FORM 10-Q

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549


                Quarterly Report Pursuant to Section 13 or 15(d)
                     of the Securities Exchange Act of 1934


For the Quarter Ended                                Commission File Number
September 30, 1998                                           0-17466

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
             (Exact Name of Registrant as specified in its charter)


        Delaware                                         16-1309987
(State of Formation)                      (IRS Employer Identification Number)



2350 North Forest Road
Suite 12 A
Getzville, New York  14068
(Address of Principal Executive Office)

Registrant's Telephone Number:      (716) 636-0280

Indicate by a 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_____
                                             ---

Indicate by a check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of the registrant's knowledge, in definitive proxy or information
statements incorporated by reference in part III of this Form 10-Q or any
amendment to this Form 10-Q. (X)

As of September 30, 1998 the registrant had 157,377.9 units of limited
partnership interest outstanding.

<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------

                                      INDEX
                                      -----
<TABLE>
<CAPTION>



                                                                            PAGE NO.
                                                                            --------
PART I:  FINANCIAL INFORMATION
------   ---------------------
<S>     <C>                                                                 <C>  
         Balance Sheets -
                  September 30, 1998 and December 31, 1997                     3

         Statements of Operations -
                  Three Months Ended September 30, 1998 and 1997               4

         Statements of Operations -
                  Nine Months Ended September 30, 1998 and 1997                5

         Statements of Cash Flows -
                  Nine Months Ended September 30, 1998 and 1997                6

         Statements of Partners' (Deficit) Capital -
                  Nine Months Ended September 30, 1998 and 1997                7

         Notes to Financial Statements                                        8 - 24


PART II: MANAGEMENT'S DISCUSSION & ANALYSIS OF
-------  FINANCIAL CONDITION & RESULTS OF OPERATIONS                         25 - 27
         -------------------------------------------

</TABLE>

                                       -2-

<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                                 BALANCE SHEETS
                                 --------------
                    September 30, 1998 and December 31, 1997
                    ----------------------------------------
                                   (Unaudited)
<TABLE>
<CAPTION>
                                                                       September 30,              December 31,
                                                                           1998                       1997
                                                                           ----                       ----
<S>                                                                        <C>                        <C>        
ASSETS
------

Property, at cost:
     Land and land improvements                                            $ 2,159,398                $ 2,159,398
     Buildings                                                              17,155,990                 17,197,934
     Furniture and fixtures                                                  1,101,500                  1,101,500
                                                                     ------------------         ------------------
                                                                            20,416,888                 20,458,832
     Less accumulated depreciation                                           6,303,581                  5,831,582
                                                                     ------------------         ------------------
          Property, net                                                     14,113,307                 14,627,250

Investments in real estate joint ventures                                      125,305                    449,640

Escrow deposits                                                                826,081                    570,297
Accounts receivable                                                             29,716                     31,085
Mortgage costs, net of accumulated amortization
     of $240,922 and $141,547                                                  478,167                    561,252
Other assets                                                                     6,545                     45,338
                                                                     ------------------         ------------------

            Total Assets                                                  $ 15,579,121               $ 16,284,862
                                                                     ==================         ==================


LIABILITIES AND PARTNERS' CAPITAL
---------------------------------

Liabilities:
     Cash overdraft                                                          $ 201,940                  $ 229,302
     Mortgages payable                                                      11,365,114                 11,463,892
     Accounts payable and accrued expenses                                   1,076,897                    877,316
     Accounts payable - affiliates                                             244,456                     35,529
     Security deposits and prepaid rents                                       247,091                    238,118
                                                                     ------------------         ------------------
            Total Liabilities                                               13,135,498                 12,844,157
                                                                     ------------------         ------------------

Partners' (Deficit) Capital:
     General partners                                                         (328,469)                  (298,557)
     Limited partners                                                        2,772,093                  3,739,262
                                                                     ------------------         ------------------
           Total Partners' Capital                                           2,443,623                  3,440,705
                                                                     ------------------         ------------------

           Total Liabilities and Partners' Capital                        $ 15,579,121               $ 16,284,862
                                                                     ==================         ==================


