected by PRG.

         Currently,  rental income from the Partnership's Properties and any net
sales proceeds from the sale of Properties  pending  reinvestment  in additional
Properties  are invested in money market  accounts or other  short-term,  highly
liquid  investments such as demand deposit accounts at commercial  banks,  money
market  accounts and  certificates  of deposit with less than a 90-day  maturity
date, pending the Partnership's use of such funds to pay Partnership expenses or
to make  distributions  to the partners.  At September 30, 2001, the Partnership
had $646,533 invested in such short-term  investments as compared to $868,873 at
December 31, 2000.  The funds  remaining at September 30, 2001,  will be used to
pay distributions and other liabilities of the Partnership.

Short-Term Liquidity

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

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

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

         The Partnership  generally  distributes cash from operations  remaining
after the payment of operating  expenses of the Partnership,  to the extent that
the general partners  determine that such funds are available for  distribution.
Based on cash from operations, and for the nine months ended September 30, 2001,
a loan  from the  corporate  general  partner  as  described  above in  "Capital
Resources," the Partnership  declared  distributions  to the limited partners of
$2,362,500  for  each of the  nine  months  ended  September  30,  2001 and 2000
($787,500  for each of the quarters  ended  September  30, 2001 and 2000).  This
represents  distributions  for each  applicable  nine  months of $33.75 per unit
($11.25 per unit for each applicable quarter). No distributions were made to the
general  partners for the quarters and nine months ended  September 30, 2001 and
2000. No amounts  distributed to the limited  partners for the nine months ended
September  30, 2001 and 2000,  are  required  to be or have been  treated by the
Partnership  as a return of capital  for  purposes  of  calculating  the limited
partners'  return  on their  adjusted  capital  contributions.  The  Partnership
intends to  continue  to make  distributions  of cash  available  to the limited
partners on a quarterly basis.

         Total liabilities of the Partnership,  including distributions payable,
increased to $881,557 at September 30, 2001, from $857,856 at December 31, 2000.
Liabilities  at  September  30,  2001,  to the extent  they exceed cash and cash
equivalents  at September 30, 2001,  will be paid from  anticipated  future cash
from operations, the loan from the corporate general partner received in October
2001, or in the event the general  partners elect to make capital  contributions
or additional loans, from future general partners contributions or loans.

Long-Term Liquidity

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

Results of Operations

         During the nine months ended  September 30, 2000, the  Partnership  and
its consolidated joint venture,  Caro Joint Venture,  owned and leased 28 wholly
owned Properties (including four Properties which were sold during 2000). During
the nine months ended September 30, 2001, the Partnership and Caro Joint Venture
owned and leased 26 wholly owned  Properties  (including  one Property which was
sold during 2001) to operators of fast-food and family-style  restaurant chains.
In  connection  therewith,   the  Partnership  and  Caro  Joint  Venture  earned
$1,619,384  and $1,828,545  during the nine months ended  September 30, 2001 and
2000,  respectively,  in rental income from  operating  leases and earned income
from direct  financing  leases from these  Properties,  $535,499 and $612,388 of
which  was  earned  during  the  quarters  ended  September  30,  2001 and 2000,
respectively.  Rental and earned income decreased by  approximately  $42,300 and
$146,600   during  the  quarter  and  nine  months  ended  September  30,  2001,
respectively,  as compared to the quarter and nine months  ended  September  30,
2000,  primarily  as a  result  of  the  sales  during  2000  of  four  Popeye's
Properties. The decrease in rental and earned income during the quarter and nine
months  ended  September  30,  2001,  was  partially  offset by an  increase  of
approximately  $55,800  and  $150,200,  respectively,  due to the  fact  that in
January 2001,  the  Partnership  reinvested the net sales proceeds from the 2000
sales of four  Properties  in two  Properties,  as  described  above in "Capital
Resources."

