SECURITIES AND EXCHANGE COMMISSION

                          Washington, D.C. 20549

                                 FORM 10-Q

/_x_/     Quarterly report pursuant to section 13 or 15(d) of the
          Securities Exchange Act of 1934.

For the quarterly period ended September 30, 2004

/___/     Transition report pursuant to Section 13 or 15(d) of the
          Securities Act of 1934

for the transition period from ______________ to ________________.

Commission File Number 2-68926



DSI REALTY INCOME FUND VI, A California Limited Partnership
(Exact name of registrant as specified in its charter)

California_______________________________________95-3633566
(State or other jurisdiction of              (I.R.S. Employer
incorporation)                               Identification No.)


          6700 E. Pacific Coast Hwy, Long Beach, California 90803
          (Address of principal executive offices)    (Zip Code)


Registrant's telephone number, including area code-(562)493-8881

_________________________________________________________________
Former name, former address and former fiscal year, if changed
since last report.



Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 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___.

PART I - FINANCIAL INFORMATION

Item 1.   Financial Statements.

          The information required by Rule 10-01 of Regulation S-X is
included in the Quarterly Report to the Limited Partners of Registrant for
the period ended September 30, 2004, which is attached hereto as Exhibit"20"
and incorporated herein by this reference.

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

         Registrant incorporates by this reference its Quarterly Report
to Limited Partners for the period ended September 30, 2004.

                        PART II - OTHER INFORMATION

Item 6.   Exhibits and Reports on Form 8K.
          (a)  Attached hereto as Exhibit "20" is Registrant's Quarterly
               Report to Limited Partners for the period ended
               September 30, 2004.
          (B)  Registrant did not file any reports on Form 8-K for the
               period reported upon.

SIGNATURES

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

Dated: October 29, 2004       DSI REALTY INCOME FUND VI
                              A California Limited Partnership
                              (Registrant)



                              By__/s/ Robert J. Conway______
                                DSI Properties, Inc., as General
                                Partner by ROBERT J. CONWAY,
                                President and Chief Financial
                                Officer
SIGNATURES

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

Dated:  October 29, 2004      DSI REALTY INCOME FUND VI
                              A California Limited Partnership
                              (Registrant)



                              By___/s/ Robert J. Conway_____
                                DSI Properties, Inc., as General
                                Partner by ROBERT J. CONWAY,
                                President and Chief Financial
                                Officer



                           October 29, 2004


                QUARTERLY REPORT TO THE LIMITED PARTNERS
                     OF DSI REALTY INCOME FUND VI


DEAR LIMITED PARTNERS:

We are pleased to enclose the Partnership's unaudited financial statements for
the period ended September 30, 2004. The following is Management's discussion
and analysis of the Partnership's financial condition and results of its
operations.

For the three month periods ended September 30, 2004, and 2003, total revenues
decreased 5.2% from $679,280 to $643,758 and total expenses decreased 1.7%
from $361,966 to $355,910 and other income remained constant.  As a result,
net income decreased 9.3% from $317,525 for the three-month period ended
September 30, 2003, to $288,059 for the same period in 2004.  The revenue
decrease can be attributed to a decrease in rental income as a result of lower
occupancy and unit rental rates.  Occupancy levels for the Partnership's
six mini-storage facilities averaged 80.7% for the three-month period ended
September 30, 2004, compared to 85.8% for the same period in 2003.  The
Partnership is continuing its marketing efforts to attract and keep new tenants
in its various mini-storage facilities.  Operating expenses increased approxi-
mately $49,600 (18.5%) primarily due to increases in advertising, maintenance
and repairs, office supplies and real estate tax expenses, partially offset
by a decrease in property management fee expense.  Property management fees,
which are based on rental revenue, decreased as a result of the decrease in
rental revenue.  General and administrative expenses decreased approximately
$55,600 (58.9%) primarily as a result of a decrease in legal and professional
expense.  The decrease in legal and professional expense is related to un-
successful legal challenges by two dissident Limited Partners to an amendment
to the Partnership Agreement in the prior period.