</TABLE>
                        See notes to financial statements

                                       -3-

<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                            STATEMENTS OF OPERATIONS
                            ------------------------
                 Three Months Ended September 30, 1998 and 1997
                 ----------------------------------------------
                                   (Unaudited)
<TABLE>
<CAPTION>
                                                                           Three Months                 Three Months
                                                                              Ended                        Ended
                                                                          September 30,                September 30,
                                                                               1998                         1997
                                                                               ----                         ----
<S>                                                                          <C>                            <C>      
Income:
     Rental                                                                  $ 1,016,002                    $ 963,139
     Interest and other income                                                    66,180                       15,227
                                                                          ---------------              ---------------
     Total income                                                              1,082,182                      978,366
                                                                          ---------------              ---------------

Expenses:
     Property operations                                                         715,800                      624,771
     Interest                                                                    250,325                      267,574
     Depreciation and amortization                                               199,866                      247,267
     Administrative:
          Paid to affiliates                                                      83,266                       85,099
          Other                                                                   83,967                      110,131
                                                                          ---------------              ---------------
     Total expenses                                                            1,333,224                    1,334,842
                                                                          ---------------              ---------------

Loss before allocated loss from joint ventures                                  (251,042)                    (356,476)

Allocated loss from joint ventures                                               (79,457)                     (56,013)
                                                                          ---------------              ---------------

Net loss                                                                      $ (330,499)                  $ (412,489)
                                                                          ===============              ===============

Loss per limited partnership unit                                             $    (2.04)                  $    (2.54)
                                                                          ===============              ===============

Distributions per limited partnership unit                                    $        -                   $        -
                                                                          ===============              ===============

Weighted average number of
     limited partnership units
     outstanding                                                                 157,378                      157,378
                                                                          ===============              ===============

</TABLE>
                        See notes to financial statements


                                       -4-


<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                            STATEMENTS OF OPERATIONS
                            ------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
                                   (Unaudited)
<TABLE>
<CAPTION>


                                                                        Nine Months                Nine Months
                                                                           Ended                      Ended
                                                                       September 30,              September 30,
                                                                           1998                       1997
                                                                           ----                       ----
<S>                                                                        <C>                        <C>        
Income:
     Rental                                                                $ 2,947,258                $ 2,748,897
     Interest and other income                                                 187,915                    192,191
                                                                     ------------------         ------------------
     Total income                                                            3,135,173                  2,941,088
                                                                     ------------------         ------------------

Expenses:
     Property operations                                                     2,139,749                  1,545,516
     Interest                                                                  769,604                    752,857
     Depreciation and amortization                                             599,598                    659,134
     Administrative:
          Paid to affiliates                                                   246,518                    280,608
          Other                                                                302,451                    359,492
                                                                     ------------------         ------------------
     Total expenses                                                          4,057,920                  3,597,607
                                                                     ------------------         ------------------

Loss before allocated loss from joint ventures                                (922,747)                  (656,519)

Allocated income (loss) from joint ventures                                    (74,335)                  (119,368)
                                                                     ------------------         ------------------

Net loss                                                                    $ (997,082)                $ (775,887)
                                                                     ==================         ==================

Loss per limited partnership unit                                           $    (6.15)                $    (4.78)
                                                                     ==================         ==================

Distributions per limited partnership unit                                  $        -                 $        -
                                                                     ==================         ==================

Weighted average number of
     limited partnership units
     outstanding                                                               157,378                    157,378
                                                                     ==================         ==================
</TABLE>
                        See notes to financial statements

                                       -5-

<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                            STATEMENTS OF CASH FLOWS
                            ------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
                                   (Unaudited)
<TABLE>
<CAPTION>
                                                                        Nine Months                Nine Months
                                                                           Ended                      Ended
                                                                       September 30,              September 30,
                                                                           1998                       1997
                                                                           ----                       ----
<S>                                                                         <C>                        <C>        
Cash flow from operating activities:
     Net loss                                                               $ (997,082)                $ (775,887)

