FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION

                             Washington, D.C. 20549

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

For the quarterly period ended                      March 31, 2004
                                          --------------------------------------

                                       OR

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

For the transition period from ___________________ to ____________________


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


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


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


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


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


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

Indicate  by check mark  whether  the  registrant  is an  accelerated  filer (as
defined in Rule 12b-2 of the Exchange Act): Yes___ No X


<PAGE>


                                    CONTENTS


<TABLE>
<CAPTION>

 <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                            5-6

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

     Item 3.      Quantitative and Qualitative Disclosures About
                      Market Risk
                     9

     Item 4.      Controls and Procedures                                                9

Part II.

     Other Information                                                                   10-11

</TABLE>



<PAGE>



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


<TABLE>
<CAPTION>

 <c>
                                                                              March 31,              December 31,
                                                                                 2004                    2003
                                                                          -------------------     -------------------
                              ASSETS

Real estate properties with operating leases, net                              $  15,101,888           $  15,195,872
Net investment in direct financing leases                                          1,761,594               1,777,315
Real estate held for sale                                                                 --                 399,885
Investment in joint ventures                                                       7,845,749               7,875,770
Cash and cash equivalents                                                          3,102,453               1,569,729
Receivables, less allowance for doubtful accounts
    of $65,172 and $27,488, respectively                                                  --                 144,162
Accrued rental income, less allowance for doubtful
    accounts of $9,314 and $9,697, respectively                                      562,672                 564,672
Other assets                                                                          18,974                  31,310
                                                                          -------------------     -------------------

                                                                               $  28,393,330           $  27,558,715
                                                                          ===================     ===================

                 LIABILITIES AND PARTNERS' CAPITAL

Accounts payable and accrued expenses                                          $      20,338            $      6,728
Real estate taxes payable                                                              5,476                  14,220
Distributions payable                                                                787,500                 787,500
Due to related parties                                                                30,227                  12,517
Rents paid in advance                                                                 43,226                  58,650
                                                                          -------------------     -------------------
    Total liabilities                                                                886,767                 879,615

Minority interest                                                                    440,937                 443,607

Partners' capital                                                                 27,065,626              26,235,493
                                                                          -------------------     -------------------

                                                                               $  28,393,330           $  27,558,715
                                                                          ===================     ===================
</TABLE>


           See accompanying notes to condensed financial statements.

<PAGE>


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

<TABLE>
<CAPTION>

 <c>
                                                                                         Quarter Ended
                                                                                           March 31,
                                                                                    2004               2003
                                                                                --------------    ---------------
  Revenues:
      Rental income from operating leases                                          $  482,275         $  512,733
      Earned income from direct financing leases                                       49,555             51,298
      Contingent rental income                                                         15,603              3,430
      Interest and other income                                                           163                 31
                                                                                --------------    ---------------
                                                                                      547,596            567,492
                                                                                --------------    ---------------

  Expenses:
      General operating and administrative                                             85,259             72,925
      Property related                                                                  8,837              1,319
      Provision for doubtful accounts                                                   8,976                 --
      State and other taxes                                                            42,713             44,952
      Depreciation and amortization                                                    96,251             94,397
      Provision for write-down of assets                                                6,835                 --
                                                                                --------------    ---------------
                                                                                      248,871            213,593
                                                                                --------------    ---------------

  Income before minority interest and equity
       in earnings of unconsolidated joint ventures                                   298,725            353,899

  Minority interest                                                                    (8,594)            (8,636)

  Equity in earnings of unconsolidated joint ventures                                 183,107            174,185
                                                                                --------------    ---------------

  Income from continuing operations                                                   473,238            519,448
                                                                                --------------    ---------------

  Discontinued operations:
      Income from discontinued operations                                               5,353             32,093
      Gain on disposal of discontinued operations                                   1,139,042                 --
                                                                                --------------    ---------------
                                                                                    1,144,395             32,093
                                                                                --------------    ---------------

  Net income                                                                      $ 1,617,633         $  551,541
                                                                                ==============    ===============

  Income per limited partner unit:
      Continuing operations                                                       $      6.76         $     7.42
      Discontinued operations                                                           16.35               0.46
                                                                                --------------    ---------------

                                                                                  $     23.11          $    7.88
                                                                                ==============    ===============

  Weighted average number of limited partner
      units outstanding                                                                70,000             70,000
                                                                                ==============    ===============