For the nine-month periods ended September 30, 2004, and 2003, total revenues
decreased 8.0% from $2,117,088 to $1,947,303, total expenses decreased 13.3%
from $1,217,003 to $1,054,734 and other income increased from $609 to $628.
As a result, net income decreased 0.8% from $900,694 for the nine months ended
September 30, 2003, to $893,197 for the same period in 2004.  The revenue
decrease can be attributed to a decrease in rental revenue as a result of lower
occupancy and unit rental rates.  Operating expenses decreased approximately
$90,300 (9.4%) primarily due to decreases in depreciation, property manage-
ment fees, salaries and wages and power and sweeping expenses, partially off-
set by increases in advertising, maintenance and repair, office supplies and
real estate tax expenses.  General and administrative expenses decreased
approximately $72,000 (28.14%) primarily as a result of a decrease in incentive
management fees and legal and professional expenses.  The decrease in legal
and professional expense was discussed above.

The General Partners plan to continue their policy of funding improvements
and maintenance of Partnership properties with cash generated from operations.
The Partnership's resources appear to be adequate to meet its needs.  The
General Partners anticipate distributions to the Limited Partners to remain
at the current level for the foreseeable future.

We are not enclosing a copy of the Partnership Form 10-Q as filed with the
Securities and Exchange Commission since all the information set forth
therein is contained either in this letter or in the attached financial
statements. However, if you wish to receive a copy of said report, please
send a written request to DSI Realty Income Fund VI, P.O. Box 357, Long
Beach, California 90801.

                              Very truly yours,

                              DSI Realty Income Fund VI
                              By: DSI Properties, Inc., as
                              General Partner



                              By___\s\ Robert J. Conway_______
                              ROBERT J. CONWAY, President






DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

BALANCE SHEETS(UNAUDITED), SEPTEMBER 30, 2004 AND DECEMBER 31, 2003



                             September 30,        December 31,
                                 2004                2003

ASSETS

CASH AND CASH EQUIVALENTS     $  713,257         $  656,745
PROPERTY, Net                  1,769,589          1,769,589
OTHER ASSETS                      74,910             74,910

TOTAL                         $2,557,756         $2,501,244

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                     $379,888           $406,813

PARTNERS' EQUITY (DEFICIT):
General Partners                 (71,506)           (72,341)
Limited Partners               2,249,374          2,166,772
     Total partners' equity    2,177,868          2,094,431

TOTAL                         $2,557,756         $2,501,244


See accompanying notes to financial statements (unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003


                              September 30,      September 30,
                                  2004               2003

REVENUES:
Rental                          $643,758           $679,280

EXPENSES:
Operating                        317,096            267,529
General and administrative        38,814             94,437
     Total expenses              355,910            361,966

OPERATING INCOME                 287,848            317,314

OTHER INCOME
  Interest                           211                211

NET INCOME                       288,059            317,525


AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners            $285,178           $314,350
    General partners               2,881              3,175

TOTAL                           $288,059           $317,525

NET INCOME PER
   LIMITED PARTNERSHIP UNIT       $12.01             $13.23

LIMITED PARTNERSHIP
  UNITS USED IN PER
  UNIT CALCULATION                23,753             23,753


See accompanying notes to financial statements(unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003



                               September 30,    September 30,
                                   2004             2003


REVENUES:
Rental                          $1,947,303        $2,117,088

EXPENSES:
Operating                          870,841           961,114
General and administrative         183,893           255,889

Total expenses                   1,054,734         1,217,003

OPERATING INCOME                   892,569           900,085

OTHER INCOME
  Interest                             628               609

NET INCOME                         893,197           900,694

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                   884,265           891,687
General Partners                     8,932             9,007

TOTAL                              893,197           900,694

NET INCOME PER LIMITED
PARTNERSHIP UNIT                   $ 37.23           $ 37.54

LIMITED PARTNERSHIP UNITS
USED IN PER UNIT CALCULATION        23,753            23,753

See accompanying notes to financial statements (unaudited).