         Rental and earned  income  also  decreased  approximately  $34,500  and
$113,800,  during  the  quarter  and  nine  months  ended  September  30,  2001,
respectively,  as compared to the quarter and nine months  ended  September  30,
2000, due to the fact that the Partnership  increased its allowance for doubtful
accounts for past due rental amounts relating to the Properties in Broken Arrow,
Oklahoma,  and  Cheyenne,  Wyoming,  due to the fact that PRG, the tenant of two
Denny's Properties,  experienced  financial  difficulties.  In October 2001, PRG
filed for  bankruptcy  as described  above in "Capital  Resources."  The general
partners will continue to pursue  collection  of past due rental  amounts.  As a
result if the anticipated  rejection of the one lease and the previously  vacant
Property,  the  Partnership  does not  anticipate  it will  recognize any rental
income relating to these  Properties  until new tenants are located or until the
Properties  are  sold  and the  proceeds  from  such  sales  are  reinvested  in
additional Properties. The general partners are currently seeking new tenants or
purchasers for the vacant Properties. The Partnership expects revenues to remain
at reduced levels until the Properties are re-leased to new tenants.

         Rental and earned income were higher during the quarter and nine months
ended  September  30,  2000,  as compared  to the quarter and nine months  ended
September  30, 2001,  partially due to the fact that during the quarter and nine
months ended  September 30, 2000,  the  Partnership  collected and recognized as
income  past due  rental  amounts  for  which  the  Partnership  had  previously
established  an allowance for doubtful  accounts,  relating to its Properties in
Chester,  Pennsylvania  and Orlando,  Florida.  No such  amounts were  collected
during the quarter and nine months ended September 30, 2001. In addition, rental
and earned  income  decreased by  approximately  $33,600 and $68,200  during the
quarter and nine months ended September 30, 2001, respectively,  due to the fact
that in September  2000,  the tenant of the  Property in Chester,  Pennsylvania,
terminated  its  lease  and  ceased  operations.  In  connection  with the lease
termination,  during the quarter and nine months ended  September 30, 2000,  the
Partnership  received  $175,000 as lease  termination  income from the tenant as
consideration of the Partnership  releasing the tenant from its obligation under
the terms of its lease. In May 2001, the  Partnership  sold this Property and in
July  2001,  reinvested  these net sales  proceeds  in a  Property  in  Waldorf,
Louisiana,  with CNL Income Fund IX, Ltd.  and CNL Income  Fund XVII,  Ltd.,  as
tenants-in-common, as described in "Capital Resources". Rental and earned income
are  expected  to remain at reduced  amounts  while  equity in earnings of joint
ventures is expected to increase due to the fact that the Partnership reinvested
these  net  sales  proceeds  in a  Property  with an  affiliate  of the  general
partners, as tenants-in-common.

         During  the  nine  months  ended  September  30,  2001  and  2000,  the
Partnership  owned and leased five Properties  indirectly  through joint venture
arrangements  and nine  Properties as  tenants-in-common  with affiliates of the
general  partners  (including  one  Property  which was sold  during  2001).  In
addition, during the nine months ended September 30, 2001, the Partnership owned
and leased one additional Property as tenants-in-common with an affiliate of the
general partners.  During the nine months ended September 30, 2001 and 2000, the
Partnership  earned  $737,463 and $467,862,  respectively,  attributable  to net
income earned by these joint ventures, $222,171 and $192,974 of which was earned
during  the  quarters  ended  September  30,  2001 and 2000,  respectively.  The
increase  in net income  earned by joint  ventures  during the  quarter and nine
months  ended  September  30,  2001,  as compared to the quarter and nine months
ended  September 30, 2000,  was partially due to the fact that in June 2001, the
Partnership  and CNL  Income  Fund  IX,  Ltd.,  as  tenants-in-common,  sold the
Property  in Dublin,  California,  in which the  Partnership  owned a 75 percent
interest.  The tenancy in common recognized a gain of approximately $158,100 for
financial reporting purposes during the nine months ended September 30, 2001, as
described above in "Capital  Resources."  The tenancy in common  distributed the
net sales proceeds from the sale of the Property to the  Partnership as a return
of capital, for its pro-rata share of the net sales proceeds, as described above
in "Capital Resources".  The increase in net income earned by joint ventures was
also  attributable  to the fact that during the  quarter  and nine months  ended
September 30, 2001, the  Partnership  reinvested the return of capital  received
from the sale of the Property in Dublin,  California in an additional  Property,
as  tenants-in-common  with CNL Income Fund IX,  Ltd.  and CNL Income Fund XVII,
Ltd. as described above in "Capital Resources."

