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 June 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 June 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 June 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
               June 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: July 31, 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:  July 31, 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





                             July 31, 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 June 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  June 30, 2004, and 2003, total  revenues
decreased 11.7% from $716,697 to $632,876 and total expenses decreased 15.3%
from $426,448 to $361,236 and other income increased from $179 to $209. As a
result, net income decreased 6.4% from $290,428 for the three-month period
ended June 30, 2003, to $271,849 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 79.5% for the three-month period ended
June 30, 2004, compared to 86.2% 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 decreased approximately
$56,400 (16.5%) primarily due to decreases in depreciation, property manage-
ment fees, salaries and wages and power and sweeping expenses, partially
offset by increases in advertising, maintenance and repairs, office supplies
and real estate tax expenses.  Depreciation decreased as the Partnership
properties became fully depreciated during the prior year.  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 $8,800 (10.5%) primarily as a result of a decrease in incentive
management fee expense.

For the six-month  periods ended  June 30, 2004, and  2003,  total revenues
decreased 9.3% from $1,437,808 to $1,303,545, total expenses decreased 18.3%
from $855,037 to $698,824 and other income increased from $398 to $417.  As
a result, net income increased 3.8% from $583,169 for the six months ended
June 30, 2003, to $605,138 for the same period in 2004.  The revenue decrease
can be attributed to a decrease in rental revenue as a result of lower occu-
pancy and unit rental rates.  Operating expenses decreased approximately
$139,800 (20.2%) 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 and real estate tax
expenses. General and administrative expenses decreased approximately $16,400
(10.2%) primarily as a result a decrease in incentive management fee expense.

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), JUNE 30, 2004 AND DECEMBER 31, 2003

                               June 30,          December 31,
                                 2004                2003

ASSETS

CASH AND CASH EQUIVALENTS     $  689,224         $  656,745
PROPERTY, Net                  1,769,589          1,769,589
OTHER ASSETS                      74,910             74,910

TOTAL                         $2,533,723         $2,501,244

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                     $373,994           $406,813

PARTNERS' EQUITY (DEFICIT):
General Partners                 (71,688)           (72,341)
Limited Partners               2,231,417          2,166,772
     Total partners' equity    2,159,729          2,094,431

TOTAL                         $2,533,723         $2,501,244

See accompanying notes to financial statements (unaudited).


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

                                June 30,           June 30,
                                  2004               2003
REVENUES:
Rental                          $632,876           $716,697

EXPENSES:
Operating                        286,127            342,511
General and administrative        75,109             83,937
     Total expenses              361,236            426,448


OPERATING INCOME                $271,640           $290,249

OTHER INCOME
  Interest                           209                179

NET INCOME                      $271,849           $290,428


AGGREGATE NET INCOME ALLOCATED TO :
    Limited Partners            $269,131           $287,524
    General Partners               2,718              2,904

TOTAL                           $271,849           $290,428

NET INCOME PER
   LIMITED PARTNERSHIP UNIT      $ 11.33            $ 12.10

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 SIX MONTHS ENDED JUNE 30, 2004 AND 2003


                                 June 30,            June 30,
                                   2004                2003

REVENUES:
Rental                         $1,303,545          $1,437,808

EXPENSES:
Operating                         553,745             693,585
General and administrative        145,079             161,452

Total expenses                    698,824             855,037

OPERATING INCOME                 $604,721            $582,771

OTHER INCOME
  Interest                            417                 398

NET INCOME                       $605,138            $583,169

AGGREGATE NET INCOME
ALLOCATED TO:
 Limited Partners                $599,087            $577,337
 General Partners                   6,051               5,832

TOTAL                            $605,138            $583,169

NET INCOME PER LIMITED
 PARTNERSHIP UNIT                  $25.22              $24.31

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 SIX MONTHS ENDED JUNE 30, 2004

                                GENERAL       LIMITED
                                PARTNERS      PARTNERS       TOTAL


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

NET INCOME                         6,051         599,087      605,138
DISTRIBUTIONS                     (5,398)       (534,442)    (539,840)

BALANCE AT JUNE 30, 2004        ($71,688)     $2,231,417   $2,159,729


See accompanying notes to financial statements(unaudited).



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

                                      June 30,          June 30,
                                        2004              2003

CASH FLOWS FROM OPERATING
 ACTIVITIES:

Net income                             $ 605,138        $ 583,169
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          (32,554)
     Decrease  in liabilities            (32,819)         (92,883)
Net cash provided by operating
  activities                             572,319          624,871

CASH FLOWS FROM FINANCING ACTIVITIES -
     Distributions to partners          (539,840)        (539,841)

NET INCREASE IN CASH AND
 CASH EQUIVALENTS                         32,479           85,030

CASH AND CASH EQUIVALENTS:
At beginning of period                   656,745          526,418
At end of period                       $ 689,224        $ 611,448


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  June 30, 2004,  and for
the periods ended  June 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  June  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 iscommunicated 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 sub-
sequent to the date of their evaluation.




                          CERTIFICATIONS

    I, Robert J. 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 cover-
    ed 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 con-
         solidated 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:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, 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 in-
         ternal 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:  July 31, 2004



    Robert J. Conway
    Chief Executive Officer



                          CERTIFICATIONS

    I, Richard P. 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 cover-
    ed 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 con-
         solidated 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:

         a)  all significant deficiencies in the design or operation of internal
         controls which could adversely affect the registrant's ability to re-
         cord, 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 in-
         ternal 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:  July 31, 2004



    Richard P. Conway
    Vice President



                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-Q for the period ending June 30, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Robert J. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and

     (2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.



                                    Robert J. Conway
                                    Chief Executive Officer
                                    July 31, 2004






                       CERTIFICATION PURSUANT TO
                        18 U.S.C. SECTION 1350,
                        AS ADOPTED PURSUANT TO
                SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002



     In connection with the Quarterly Report of DSI Realty Income Fund VI (the
"Partnership") on Form 10-Q for the period ending June 30, 2004 as filed
with the Securities and Exchange Commission on the date hereof (the "Report"),
I, Richard P. Conway, Chief Executive Officer of the Partnership, certify,
pursuant to 18 U.S.C. 1350, as adopted pursuant to 906 of the Sarbanes-Oxley
Act of 2002, that:

     (1) The Report fully complies with the requirements of section 13(a) or
15(d) of the Securities Exchange Act of 1934; and

     (2) The information contained in the Report fairly presents, in all
material respects, the financial condition and result of operations of the
Partnership.



                                    Richard P. Conway
                                    Vice President
                                    July 31, 2004