STATEMENTS OF CHANGES IN PARTNERS' EQUITY (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004



                                GENERAL       LIMITED
                                PARTNERS      PARTNERS       TOTAL



BALANCE AT JANUARY 1, 2004      ($72,341)    $2,166,772   $2,094,431

NET INCOME                         8,932        884,265      893,197
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)

BALANCE AT SEPTEMBER 30, 2004   ($71,506)    $2,249,374   $2,177,868


See accompanying notes to financial statements (unaudited).



STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2004 AND 2003


                                    September 30,      September 30,
                                        2004               2003

CASH FLOWS FROM OPERATING
 ACTIVITIES:

Net income                          $  893,197         $  900,694
Adjustments to reconcile net
  income to net	cash provided
  by operating activities:
  Depreciation                               0            167,139
  Changes in assets and liabilities:
  Increase in other assets                   0            (20,355)
 (Decrease)increase in liabilities     (26,925)            15,960
Net cash provided by operating
  activities                           866,272          1,063,438


CASH FLOWS FROM FINANCING ACTIVITIES -
     Distributions to partners        (809,760)          (809,760)

NET INCREASE IN CASH AND
 CASH EQUIVALENTS                       56,512            253,678

CASH AND CASH EQUIVALENTS:
At beginning of period                 656,745            526,418
At end of period                    $  713,257         $  780,096

See accompanying notes to financial statements (unaudited).



DSI REALTY INCOME FUND VI
(A California Real Estate Limited Partnership)

NOTES TO FINANCIAL STATEMENTS (UNAUDITED)

1. GENERAL

DSI Realty Income Fund VI (the "Partnership"), a limited partnership, has two
general  partners  (DSI Properties, Inc., and  Diversified Investors  Agency)
and limited partners owning 23,753 limited partnership units. The Partnership
was  formed  under the  California  Uniform  Limited  Partnership Act for the
primary  purpose  of  acquiring  and  operating  real  estate.

The  accompanying  financial information as of September 30, 2004, and for
the periods ended September 30, 2004 and 2003, is unaudited.  Such financial
information  includes all adjustments  which are considered necessary by the
Partnership's management for a  fair  presentation of the  results  for  the
periods  indicated.

2.   PROPERTY

Properties  owned  by  the  Partnership  are  all  mini-storage  facilities.
Depreciation is calculated using the straight line method over the estimated
useful  life of 20  years.   The  total  cost  of  property and  accumulated
depreciation  at  September 30, 2004,  is  as  follows:



        Land                             $ 1,759,000
        Buildings and improvements         8,579,426
        Equipment                             38,710
        Total                             10,377,136
        Less: Accumulated Depreciation   ( 8,607,547)
        Property - Net                   $ 1,769,589


3.   NET INCOME PER LIMITED PARTNERSHIP UNIT

Net  income  per  limited  partnership  unit is  calculated by  dividing the
net income allocated to  the  limited  partners  by the  number  of  limited
partnership  units  outstanding  during  the  period.


4.   CONTROLS AND PROCEDURES

Within 90 days prior to the date of this report, the Partnership evaluated
the effectiveness of its disclosure controls and procedures. This evaluation
was performed by the Partnership's Controller with the assistance of the
Partnership's President and the Chief Executive Officer. These disclosure
controls and procedures are designed to ensure that the information required
to be disclosed by the Partnership in its periodic reports filed with the
Securities and Exchange Commission (the "Commission") is recorded, processed,
summarized and reported, within the time periods specified by the Commission's
rules and forms, and that the information is communicated to the certifying
officers on a timely basis. Based on this evaluation, the Partnership con-
cluded that its disclosure controls and procedures were effective. There have
been no significant changes in the Partnership's internal controls or in other
factors that could significantly affect the internal controls subsequent to
the date of their evaluation.


