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

BALANCE SHEETS(UNAUDITED), SEPTEMBER 30, 1999 AND DECEMBER 31, 1999

<TABLE>
<CAPTION>
                             September 30,        December 31,
                                 1999                1998
<S>                           <C>                <C>
ASSETS

CASH AND CASH EQUIVALENTS     $  908,262         $  546,110
PROPERTY, Net                  3,217,974          3,513,086
OTHER ASSETS                      56,514             54,810

TOTAL                         $4,182,750         $4,114,006

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                     $356,702           $364,781

PARTNERS' EQUITY (DEFICIT):
General Partners                 (55,025)           (55,794)
Limited Partners               3,881,073          3,805,019
     Total partners' equity    3,826,048          3,749,225

TOTAL                         $4,182,750         $4,114,006


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

STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1999 AND 1998
<TABLE>
<CAPTION>

                              September 30,      September 30,
                                  1999               1998
<S>                               <C>                <C>
REVENUES:
Rental Income                   $741,280           $703,399
Interest                           2,377              4,671
     Total revenue               743,657            708,070

EXPENSES:
Operating                        361,922            315,462
General and administrative        54,819             50,638
     Total expenses              416,741            366,100

NET INCOME                      $326,916           $341,970

AGGREGATE NET INCOME ALLOCATED TO:
    Limited partners            $323,647           $338,550
    General partners               3,269              3,420
TOTAL                           $326,916           $341,970
NET INCOME PER
   LIMITED PARTNERSHIP UNIT       $13.63             $14.25

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, 1999 AND 1998

<TABLE>
<CAPTION>

                               September 30,    September 30,
                                   1999             1998

<S>                              <C>              <C>

REVENUES:
Rental income                   $2,146,460        $2,046,450
Interest                             7,112            11,850

Total revenues                   2,153,572         2,058,300

EXPENSES:
Operating                        1,060,280           985,345
General and administrative         206,709           197,127

Total expenses                   1,266,989         1,182,472

NET INCOME                         886,583           875,828

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                   877,717           867,070
General Partners                     8,866             8,758

TOTAL                              886,583           875,828

NET INCOME PER LIMITED
PARTNERSHIP UNIT                     36.95             36.50

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, 1999 AND 1998

<TABLE>
<CAPTION>
                                GENERAL       LIMITED
                                PARTNERS      PARTNERS       TOTAL

<S>                             <C>          <C>          <C>

EQUITY AT JANUARY 1, 1998       ($52,270)    $4,153,818   $4,101,548

NET INCOME                         8,758        867,070      875,828
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)

EQUITY AT SEPTEMBER 30, 1998    ($51,609)    $4,219,225   $4,167,616

BALANCE AT JANUARY 1, 1999      ($55,794)    $3,805,019   $3,749,225

NET INCOME                         8,866        877,717      886,583
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)

BALANCE AT SEPTEMBER 30, 1999   ($55,025)    $3,881,073   $3,826,048


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


STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1999 AND 1998

<TABLE>
<CAPTION>
                                    September 30,      September 30,
                                        1999               1998

<S>                                     <C>              <C>
CASH FLOWS FROM OPERATING
 ACTIVITIES:

Net income                           $ 886,583          $ 875,828
Adjustments to reconcile net
  income to net	cash provided
  by operating activities:
     Depreciation                      314,415            314,415
  Changes in assets and liabilities:
     Increase in other assets           (1,704)           (47,118)
     (Decrease)increase in liabilities  (8,079)            20,511
Net cash provided by operating
  activities                         1,191,215          1,163,636

CASH FLOWS FROM INVESTING ACTIVITIES -
Additions to property                  (19,303)           (12,413)

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

NET INCREASE IN CASH AND
 CASH EQUIVALENTS                      362,152            341,463

CASH AND CASH EQUIVALENTS:
At beginning of period                 546,110            529,808
At end of period                     $ 908,262          $ 871,271

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, 1999,  and for
the periods ended September 30, 1999 and 1998, 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, 1999,  is  as  follows:

<TABLE>
        <S>                              <C>
        Land                             $ 1,759,000
        Buildings                          8,429,963
        Furniture and Equipment               35,185
        Total                             10,224,148
        Less: Accumulated Depreciation   ( 7,006,174)
        Property - Net                   $ 3,217,974

</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.