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 March 31, 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 March 31, 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 March 31, 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
               March 31, 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: April 30, 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:  April 30, 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




                            April 30, 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 March 31, 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 March 31, 2004 and 2003, revenues decreased
7.0% from $721,110 to $670,669, total expenses decreased 21.2% from $428,588
to $337,588 and other income decreased from $219 to $208.  As a result, net
income increased 13.9% from $292,741 for the three-month period ended March 31,
2003, to $333,289 for the same period in 2004.  The revenue decrease can be
attricuted to a decrease in rental income as a result of lower occupancy rates.
Occupancy levels for the Partnership's six mini-storage facilities averaged
81.4% for the three-month period ended March 31, 2004, compared to 84.5% 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.  Oper-
ating expenses decreased approximately $83,500 (23.8%) primarily due to a
decrease in depreciation, partially offset by increases in maintenance and
repair, real estate tax and security alarm service expenses.  General and
administrative expenses decreased approximately $7,500 (9.7%) as a result of
decreases in incentive management fee and equipment and computer lease expenses,
partially offset by an increase in legal and professional expense.

The General Partners plan to continue their policy of funding the continuing
improvement and maintenance of Partnership properties with cash generated
from operations.  The Partnership's resources appear to be adequate to meet
its needs for the next twelve months and beyond.  The General Partners anti-
cipate 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), MARCH 31, 2004 AND DECEMBER 31, 2003


                               March 31,          December 31,
                                 2004                2003

ASSETS

CASH AND CASH EQUIVALENTS      $ 671,356         $  656,745
PROPERTY,NET                   1,769,589          1,769,589
OTHER ASSETS                      74,910             74,910

TOTAL                         $2,515,855         $2,501,244

LIABILITIES AND PARTNERS' EQUITY (DEFICIT)

LIABILITIES                     $358,055           $406,813

PARTNERS' EQUITY (DEFICIT):
General Partners                 (71,707)           (72,341)
Limited Partners               2,229,507          2,166,772

     Total partners' equity    2,157,800          2,094,431

TOTAL                         $2,515,855         $2,501,244


See accompanying notes to financial statements (unaudited).


STATEMENTS OF INCOME (UNAUDITED)
FOR THE THREE MONTHS ENDED March 31, 2004 AND 2003

                                March 31,         March 31,
                                  2004               2003
REVENUES:
Rental                          $670,669           $721,110

EXPENSES:
Operating                        267,618            351,073
General and administrative        69,970             77,515
     Total expenses              337,588            428,588

OPERATING INCOME                $333,081           $292,522

OTHER INCOME
 Interest                            208                219

NET INCOME                       333,289            292,741


AGGREGATE NET INCOME ALLOCATED TO :
    Limited partners            $329,956           $289,814
    General partners               3,333              2,927

TOTAL                           $333,289           $292,741

NET INCOME PER
   LIMITED PARTNERSHIP UNIT       $13.89             $12.20

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 (DEFICIT)(UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2004


                                GENERAL       LIMITED
                                PARTNERS      PARTNERS       TOTAL


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

NET INCOME                         3,333         329,956      333,289
DISTRIBUTIONS                     (2,699)       (267,221)    (269,920)

BALANCE AT MARCH 31, 2004       ($71,707)     $2,229,507   $2,157,800


See accompanying notes to financial statements(unaudited).



STATEMENTS OF CASH FLOWS (UNAUDITED)
FOR THE THREE MONTHS ENDED MARCH 31, 2004 AND 2003


                                      March 31,          March 31,
                                        2004               2003

CASH FLOWS FROM OPERATING
 ACTIVITIES:

Net income                             $ 333,289        $ 292,741
Adjustments to reconcile net
  income to net	cash provided
  by operating activities:
     Depreciation                              0           98,402
  Changes in assets and liabilities:
     Increase in other assets                  0          (19,800)
     Decrease in liabilities             (48,758)         (51,262)
Net cash provided by operating
  activities                             284,531          320,081

CASH FLOWS FROM FINANCING ACTIVITIES-
     Distributions to partners          (269,920)        (269,920)

NET INCREASE IN CASH AND
 CASH EQUIVALENTS                         14,611           50,161

CASH AND CASH EQUIVALENTS:
At beginning of period                   656,745          526,418
At end of period                       $ 671,356        $ 576,579

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  March 31, 2004,  and for
the periods ended  March 31, 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  March  31, 2004,  is  as  follows:

<TABLE>
        <S>                              <C>
        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

</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.


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 tnad the Chief Executive Officer.  These disclosure
controls and procedures and 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 is communicated 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 subsequent 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:  April 30, 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:  April 30, 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 March 31, 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
                                    April 30, 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 March 31, 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
                                    April 30, 2004