DSI REALTY INCOME FUND VI
Form 10-Q

CERTIFICATION

Each of the undersigned hereby certifies in his capacity as an officer of
DSI Properties, Inc. (corporate General Partner) of DSI REALTY INCOME FUND VI
(the "Partnership") that the Quarterly Report of the Partnership on Form 10-Q
for the periods ended September 30, 2004 fully complies with the requirements
of Section 13(a) of the Securities and Exchange Act of 1934 and that inform-
ation contained in such report fairly presents, in all material respects, the
financial condition of the Partnership at the end of such periods and the
results of operations of the Partnership for such periods.



     ROBERT J. CONWAY, CEO                  RICHARD P. CONWAY, VP



      CERTIFICATIONS


I, Robert Conway, certify that:

1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
Fund VI;

2.  Based on my knowledge, this quarterly report does not contain any untrue
statement of a material fact or omit to state a material fact necessary to
make the statements made, in light of the circumstances under which such
statements were made, not misleading with respect to the period covered by
this quarterly report;

3.  Based on my knowledge, the financial statements, and other financial
information included in this quarterly report, fairly present in all material
respects the financial condition, results of operations and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;

4.  The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

    a)  designed such disclosure controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated subsidiaries, is made known to us by others within those entities,
    particularly during the period in which this quarterly report is being
    prepared;

    b)  evaluated the effectiveness of the registrant's disclosure controls
    and procedures as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date:  November, 2004



Robert Conway
President


      CERTIFICATIONS


I, Richard Conway, certify that:

1.  I have reviewed this quarterly report on Form 10-Q of DSI Realty Income
Fund VI;

2.  Based on my knowledge, this quarterly report does not contain any untrue
statement of a material fact or omit to state a material fact necessary to
make the statements made, in light of the circumstances under which such
statements were made, not misleading with respect to the period covered by
this quarterly report;

3.  Based on my knowledge, the financial statements, and other financial
information included in this quarterly report, fairly present in all material
respects the financial condition, results of operations and cash flows of the
registrant as of, and for, the periods presented in this quarterly report;

4.  The registrant's other certifying officers and I are responsible for
establishing and maintaining disclosure controls and procedures (as defined in
Exchange Act Rules 13a-14 and 15d-14) for the registrant and have:

    a)  designed such disclosure controls and procedures to ensure that
    material information relating to the registrant, including its consoli-
    dated subsidiaries, is made known to us by others within those entities,
    particularly during the period in which this quarterly report is being
    prepared;

    b)  evaluated the effectiveness of the registrant's disclosure controls
    and procedures as of a date within 90 days prior to the filing date of
    this quarterly report (the "Evaluation Date"); and

    c)  presented in this quarterly report our conclusions about the effec-
    tiveness of the disclosure controls and procedures based on our evalu-
    ation as of the Evaluation Date;

5.  The registrant's other certifying officers and I have disclosed, based on
our most recent evaluation, to the registrant's auditors and the audit com-
mitee of registrant's board of directors (or persons performing the equivalent
functions):

    a)  all significant deficiencies in the design or operation of internal
    controls which could adversely affect the registrant's ability to record,
    process, summarize and report financial data and have identified for the
    registrant's auditors any material weaknesses in internal controls; and

    b)  any fraud, whether or not material, that involves management or other
    employees who have a significant role in the registrant's internal controls;
    and

6.  The registrant's other certifying officers and I have indicated in this
quarterly report whether there were significant changes in internal controls
or in other factors that could significantly affect internal controls sub-
sequent to the date of our most recent evaluation, including any corrective
actions with regard to significant deficiencies and material weaknesses.

Date:  November, 2004



Richard Conway
Vice President