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

<PAGE>



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

<TABLE>
<CAPTION>

 <c>
                                                                             Quarter Ended           Year Ended
                                                                               March 31,             December 31,
                                                                                  2004                  2003
                                                                           -------------------    ------------------
General partners:
    Beginning balance                                                           $     291,598          $    291,598
    Net income                                                                             --                    --
                                                                           -------------------    ------------------
                                                                                      291,598               291,598
                                                                           -------------------    ------------------

Limited partners:
    Beginning balance                                                              25,943,895            26,736,255
    Net income                                                                      1,617,633             2,357,640
    Distributions ($11.25 and $45.00 per
       limited partner unit, respectively)                                           (787,500)           (3,150,000)
                                                                           -------------------    ------------------
                                                                                   26,774,028            25,943,895
                                                                           -------------------    ------------------

Total partners' capital                                                         $  27,065,626         $  26,235,493
                                                                           ===================    ==================
</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>

 <c>
                                                                                          Quarter Ended
                                                                                            March 31,
                                                                                     2004               2003
                                                                                 --------------     --------------

   Net cash provided by operating activities                                        $  792,561         $  827,464
                                                                                 --------------     --------------

   Cash flows from investing activities:
       Insurance proceeds for casualty loss on building                                     --            590,132
       Proceeds from sale of assets                                                  1,588,927                 --
       Payment of lease costs                                                          (50,000)                --
                                                                                 --------------     --------------
          Net cash provided by investing activities                                  1,538,927            590,132
                                                                                 --------------     --------------

   Cash flows from financing activities:
       Distributions to limited partners                                              (787,500)          (787,500)
       Distributions to holder of minority interest                                    (11,264)           (11,277)
                                                                                 --------------     --------------
          Net cash used in financing activities                                       (798,764)          (798,777)
                                                                                 --------------     --------------

   Net increase in cash and cash equivalents                                         1,532,724            618,819

   Cash and cash equivalents at beginning of quarter                                 1,569,729          1,169,848
                                                                                 --------------     --------------

   Cash and cash equivalents at end of quarter                                     $ 3,102,453        $ 1,788,667
                                                                                 ==============     ==============

   Supplemental schedule of non-cash financing activities:

       Distributions declared and unpaid at end of
          quarter                                                                   $  787,500         $  787,500
                                                                                 ==============     ==============
</TABLE>

           See accompanying notes to condensed financial statements.



<PAGE>



                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2004 and 2003


1.       Basis of Presentation

         The accompanying  unaudited  condensed  financial  statements have been
         prepared in accordance  with the  instructions  to Form 10-Q and do not
         include  all  of the  information  and  note  disclosures  required  by
         generally  accepted  accounting  principles.  The financial  statements
         reflect all adjustments,  consisting of normal  recurring  adjustments,
         which are, in the opinion of the general partners, necessary for a fair
         statement of the results for the interim periods  presented.  Operating
         results for the quarter  ended March 31, 2004 may not be  indicative of
         the results that may be expected for the year ending December 31, 2004.
         Amounts as of December 31, 2003, 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, 2003.

         The  Partnership  accounts  for its  64.29%  interest  in Warren  Joint
         Venture using the consolidation  method.  Minority interest  represents
         the minority joint venture partner's  proportionate share of the equity
         in  the  joint  venture.  All  significant  intercompany  accounts  and
         transactions have been eliminated.

         In December 2003,  the Financial  Accounting  Standards  Board issued a
         revision to FASB  Interpretation  No. 46 (originally  issued in January
         2003)  ("FIN  46R"),  "Consolidation  of  Variable  Interest  Entities"
         requiring  existing  unconsolidated  variable  interest  entities to be
         consolidated by their primary beneficiaries. The primary beneficiary of
         a variable  interest entity is the party that absorbs a majority of the
         entity's expected losses,  receives a majority of its expected residual
         returns, or both, as a result of holding variable interests,  which are
         the ownership,  contractual,  or other pecuniary interests in an entity
         that change with  changes in the fair value of the  entity's net assets
         excluding  variable  interests.  Prior to FIN 46R, a company  generally
         included  another  entity  in  its  financial  statements  only  if  it
         controlled the entity through voting interests.  Application of FIN 46R
         is  required  in  financial  statements  of public  entities  that have
         interests in variable  interest entities for periods ending after March
         15,  2004.  The  Partnership  has adopted FIN 46R as of March 31, 2004,
         which   resulted  in  the   consolidation   of  a  certain   previously
         unconsolidated joint venture. FIN 46R does not require, but does permit
         restatement of previously issued financial statements.  The Partnership
         has   restated   prior   year's   financial   statements   to  maintain
         comparability between the periods presented.  These restatements had no
         effect on partners' capital or net income.