Adjustments to reconcile net loss to net cash 
     (used in) provided by operating activities:
     Depreciation and amortization                                             599,598                    659,134
     Net (income) loss from joint ventures                                      74,335                    119,368
Changes in operating assets and liabilities:
     Escrow deposits                                                          (255,784)                (1,010,920)
     Accounts receivable                                                         1,369                     (5,165)
     Other assets                                                               10,569                     16,763
     Accounts payable and accrued expenses                                     199,581                     33,338
     Security deposits and prepaid rent                                          8,973                     31,281
                                                                     ------------------         ------------------
Net cash (used in) provided by operating activities                           (358,441)                  (932,088)
                                                                     ------------------         ------------------

Cash flow from investing activities:
     Capital expenditures                                                       41,944                   (233,477)
     Distributions from joint ventures                                         250,000                          -
                                                                     ------------------         ------------------
Net cash (used in) investing activities                                        291,944                   (233,477)
                                                                     ------------------         ------------------

Cash flows from financing activities:
     Cash overdraft                                                            (27,362)                   186,415
     Principal payments on mortgages                                           (98,778)                   (60,919)
     Proceeds from mortgage refinancing, net                                         -                  1,654,382
     Mortgage acquisition costs                                                (16,290)                  (653,747)
     Accounts payable - affiliates                                             208,927                     39,434
                                                                     ------------------         ------------------
Net cash provided by financing activities                                       66,497                  1,165,565
                                                                     ------------------         ------------------

Increase (decrease) in cash                                                          -                          -

Cash - beginning of period                                                           -                          -
                                                                     ------------------         ------------------

Cash - end of period                                                         $       -                  $       -
                                                                     ==================         ==================

Supplemental Disclosure of Cash Flow Information:
     Cash paid for interest                                                  $ 684,982                  $ 691,893
                                                                     ==================         ==================

</TABLE>
                        See notes to financial statements

                                       -6-

<PAGE>

              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                    STATEMENTS OF PARTNERS' (DEFICIT) CAPITAL
                    -----------------------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
                                   (Unaudited)
<TABLE>
<CAPTION>



                                                                General                       Limited Partners
                                                               Partners
                                                                Amount                 Units                   Amount
                                                                ------                 -----                   ------

<S>                                                               <C>                     <C>                  <C>        
Balance, January 1, 1997                                          $ (264,898)             157,377.9            $ 4,827,559

Net loss                                                             (23,277)                     -               (752,610)
                                                           ------------------      ----------------       -----------------

Balance, September 30, 1997                                       $ (288,175)             157,377.9            $ 4,074,949
                                                           ==================      ================       =================




Balance, January 1, 1998                                          $ (298,557)             157,377.9            $ 3,739,262

Net loss                                                             (29,912)                     -               (967,169)
                                                           ------------------      ----------------       -----------------

Balance, September 30, 1998                                       $ (328,469)             157,377.9            $ 2,772,093
                                                           ==================      ================       =================
</TABLE>

                        See notes to financial statements


                                       -7-


<PAGE>


              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------
                          NOTES TO FINANCIAL STATEMENTS
                          -----------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
                                   (Unaudited)


1.   GENERAL PARTNERS' DISCLOSURE
     ----------------------------

     In the opinion of the General Partners of Realmark Property Investors
     Limited Partnership VI-A, all adjustments necessary for a fair presentation
     of the Partnership's financial position, results of operations and changes
     in cash flows for the nine month periods ended September 30, 1998 and 1997,
     have been made in the financial statements. Such financial statements are
     unaudited and subject to any year-end adjustments which may be necessary.


2.   FORMATION AND OPERATION OF PARTNERSHIP
     --------------------------------------

     Realmark Property Investors Limited Partnership VI-A (the "Partnership"), a
     Delaware Limited Partnership, was formed on September 21, 1987, to invest
     in a diversified portfolio of income-producing real estate investments.