         In addition,  the increase in net income  earned by joint  ventures was
partially due to the fact that during the nine months ended  September 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 nine months ended  September  30, 2000,  the joint  venture  established  an
allowance for doubtful  accounts for past due rental amounts.  In addition,  the
joint  venture  established  a provision for loss on assets for this Property of
approximately  $219,100.  The provision  represented the difference  between the
Property's net carrying  value at September 30, 2000, and the general  partners'
estimated net realizable  value of the Property.  No such provision was recorded
during the quarter and nine months ended  September 30, 2001. In June 2001,  the
joint venture entered into a new lease with a new tenant for this Property.

         Operating expenses,  including  depreciation and amortization  expense,
were  $652,540 and $551,226  for the nine months  ended  September  30, 2001 and
2000,  respectively,  of which  $139,667 and $161,046 were  incurred  during the
quarters  ended  September  30,  2001 and 2000,  respectively.  The  increase in
operating  expenses  during  the nine  months  ended  September  30,  2001,  was
partially  attributable  to the fact  that  the  Partnership  recorded  bad debt
expense of $36,679 for past due rental  amounts  relating to the  Properties  in
Broken  Arrow,  Oklahoma and  Cheyenne,  Wyoming,  due to the fact that PRG, the
tenant,  experienced  financial  difficulties,  as described  above. The general
partners will continue to pursue collection of these past due rental amounts. In
addition,  the Partnership incurred legal fees, repairs and maintenance and real
estate  taxes  relating to these  Properties  during the quarter and nine months
ended September 30, 2001. The Partnership  anticipates  that it will continue to
incur such costs and will pursue collection of these amounts from the tenant.

         The  increase  in  operating  expenses  during  the nine  months  ended
September 30, 2001, as compared to the nine months ended September 30, 2000, was
also  attributable  to an  increase  in the costs  incurred  for  administrative
expenses for servicing the Partnership  and its Properties,  as permitted by the
Partnership  agreement.  In addition,  the increase in operating expenses during
the nine months ended  September 30, 2001, was partially due to the  Partnership
incurring  additional state taxes due to changes in tax laws of a state in which
the Partnership conducts business.

         The increase in operating  expenses  was  partially  offset by the fact
that during the nine months ended  September 30, 2000 the  Partnership  incurred
$65,664,  in  transaction  costs  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").  On March 1,
2000 the general  partners and APF mutually  agreed to terminate the merger.  No
such expenses were incurred  during the quarter and nine months ended  September
30, 2001.

         As  a  result  of  the  PRG  bankruptcy  described  above  in  "Capital
Resources",  the  Partnership  recorded  provisions  for  losses  on  assets  of
approximately  $301,700  and  $565,100  during the quarter and nine months ended
September 30, 2001,  respectively.  The  provisions  represented  the difference
between  carrying  value of the assets and the general  partners'  estimated net
realizable value of these assets.  Due to the uncertainty  surrounding the final
outcome of the PRG bankruptcy,  as described above in "Capital  resources",  the
general  partners  will  continue   monitoring  the  long  term  impact  on  the
Partnership's financial position and results of operations.

         As a result of the sale of the  Property in Chester,  Pennsylvania,  as
described above in "Capital Resources", the Partnership recognized an additional
loss of $14,008,  for financial  reporting purposes during the nine months ended
September  30,  2001.  As a result  of the sale of four  Properties  during  the
quarter and nine months ended September 30, 2000, the Partnership recorded gains
totaling approximately $639,800 for financial reporting purposes.


ITEM 3.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

         Not applicable.


<PAGE>


                           PART II. OTHER INFORMATION


Item 1.  Legal Proceedings.  Inapplicable.
         -----------------

Item 2.  Changes in Securities.  Inapplicable.
         ---------------------

Item 3.  Defaults upon Senior Securities.  Inapplicable.
         -------------------------------

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

Item 5.  Other Information.  Inapplicable.
         -----------------

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

         (a)  Exhibits

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

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

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

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

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

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



<PAGE>


              10.4     Assignment   of  Management   Agreement   from  CNL  Fund
                       Advisors,  Inc. to CNL APF  Partners,  LP.  (Included  as
                       Exhibit 10.4 to Form 10-Q filed with the  Securities  and
                       Exchange  Commission on August 6, 2001, and  incorporated
                       herein by reference.)

              (b)      Reports on Form 8-K

                       No  reports on Form 8-K were  filed  during  the  quarter
                       ended September 30, 2001.



<PAGE>




                                   SIGNATURES


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

         DATED this 9th day of November, 2001.


                                            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)