2.       Reclassification

         Certain  items in the  prior  year's  financial  statements  have  been
         reclassified to conform to 2004 presentation.  These  reclassifications
         had no effect on total partners' capital or net income.




<PAGE>


                            CNL INCOME FUND VI, LTD.
                         (A Florida Limited Partnership)
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                     Quarters Ended March 31, 2004 and 2003


3.       Discontinued Operations

         In October 2002, the building on the property in Marietta,  Georgia was
         destroyed by fire and the tenant  terminated its lease relating to this
         property.  In  March  2003,  the  Partnership  received   approximately
         $590,100 of insurance proceeds, resulting in a gain on casualty loss of
         approximately  $12,400.  The  Partnership  had recorded a provision for
         write-down of assets in the previous year relating to this property. In
         September  2003, the Partnership  entered into a new lease,  with a new
         tenant for this  property.  In March  2004,  the  Partnership  sold the
         property and received net sales proceeds of  approximately  $1,588,900,
         resulting  in  a  gain  on  disposal  of  discontinued   operations  of
         approximately $1,139,000.

         The  following  presents  the  operating  results  of the  discontinued
         operations for this property,  along with the property in Broken Arrow,
         Oklahoma that was sold in June 2003.

<TABLE>
<CAPTION>

 <c>
                                                                 Quarter Ended
                                                                   March 31,
                                                         2004                2003
                                                  -----------------      --------------

              Rental revenues                         $      8,334         $    19,978
              Expenses                                      (2,981)               (241)
              Gain on casualty loss of building                 --              12,356
                                                  -----------------      --------------

              Income from discontinued
                  Operations                          $      5,353         $    32,093
                                                  =================      ==============

</TABLE>



<PAGE>


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

         CNL Income  Fund VI,  Ltd.  (the  "Partnership")  is a Florida  limited
partnership  that was  organized on August 17, 1988 to acquire for cash,  either
directly or through  joint  venture  arrangements,  both newly  constructed  and
existing restaurant  properties,  as well as land upon which restaurants were to
be constructed  (the  "Properties"),  which are leased primarily to operators of
selected  national and regional  fast-food and  family-style  restaurant  chains
(collectively,  the "Properties").  The leases are triple-net  leases,  with the
lessees generally  responsible for all repairs and maintenance,  property taxes,
insurance,  and  utilities.  As of March  31,  2003,  the  Partnership  owned 24
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common  arrangements.  As of March 31, 2004, the Partnership owned 22
Properties  directly  and 15  Properties  indirectly  through  joint  venture or
tenancy in common arrangements.

Capital Resources

         Net cash provided by operating activities was $792,561 and $827,464 for
the quarters  ended March 31, 2004 and 2003,  respectively.  In March 2004,  the
Partnership sold its Property in Marietta,  Georgia,  to the tenant and received
net sales proceeds of approximately $1,588,900,  resulting in a gain on disposal
of  discontinued  operations of  approximately  $1,139,000.  The Partnership had
recorded a provision  for  write-down  of assets in a previous  year relating to
this  Property.  The  Partnership  intends  to  reinvest  these  proceeds  in an
additional Property or to pay liabilities of the Partnership as needed.

         At March 31, 2004,  the  Partnership  had  $3,102,453  in cash and cash
equivalents,  as compared to $1,569,729 at December 31, 2003. At March 31, 2004,
these funds were held in a demand  deposit  account at a  commercial  bank.  The
increase was primarily a result of the  Partnership  holding  sales  proceeds at
March 31, 2004.  The funds  remaining  at March 31,  2004,  after the payment of
distributions  and  other  liabilities,  will be used to  invest  in  additional
Properties and to meet the Partnership's working capital needs.