     In November 1987, the Partnership commenced the public offering of units of
     limited partnership interest. Other than matters relating to organization,
     it had no business activities and, accordingly, had not incurred any
     expenses or earned any income until the first interim closing (minimum
     closing) of the offering, which occurred on February 12, 1988. The offering
     was concluded on November 10, 1988, at which time 157,377.9 units of
     limited partnership interest were sold and outstanding, including 30 units
     held by an affiliate of the General Partners. The offering terminated on
     November 10, 1988 with gross offering proceeds of $15,737,790. The General
     Partners are Realmark Properties, Inc., a wholly-owned subsidiary of J.M.
     Jayson & Company, Inc. and Joseph M. Jayson, the Individual General
     Partner. Joseph M. Jayson is the sole shareholder of J.M. Jayson & Company,
     Inc.

     Under the partnership agreement, the general partners and their affiliates
     can receive compensation for services rendered and reimbursement for
     expenses incurred on behalf of the Partnership.


                                       -8-


<PAGE>

     FORMATION AND OPERATION OF PARTNERSHIP (CONTINUED)

     Net income or loss and proceeds arising from a sale or refinancing shall be
     distributed first to the limited partners in amounts equivalent to a 7%
     return on the average of their adjusted capital contributions, then an
     amount equal to their capital contributions, then an amount equal to an
     additional 5% of the average of their adjusted capital contributions after
     the general partners receive a 3% property disposition fee. Such fees shall
     be reduced, but not below zero, by the amounts necessary to pay to limited
     partners whose subscriptions were accepted by January 31, 1988, an
     additional cumulative annual return (not compounded) equal to 2% based on
     their average adjusted capital contributions, and to limited partners whose
     subscriptions were accepted between February 1, 1988 and June 30, 1988, an
     additional cumulative annual return (not compounded) equal to 1% based on
     their average adjusted capital contributions commencing with the first
     fiscal quarter following the termination of the offering of units, then to
     all partners in an amount equal to their respective positive capital
     balances, and finally, in the ratio of 87% to the limited partners and 13%
     to the general partners.

     The partnership agreement also provides that distribution of funds,
     revenues, costs and expenses arising from partnership activities, exclusive
     of any sale or refinancing activities, are to be allocated 97% to the
     limited partners and 3% to the general partners.

3.   SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
     ------------------------------------------

     Use of estimates
     ----------------

     The preparation of financial statements in conformity with generally
     accepted accounting principles requires management to make estimates and
     assumptions that affect the reported amounts of assets and liabilities and
     disclosure of contingent assets and liabilities at the date of the
     financial statements and the reported amounts of revenues and expenses
     during the reporting period. Actual results could differ from those
     estimates.

     Cash
     ----

     For purposes of reporting cash flows, cash includes the following items:
     cash on hand; cash in checking; and money market savings.


                                       -9-


<PAGE>

     SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTINUED)
     -----------------------------------------------------

     Property and Depreciation
     -------------------------

     Depreciation is provided using the straight-line method over the estimated
     useful lives of the respective assets. Expenditures for maintenance and
     repairs are expensed as incurred, and major renewals and betterments are
     capitalized. The Accelerated Cost Recovery System and Modified Accelerated
     Cost Recovery System are used to determine depreciation expense for tax
     purposes.

     Mortgage Costs
     --------------

     Mortgage costs consist of fees for obtaining financing and are being
     amortized over the life of the mortgage.

     Unconsolidated Joint Ventures
     -----------------------------

     The Partnership's investment in affiliated real estate joint ventures are
     accounted for on the equity method.

     Rental Income
     -------------

     Leases for residential properties have terms of one year or less.
     Commercial leases generally have terms ranging from one to five years.
     Rental income is recognized on the straight line method over the term of
     the lease.

     Rents Receivable
     ----------------

     Due to the nature of these accounts, residential rents receivable are fully
     reserved as of September 30, 1998 and 1997.


