DSI REALTY INCOME FUND VI					
(A California Real Estate Limited Partnership)					
					
BALANCE SHEETS(UNAUDITED), SEPTEMBER 30, 1998 AND DECEMBER 31, 1997      

<TABLE>
<CAPTION>					
                             September 30,        December 31,
                                 1998                1997 
<S>                           <C>                <C>
ASSETS
					
CASH AND CASH EQUIVALENTS     $  871,271         $  529,808
PROPERTY                       3,598,911          3,900,913
OTHER ASSETS                      85,960             38,842
					
TOTAL                         $4,556,142         $4,469,563
					
LIABILITIES AND PARTNERS' EQUITY					
					
LIABILITIES                     $388,526           $368,015
					
PARTNERS' EQUITY:					
General Partners                 (51,609)           (52,270)
Limited Partners               4,219,225          4,153,818
     Total partners' equity    4,167,616          4,101,548
					
TOTAL                         $4,556,142         $4,469,563

					
See accompanying notes to financial statements (unaudited).
</TABLE>
					
STATEMENTS OF INCOME (UNAUDITED)					
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1998 AND 1997
<TABLE>
<CAPTION>
					
                              September 30,      September 30,
                                  1998               1997
<S>                               <C>                <C> 
REVENUES:					
Rental Income                   $703,399           $647,974
Interest                           4,671              4,787
     Total revenue               708,070            652,761
					
EXPENSES:					
Operating Expenses               315,462            358,588
General and administrative        50,638             43,843
     Total expenses              366,100            402,431
					
NET INCOME                      $341,970           $250,330
				
AGGREGATE NET INCOME ALLOCATED TO: 					
    Limited partners            $338,550           $247,827
    General partners               3,420              2,503
TOTAL                           $341,970           $250,330
NET INCOME PER 
   LIMITED PARTNERSHIP UNIT       $14.25             $10.43 
					
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, 1998 AND 1997

<TABLE>
<CAPTION>

                               September 30,    September 30,
                                   1998             1997

<S>                              <C>              <C>

REVENUES:
Rental Income                   $2,046,450        $1,888,221     
Interest                            11,850            11,825

Total Revenues                   2,058,300         1,900,046

EXPENSES:
Operating Expenses                 985,345         1,011,999
General and administrative         197,127           179,539

Total expenses                   1,182,472         1,191,538

NET INCOME                         875,828           708,508

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                   867,070           701,423
General Partners                     8,758             7,085

TOTAL                              875,828           708,508

NET INCOME PER LIMITED 
PARTNERSHIP UNIT                     36.50             29.53

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, 1998 AND 1997

<TABLE>
<CAPTION>					
                                GENERAL       LIMITED		
                                PARTNERS      PARTNERS       TOTAL
					
<S>                             <C>          <C>          <C>
EQUITY AT JANUARY 1, 1997       ($48,017)    $4,574,918   $4,526,901
					
NET INCOME                         7,085        701,423      708,508
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)
					
EQUITY AT SEPTEMBER 30, 1997    ($49,029)    $4,474,678   $4,425,649
					
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
					

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

STATEMENTS OF CASH FLOWS (UNAUDITED)					
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1998 AND 1997

<TABLE>
<CAPTION>
                                    September 30,      September 30,
                                        1998               1997 

<S>                                     <C>              <C>
CASH FLOWS FROM OPERATING 
 ACTIVITIES:					
					
Net income                           $ 875,828          $ 708,508
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          (47,118)           (34,376)
     Increase in liabilities            20,511              4,998
Net cash provided by operating 
  activities                         1,163,636            993,545


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

CASH FLOWS FROM FINANCING ACTIVITIES -					
     Distributions to partners        (809,760)          (809,760)
						
NET INCREASE IN CASH AND 
 CASH EQUIVALENTS                      341,463            183,785
					
CASH AND CASH EQUIVALENTS:					
At beginning of period                 529,808            560,121
At end of period                     $ 871,271          $ 743,906
					                                    
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, 1998,  and for
the periods ended September 30, 1998 and 1997, 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, 1998,  is  as  follows: 

<TABLE>
        <S>                              <C>
        Land                             $ 1,759,000
        Buildings                          8,391,680
        Furniture and Equipment               35,185 
        Total                             10,185,865
        Less: Accumulated Depreciation   ( 6,586,954)
        Property - Net                   $ 3,598,911

</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.