Short-Term Liquidity

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

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

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

         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 net cash provided by operations, the Partnership declared distributions
to limited  partners of $787,500 for each of the  quarters  ended March 31, 2004
and 2003.  This  represents  distributions  of  $11.25  per unit for each of the
quarters  ended  March 31,  2004 and  2003.  No  distributions  were made to the
general  partners  for the  quarters  ended March 31, 2004 and 2003.  No amounts
distributed  to the limited  partners for the quarters  ended March 31, 2004 and
2003 are required to be or have been treated by the  Partnership  as a return of
capital  for  purposes of  calculating  the  limited  partners'  return on their
adjusted  capital  contributions.  The  Partnership  intends to continue to make
distributions  of cash available for  distribution to the limited  partners on a
quarterly basis.

         Total liabilities,  including  distributions  payable, were $886,767 at
March 31,  2004,  as compared to $879,615  at  December  31,  2003.  The general
partners  believe that the  Partnership  has sufficient cash on hand to meet its
current working capital needs.



<PAGE>


Long-Term Liquidity

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

Results of Operations

         Rental  revenues from  continuing  operations  were $531,830 during the
quarter ended March 31, 2004, as compared to $564,031  during the same period of
2003. The decrease in rental revenues from continuing operations was primarily a
result of the fact that during 2002, a tenant,  Loco Lupe's of Hermitage,  Inc.,
filed for Chapter 11 bankruptcy protection, and although the tenant affirmed the
one lease it had with the Partnership, the tenant stopped making rental payments
in September 2003 and vacated the Property in March 2004. The lost revenues will
have an adverse  effect on the results of operations of the  Partnership  if the
Partnership is unable to re-lease the Property in a timely manner.

         In December 2003,  Waving  Leaves,  Inc., the tenant of the Property in
Waynesburg,  Ohio filed for Chapter 11 bankruptcy  protection.  While the tenant
has neither  rejected nor  affirmed  the one lease it has with the  Partnership,
there can be no assurance that the lease will not be rejected in the future.  As
of May 3, 2004, the  Partnership  has received all rental  payments  relating to
this lease.  The lost  revenues  that would  result if the tenant were to reject
this lease  will have an adverse  effect on the  results  of  operations  of the
Partnership if the  Partnership is not able to re-lease the Property in a timely
manner.

         The Partnership also earned $15,603 in contingent  rental income during
the quarter  ended March 31, 2004,  as compared to $3,430 during the same period
of 2003.  The increase in  contingent  rental  income  during 2004 was due to an
increase in reported gross sales of the restaurants with leases that require the
payment of contingent rents.

         The Partnership also earned $183,107  attributable to net income earned
by  unconsolidated  joint  ventures  during the quarter ended March 31, 2004, as
compared  to  $174,185  during the same  period of 2003.  Net  income  earned by
unconsolidated  joint  ventures  was higher  during  2004  primarily  because in
November  2003 the  Partnership  acquired a  Property  in  Dalton,  Georgia,  as
tenants-in-common,  with CNL Income Fund XI, Ltd., CNL Income Fund XV, Ltd., and
CNL Income Fund XVI, Ltd., each of which is a Florida limited partnership and an
affiliate of the general partners.

         In  October  2003,  Chevy's,  Inc.,  the  tenant  of  the  Property  in
Vancouver,  Washington,  which the Partnership  owns as  tenants-in-common  with
affiliates of the general partners,  filed for Chapter 11 bankruptcy protection.
The Partnership  owns a 23.04%  interest in this Property.  While the tenant has
neither  rejected nor  affirmed the one lease it has,  there can be no assurance
that the lease will not be  rejected  in the future.  From the  bankruptcy  date
through May 3, 2004,  the  tenancy in common has  received  all rental  payments
relating to this lease.  The lost  revenues that would result if the tenant were
to reject  this lease will have an adverse  effect on the equity in  earnings of
unconsolidated joint ventures of the Partnership if the tenancy in common is not
able to re-lease the Property in a timely manner.

         Operating expenses, including depreciation and amortization expense and
provision for write-down of assets, were $248,871 during the quarter ended March
31, 2004,  as compared to $213,593  during the same period of 2003.  During 2004
the Partnership incurred certain property related expenses,  such as legal fees,
repairs  and  maintenance,  insurance  and real  estate  taxes  relating  to the
Property in Hermitage,  Tennessee.  The tenant stopped making rental payments in
September 2003 and vacated the Property in March 2004. In addition, during 2004,
the  Partnership  recorded a provision  for doubtful  accounts of  approximately
$9,000  relating to past due amounts and a provision for write-down of assets of
approximately  $6,800.  The provision for write-down of assets  represented  the
difference  between the  Property's  net carrying  value and its estimated  fair
value. The Partnership will continue to incur property related expenses relating
to this Property  until the  Partnership  is able to re-lease the  Property.  In
addition,  operating  expenses  were higher  during the quarter  ended March 31,
2004, as compared to the same period of 2003,  partially because the Partnership
incurred  additional  general operating and administrative  expenses,  including
legal fees.