                                      -10-


<PAGE>

4.   ACQUISITION AND DISPOSITION OF RENTAL PROPERTY
     ----------------------------------------------

     Inducon Joint Venture - Columbia (the "Venture") was formed pursuant to an
     agreement dated March 16, 1988 between the Partnership and Trion
     Development Group, Inc., a New York corporation (the "Corporation"). The
     primary purpose of the Venture was to acquire and lease land and construct
     office/warehouse buildings as income producing property. The Partnership
     contributed initial capital to the Venture of $1,064,950, which was used to
     fund the development costs. On May 19, 1989 the Partnership purchased the
     minority venturer's interest in the Inducon Joint Venture - Columbia for
     $130,000. The office complex, located in Columbia, South Carolina, consists
     of four (4) buildings. The first phase was placed in service in July 1989
     and has a total cost of $1,793,276, which includes $311,358 in acquisition
     fees. The second phase was put in service in December 1991 and has a total
     cost of $1,815,206, which includes $48,796 of capitalized interest.

     In February 1989 the Partnership acquired an 80 unit apartment complex
     (Beaver Creek) located in Beaver County, Pennsylvania for a purchase price
     of $1,872,887, which included $347,404 in acquisition fees.

     In June 1989 the Partnership acquired a 240 unit apartment complex
     (Countrybrook Estates, formerly West Creeke) located in Louisville,
     Kentucky for a purchase price of $5,670,984, which included $334,285 in
     acquisition fees.

     In March 1990 the Partnership purchased a 131 unit apartment complex
     (Stonegate) located in Mobile, Alabama for a purchase price of $4,145,367,
     which included $225,620 in acquisition fees.

     In March 1991 the Partnership purchased a 230 unit apartment complex (The
     Commons on Lewis Avenue, formerly Williamsburg Commons) located in Tulsa,
     Oklahoma for a purchase price of $2,965,803, which included $269,721 in
     acquisition fees.

     In September 1991 the Partnership entered into an agreement and formed a
     joint venture with Realmark Property Investors Limited Partnership II and
     VI-B (RPILP II and VI-B) for the purpose of operating the 250 unit Foxhunt
     Apartments in Kettering, Ohio and owned by RPILP II. In April 1992 the
     Partnership's capital contribution of $389,935 plus interest was returned
     by RPILP II and the Partnership's interest in the joint venture ended.


                                      -11-


<PAGE>

     ACQUISITION AND DISPOSITION OF RENTAL PROPERTY (CONTINUED)
     ---------------------------------------------------------

     In May 1992 the Partnership entered into an agreement to form a joint
     venture with Realmark Property Investors Limited Partnership (RPILP) for
     the purpose of operating the 144 unit Gold Key Apartments located in
     Englewood, Ohio and owned by RPILP.

     In August 1992 the Partnership entered into a joint venture agreement for
     the purpose of operating Research Triangle Industrial Park West, a 150,000
     square foot office/warehouse facility located in Durham, North Carolina.
     The original joint venture agreement to develop and operate the property,
     created between Realmark Property Investors Limited Partnership II (RPILP
     II) and Adaron Group (Adaron), was dissolved, and the Partnership acquired
     all rights held by Adaron.


5.   MORTGAGES AND NOTES PAYABLE
     ---------------------------

     In connection with the acquisition of rental property, the Partnership
     obtained mortgages as follows:

     Countrybrook Estates (formerly West Creeke)
     ------------------------------------------

     A mortgage with a balance of $3,415,000 at September 30, 1998 and 1997,
     providing for monthly interest payments of $40,501, bearing interest at
     9.1875%. The note matures June 1999. The note is secured by the
     Countrybrook Estates complex.

     Inducon - Columbia
     ------------------

     A mortgage payable with a balance of $2,128,245 at September 30, 1998 with
     monthly payments of $16,787 including interest at 7.867%. The maturity date
     of the mortgage is October 2022. The mortgage is secured by the
     Inducon-Columbia Office/Warehouse buildings.


