DSI REALTY INCOME FUND VI					
(A California Real Estate Limited Partnership)					
					
BALANCE SHEETS(UNAUDITED), SEPTEMBER 30, 1996 AND DECEMBER 31, 1995		

<TABLE>
<CAPTION>					
                             September 30,        December 31,
                                 1996                1995 
<S>                           <C>                <C>
ASSETS
					
CASH AND CASH EQUIVALENTS      $ 804,550         $  506,933
PROPERTY                       4,428,779          4,739,872
OTHER ASSETS                      77,595             38,342
					
TOTAL                         $5,310,924         $5,285,147
					
LIABILITIES AND PARTNERS' EQUITY					
					
LIABILITIES                     $365,782           $364,137
					
PARTNERS' EQUITY:					
General Partners                 (43,834)           (44,075)
Limited Partners               4,988,975          4,965,085
     Total partners' equity    4,945,142          4,921,010
					
TOTAL                         $5,310,924         $5,285,147

					
See accompanying notes to financial statements (unaudited).
</TABLE>
					
STATEMENTS OF INCOME (UNAUDITED)					
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1996 AND 1995
<TABLE>
<CAPTION>
					
                              September 30,      September 30,
                                  1996               1995
<S>                               <C>                <C> 
REVENUES:					
Rental Income                   $651,542           $643,148
Interest                           5,205              4,552
     Total revenue               656,747            647,700
					
EXPENSES:					
Operating Expenses               299,996            303,960
General and administrative        48,109             47,881
     Total expenses              348,105            351,841
					
NET INCOME                      $308,642           $295,859
				
AGGREGATE NET INCOME ALLOCATED TO: 					
    Limited partners            $305,556           $292,900
    General partners               3,086              2,959
TOTAL                           $308,642           $295,859
NET INCOME PER 
   LIMITED PARTNERSHIP UNIT       $12.86             $12.33 
					
LIMITED PARTNERSHIP 
  UNITS USED IN PER 
  UNIT CALCULATION                23,753             23,753

					
See accompanying notes to financial statements(unaudited).					
</TABLE>
                                    				
STATEMENTS OF INCOME (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 AND 1995

<TABLE>
<CAPTION>

                               September 30,    September 30,
                                   1996             1995

<S>                              <C>              <C>

REVENUES:
Rental Income                   $1,894,939        $1,871,663     
Interest                            12,905            10,448

Total Revenues                   1,907,844         1,882,111

EXPENSES:
Operating Expenses                 902,949           891,216
General and administrative         171,003           167,892

Total expenses                   1,073,952         1,059,108

NET INCOME                         833,892           823,003

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                   825,553           814,773
General Partners                     8,338             8,230

TOTAL                              833,892           823,003

NET INCOME PER LIMITED 
PARTNERSHIP UNIT                     34.76             34.30

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

See accompanying notes to financial statements (unaudited).
</TABLE>

STATEMENTS OF CHANGES IN PARTNERS' EQUITY (UNAUDITED)					
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 AND 1995

<TABLE>
<CAPTION>					
                                GENERAL       LIMITED		
                                PARTNERS      PARTNERS       TOTAL
					
<S>                             <C>          <C>          <C>
EQUITY AT DECEMBER 31, 1994     ($41,352)    $5,234,694   $5,193,342
					
NET INCOME                         8,230        814,773      823,003
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)
					
EQUITY AT SEPTEMBER 30, 1995    ($41,219)    $5,247,804   $5,206,585
					
EQUITY AT DECEMBER 31, 1995     ($44,075)    $4,965,085   $4,921,010
					
NET INCOME                         8,338        825,553      833,892
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)
					
EQUITY AT SEPTEMBER 30, 1996    ($43,834)    $4,988,975   $4,945,142
					

See accompanying notes to financial statements (unaudited).					
</TABLE>
					

STATEMENTS OF CASH FLOWS (UNAUDITED)					
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1996 AND 1995

<TABLE>
<CAPTION>
                                    September 30,      September 30,
                                        1996               1995 

<S>                                     <C>              <C>
CASH FLOWS FROM OPERATING 
 ACTIVITIES:					
					
Net income                           $ 833,892          $ 823,003
Adjustments to reconcile net 
  income to net	cash provided 
  by operating activities:					
     Depreciation                      311,094            311,094
  Changes in assets and liabilities:					
     Increase in other assets          (39,253)           (26,990)
     Increase in liabilities             1,644             40,337
Net cash provided by operating 
  activities                         1,107,377          1,147,444


CASH FLOWS FROM INVESTING ACTIVITIES -
Purchase of property & equipment                          (32,387)

CASH FLOWS FROM FINANCING ACTIVITIES -					
     Distributions to partners        (809,760)          (809,760)
						
NET INCREASE IN CASH AND 
 CASH EQUIVALENTS                      297,617            305,297
					
CASH AND CASH EQUIVALENTS:					
At beginning of period                 506,933            407,250
At end of period                     $ 804,550          $ 712,547
					                                    
See accompanying notes to financial statements (unaudited).
</TABLE>


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, 1996,  and for
the periods ended September 30, 1996 and 1995, 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, 1996,  is  as  follows: 

<TABLE>
        <S>                              <C>
        Land                             $ 1,759,000
        Buildings                          8,364,514
        Furniture and Equipment               35,185 
        Total                             10,158,699
        Less: Accumulated Depreciation   ( 5,729,920)
        Property - Net                   $ 4,428,779

</TABLE>

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.