DSI REALTY INCOME FUND VI					
(A California Real Estate Limited Partnership)					
					
BALANCE SHEETS(UNAUDITED), SEPTEMBER 30, 1997 AND DECEMBER 31, 1996      

<TABLE>
<CAPTION>					
                             September 30,        December 31,
                                 1997                1996 
<S>                           <C>                <C>
ASSETS
					
CASH AND CASH EQUIVALENTS      $ 743,906         $  560,121
PROPERTY                       3,990,965          4,305,379
OTHER ASSETS                      72,718             38,342
					
TOTAL                         $4,807,589         $4,903,842
					
LIABILITIES AND PARTNERS' EQUITY					
					
LIABILITIES                     $381,940           $376,941
					
PARTNERS' EQUITY:					
General Partners                 (49,029)           (48,017)
Limited Partners               4,474,678          4,574,918
     Total partners' equity    4,425,649          4,526,901
					
TOTAL                         $4,807,589         $4,903,842

					
See accompanying notes to financial statements (unaudited).
</TABLE>
					
STATEMENTS OF INCOME (UNAUDITED)					
FOR THE THREE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996
<TABLE>
<CAPTION>
					
                              September 30,      September 30,
                                  1997               1996
<S>                               <C>                <C> 
REVENUES:					
Rental Income                   $647,974           $651,542
Interest                           4,787              5,205
     Total revenue               652,761            656,747
					
EXPENSES:					
Operating Expenses               358,588            299,996
General and administrative        43,843             48,109
     Total expenses              402,431            348,105
					
NET INCOME                      $250,330           $308,642
				
AGGREGATE NET INCOME ALLOCATED TO: 					
    Limited partners            $247,827           $305,556
    General partners               2,503              3,086
TOTAL                           $250,330           $308,642
NET INCOME PER 
   LIMITED PARTNERSHIP UNIT       $10.43             $12.86 
					
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, 1997 AND 1996

<TABLE>
<CAPTION>

                               September 30,    September 30,
                                   1997             1996

<S>                              <C>              <C>

REVENUES:
Rental Income                   $1,888,221        $1,894,939     
Interest                            11,825            12,905

Total Revenues                   1,900,046         1,907,844

EXPENSES:
Operating Expenses               1,011,999           902,949
General and administrative         179,539           171,003

Total expenses                   1,191,538         1,073,952

NET INCOME                         708,508           833,892

AGGREGATE NET INCOME ALLOCATED TO:
Limited Partners                   701,423           825,553
General Partners                     7,085             8,339

TOTAL                              708,508           833,892

NET INCOME PER LIMITED 
PARTNERSHIP UNIT                     29.53             34.76

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, 1997 AND 1996

<TABLE>
<CAPTION>					
                                GENERAL       LIMITED		
                                PARTNERS      PARTNERS       TOTAL
					
<S>                             <C>          <C>          <C>
                                 
EQUITY AT DECEMBER 31, 1995     ($44,075)    $4,965,085   $4,921,010
					
NET INCOME                         8,339        825,553      833,892
DISTRIBUTIONS                     (8,097)      (801,663)    (809,760)
					
EQUITY AT SEPTEMBER 30, 1996    ($43,833)    $4,988,975   $4,945,142

EQUITY AT DECEMBER 31, 1996     ($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

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

STATEMENTS OF CASH FLOWS (UNAUDITED)					
FOR THE NINE MONTHS ENDED SEPTEMBER 30, 1997 AND 1996

<TABLE>
<CAPTION>
                                    September 30,      September 30,
                                        1997               1996 

<S>                                     <C>              <C>
CASH FLOWS FROM OPERATING 
 ACTIVITIES:					
					
Net income                           $ 708,508          $ 833,892
Adjustments to reconcile net 
  income to net	cash provided 
  by operating activities:					
     Depreciation                      314,415            311,094
  Changes in assets and liabilities:					
     Increase in other assets          (34,376)           (39,253)
     Increase in liabilities             4,998              1,644
Net cash provided by operating 
  activities                           993,545          1,107,377


CASH FLOWS FROM FINANCING ACTIVITIES -					
     Distributions to partners        (809,760)          (809,760)
						
NET INCREASE IN CASH AND 
 CASH EQUIVALENTS                      183,785            297,617
					
CASH AND CASH EQUIVALENTS:					
At beginning of period                 560,121            506,933
At end of period                     $ 743,906          $ 804,550
					                                    
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, 1997,  and for
the periods ended September 30, 1997 and 1996, 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, 1997,  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   ( 6,167,734)
        Property - Net                   $ 3,990,965

</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.