                                      -12-


<PAGE>

     MORTGAGES AND NOTES PAYABLE (CONTINUED)
     --------------------------------------

     On July 27, 1989 a construction loan was approved. Interest on the amount
     advanced is at the prime rate, as announced by Nations Bank, plus 1.25%.
     Interest is payable in monthly installments commencing the first month
     following the first advance, and continuing until July 10, 1994. On that
     date the Partnership had the option of purchasing two one-year extensions
     by paying, at the time of each extension, a fee equal to one-half of one
     percent of the then outstanding principal balance. The Partnership
     exercised both of its options, and has extended the due date to July 10,
     1996 at which time another extension was granted to April 1997. On July 26,
     1993 the construction loan was restructured to allow up to $500,000 to be
     advanced solely for tenant upfit expenses. All terms under the original
     agreement are still in effect. As of September 30, 1997 loan advances
     amounted to $2,200,000. This loan was refinanced into the mortgage
     described above during 1997. No significant gain or loss on the refinancing
     occurred.

     Stonegate
     ---------

     A mortgage with a balance of $2,628,633 and $2,642,980 at September 30,
     1998 and 1997, providing for monthly principal and interest payments of
     $20,207, bearing interest at 8.43%. The note matures July 2027.

     The Commons on Lewis Avenue (formerly Williamsburg Commons)
     ----------------------------------------------------------

     A mortgage with a balance of $1,853,788 and $1,870,469 at September 30,
     1998 and 1997, respectively, providing for monthly interest only payments
     ranging from 8% to 12% annually. Principal and interest payments began May
     1996 with an effective interest rate of 10% per the loan agreement. The
     entire principal balance, plus accrued interest, is due and payable April
     1, 2001.

     Beaver Creek
     ------------

     A mortgage with a balance of $1,340,033 and $1,039,000 at September 30,
     1998 and 1997, respectively, providing for monthly principal and interest
     payments of $10,137 and $7,864, bearing interest at 8.23% and 8.33%,
     respectively. The note was re-sized with additional proceeds being taken
     out; the note matures July 2027.

     The mortgages described above are secured by the individual properties to
     which they relate.


                                      -13-


<PAGE>

     MORTGAGES AND NOTES PAYABLE (CONTINUED)
     ---------------------------------------

     The aggregate maturities of mortgages payable for each of the next five
     years and thereafter are as follows:

                  Year                          Amount
                  ----                          ------

                  1998                      $    231,748
                  1999                         3,634,473
                  2000                           221,719
                  2001                         1,989,071
                  2002                           198,196
                  Thereafter                   5,188,685
                                            ------------

                  TOTAL                     $ 11,463,892
                                            ============


6.   FAIR VALUE OF FINANCIAL INSTRUMENTS
     -----------------------------------

     Statement of Financial Accounting Standards No. 107 requires disclosure
     about fair value of certain financial instruments. The fair value of cash,
     accounts receivable, accounts payable, accrued expenses, accounts payable -
     affiliates and deposit liabilities approximate the carrying value due to
     the short-term nature of these instruments.

     Management has determined that the estimated fair values of the mortgages
     payable on Countrybrook Estates, Stonegate Townhouses, Inducon-Columbia and
     Beaver Creek, with carrying values of $3,415,000, $2,628,633, $2,128,245
     and $1,340,033 at September 30, 1998, respectively, are believed to
     approximate their carrying value since new mortgages were obtained
     recently.

     Management has estimated the fair value of the mortgage payable on The
     Commons on Lewis Avenue, based on currently available rates, is
     approximately $2,018,000. The carrying value of the mortgage is $1,853,788.


7.   RELATED PARTY TRANSACTIONS
     --------------------------

     Management fees for the management of certain of the Partnership's
     properties are paid to an affiliate of the General Partners. The management
     agreement provides for 5% of gross monthly receipts of the complexes to be
     paid as fees for administering the operations of the properties. These fees
     totaled $128,225 and $148,989 for the nine months ended September 30, 1998
     and 1997, respectively.

                                      -14-


<PAGE>

     RELATED PARTY TRANSACTIONS (CONTINUED)
     -------------------------------------

     According to the terms of the Partnership Agreement, the General Partner is
     also entitled to receive a partnership management fee equal to 7% of net
     cash flow (as defined in the Partnership Agreement), 2% of which is
     subordinated to the limited partners having received an annual cash return
     equal to 7% of their adjusted capital contributions. There were no such
     fees paid or accrued for the nine months ended September 30, 1998 or 1997.