         The Partnership recognized income from discontinued  operations (rental
revenues and gain on casualty loss of building less property  related  expenses)
of $32,093  during the quarter ended March 31, 2003,  relating to the Properties
in Broken  Arrow,  Oklahoma and  Marietta,  Georgia.  The  Partnership  sold the
Property in Broken Arrow,  Oklahoma in June 2003. In October 2002,  the building
on the  Property  in  Marietta,  Georgia  was  destroyed  by fire and the tenant
terminated its lease.  In March 2003,  the  Partnership  received  approximately
$590,100  of  insurance  proceeds,  resulting  in a gain  on  casualty  loss  of
approximately  $12,400.  The Partnership had recorded a provision for write-down
of assets in 2002 relating to this Property.  In September 2003, the Partnership
entered  into  a new  lease,  with  a  new  tenant,  resulting  in  income  from
discontinued  operations of $5,353 during the quarter ended March 31, 2004.  The
Partnership  sold this Property in March 2004 and recorded a gain on disposal of
discontinued operations of approximately $1,139,000.

         The general partners continuously  evaluate strategic  alternatives for
the  Partnership,  including  alternatives  to provide  liquidity to the limited
partners.

         In December 2003,  the Financial  Accounting  Standards  Board issued a
revision to FASB Interpretation No. 46 (originally issued in January 2003) ("FIN
46R"),   "Consolidation  of  Variable  Interest  Entities"   requiring  existing
unconsolidated  variable  interest  entities to be consolidated by their primary
beneficiaries.  The primary  beneficiary  of a variable  interest  entity is the
party that  absorbs a  majority  of the  entity's  expected  losses,  receives a
majority  of its  expected  residual  returns,  or both,  as a result of holding
variable  interests,  which are the ownership,  contractual,  or other pecuniary
interests  in an  entity  that  change  with  changes  in the fair  value of the
entity's net assets excluding  variable  interests.  Prior to FIN 46R, a company
generally  included  another  entity  in its  financial  statements  only  if it
controlled  the  entity  through  voting  interests.  Application  of FIN 46R is
required in  financial  statements  of public  entities  that have  interests in
variable  interest  entities  for  periods  ending  after  March 15,  2004.  The
Partnership  has adopted  FIN 46R as of March 31,  2004,  which  resulted in the
consolidation of a certain previously unconsolidated joint venture. FIN 46R does
not  require,  but  does  permit  restatement  of  previously  issued  financial
statements.  The Partnership has restated prior year's  financial  statements to
maintain comparability between the periods presented.  These restatements had no
effect on partners' capital or net income.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

        Not applicable.

ITEM 4. CONTROLS AND PROCEDURES

         The  general  partners  maintain  a  set  of  disclosure  controls  and
procedures  designed to ensure that information  required to be disclosed in the
Partnership's  filings  under the  Securities  Exchange Act of 1934 is recorded,
processed,  summarized  and reported  within the time  periods  specified in the
Securities and Exchange  Commission's  rules and forms. The principal  executive
and  financial  officers of the  corporate  general  partner have  evaluated the
Partnership's  disclosure  controls and  procedures  as of the end of the period
covered  by this  Quarterly  Report on Form 10-Q and have  determined  that such
disclosure controls and procedures are effective.

         There was no change in internal  control over financial  reporting that
occurred during the most recent fiscal quarter that has materially affected,  or
is  reasonably  likely to materially  affect,  internal  control over  financial
reporting.



<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  between  CNL Income Fund VI, Ltd.
                        and CNL Investment Company. (Included as Exhibit 10.1 to
                        Form  10-K  filed  with  the   Securities  and  Exchange
                        Commission on March 31, 1994, and incorporated herein by
                        reference.)

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

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

                  10.4  Assignment  of  Management   Agreement   from  CNL  Fund
                        Advisors,  Inc. to CNL APF  Partners,  LP.  (Included as
                        Exhibit  10.4 to Form  10-Q  filed  with the  Securities
                        Exchange  Commission on August 9, 2001, and incorporated
                        herein by reference).

                  10.5  Assignment   of  Management   Agreement   from  CNL  APF
                        Partners, LP to CNL Restaurants XVIII, Inc. (Included as
                        Exhibit 10.5 to Form 10-Q filed with the  Securities and
                        Exchange Commission on August 13, 2002, and incorporated
                        herein by reference.)

                  31.1  Certification  of Chief  Executive  Officer of Corporate
                        General  Partner  Pursuant  to Rule  13a-14  as  Adopted
                        Pursuant  to Section  302 of the  Sarbanes-Oxley  Act of
                        2002. (Filed herewith.)

                  31.2  Certification  of Chief  Financial  Officer of Corporate
                        General  Partner  Pursuant  to Rule  13a-14  as  Adopted
                        Pursuant  to Section  302 of the  Sarbanes-Oxley  Act of
                        2002. (Filed herewith.)

                  32.1  Certification  of Chief  Executive  Officer of Corporate
                        General  Partner  Pursuant to 18 U.S.C.  Section 1350 as
                        Adopted  Pursuant to Section  906 of the  Sarbanes-Oxley
                        Act of 2002. (Filed herewith.)

                  32.2  Certification  of Chief  Financial  Officer of Corporate
                        General  Partner  Pursuant to 18 U.S.C.  Section 1350 as
                        Adopted  Pursuant to Section  906 of the  Sarbanes-Oxley
                        Act of 2002. (Filed herewith.)

             (b)        Reports on Form 8-K

                        No  reports on Form 8-K were  filed  during the  quarter
                        ended March 31, 2004.



<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 11th, day of May, 2004.


                                        CNL INCOME FUND VI, LTD.

                                  By:   CNL REALTY CORPORATION
                                        General Partner


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


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



<PAGE>


                                  EXHIBIT INDEX


Exhibit Number

             (c)  Exhibits

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

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

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

                  10.1  Management  Agreement  between  CNL Income Fund VI, Ltd.
                        and CNL Investment Company. (Included as Exhibit 10.1 to
                        Form  10-K  filed  with  the   Securities  and  Exchange
                        Commission on March 31, 1994, and incorporated herein by
                        reference.)

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

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

                  10.4  Assignment  of  Management   Agreement   from  CNL  Fund
                        Advisors,  Inc. to CNL APF  Partners,  LP.  (Included as
                        Exhibit  10.4 to Form  10-Q  filed  with the  Securities
                        Exchange  Commission on August 9, 2001, and incorporated
                        herein by reference).

                  10.5  Assignment   of  Management   Agreement   from  CNL  APF
                        Partners, LP to CNL Restaurants XVIII, Inc. (Included as
                        Exhibit 10.5 to Form 10-Q filed with the  Securities and
                        Exchange Commission on August 13, 2002, and incorporated
                        herein by reference.)

                  31.1  Certification  of Chief  Executive  Officer of Corporate
                        General  Partner  Pursuant  to Rule  13a-14  as  Adopted
                        Pursuant  to Section  302 of the  Sarbanes-Oxley  Act of
                        2002. (Filed herewith.)

                  31.2  Certification  of Chief  Financial  Officer of Corporate
                        General  Partner  Pursuant  to Rule  13a-14  as  Adopted
                        Pursuant  to Section  302 of the  Sarbanes-Oxley  Act of
                        2002. (Filed herewith.)

                  32.1  Certification  of Chief  Executive  Officer of Corporate
                        General  Partner  Pursuant to 18 U.S.C.  Section 1350 as
                        Adopted  Pursuant to Section  906 of the  Sarbanes-Oxley
                        Act of 2002. (Filed herewith.)

                  32.2  Certification  of Chief  Financial  Officer of Corporate
                        General  Partner  Pursuant to 18 U.S.C.  Section 1350 as
                        Adopted  Pursuant to Section  906 of the  Sarbanes-Oxley
                        Act of 2002. (Filed herewith.)


<PAGE>




                                  EXHIBIT 31.1



<PAGE>




                                  EXHIBIT 31.2




<PAGE>






                                  EXHIBIT 32.1


<PAGE>







                                  EXHIBIT 32.2