     The general partners are also allowed to collect a property disposition fee
     upon the sale of acquired properties. This fee is not to exceed the lesser
     of 50% of amounts customarily charged in arm's-length transactions by
     others rendering similar services for comparable properties, or 3% of the
     sales price. The property disposition fee is subordinate to payments to the
     limited partners of a cumulative annual return (not compounded) equal to 7%
     of their average adjusted capital balances and to repayment to the limited
     partners of an amount equal to their original capital contributions. No
     properties have been sold as of September 30, 1998 and accordingly, there
     have been no property disposition fees paid or earned by the general
     partner.

     Pursuant to the terms of the Partnership agreement, the corporate general
     partner charges the Partnership for reimbursement of certain costs and
     expenses incurred by the corporate general partner and its affiliates in
     connection with the administration of the Partnership and acquisition of
     properties. These charges are for the Partnership's allocated share of such
     costs and expenses as payroll, travel, communication costs related to
     partnership accounting, partner communication and relations, and
     acquisition of properties. Partnership accounting, communication, marketing
     and acquisition expenses are allocated based on total assets, number of
     partners and number of units, respectively.

     Computer service charges for the partnerships are paid or accrued to an
     affiliate of the General Partner. The fee is based upon the number of
     apartment units and totaled $7,920 for both the nine months ended September
     30, 1998 and 1997.

     Accounts payable - affiliates amounted to $244,456 and $39,434 at September
     30, 1998 and 1997, respectively. This balance is payable to the General
     Partners and/or its affiliates on demand.

8.   INCOME TAXES
     ------------

     No provision has been made for income taxes since the income or loss of the
     partnership is to be included in the tax returns of the Individual
     Partners.

                                      -15-

     INCOME TAXES (CONTINUED)
     -----------------------

     The tax returns of the Partnership are subject to examination by the
     Federal and state taxing authorities. Under federal and state income tax
     laws, regulations and rulings, certain types of transactions may be
     accorded varying interpretations and, accordingly, reported partnership
     amounts could be changed as a result of any such examination.

     The reconciliation of net loss for the nine months ended September 30, 1998
     and 1997 as reported in the statements of operations, and as would be
     reported for tax purposes, is as follows:

<TABLE>
<CAPTION>

                                                         September 30,               September 30,          
                                                              1998                        1997              
                                                              ----                        ----              
<S>                                                       <C>                          <C>                  
     Net loss - statement of operations                   $    (997,082)               $   (775,887)        
                                                                                                            
     Add to (deduct from):                                                                                  
          Difference in depreciation                            (26,460)                     82,000         
          Tax basis adjustments -                                                                           
          Joint Ventures                                         61,000                     117,000         
          Allowance for doubtful accounts                       114,000                      90,000         
                                                          -------------              --------------         
                                                                                                            
     Net (loss) - tax return purposes                     $    (848,542)               $   (486,887)        
                                                          =============              ==============         
                                                                                                            
     
</TABLE>

                                      -16-


<PAGE>

     INCOME TAXES (CONTINUED)
     -----------------------

     The reconciliation of Partners' Capital as of September 30, 1998 and
     December 31, 1997 as reported in the balance sheet, and as reported for tax
     purposes, is as follows:
<TABLE>
<CAPTION>
                                                          September 30,              December  31,     
                                                              1998                        1997         
                                                              ----                        ----         
<S>                                                       <C>                        <C>               
     Partners' Capital - balance sheet                    $  2,443,623               $  3,440,705      
                                                                                                       
     Add to (deduct from):                                                                             
          Accumulated difference in                                                                    
          depreciation                                         193,823                    220,283      
          Tax basis adjustment -                                                                       
          Joint Ventures                                     1,012,889                    951,889      
          Syndication fees                                   2,312,863                  2,312,863      
          Other non-deductible expenses                        657,162                    543,162      
                                                        --------------             --------------      
                                                                                                       
     Partners' Capital - tax return purposes              $  6,620,360               $  7,468,902      
                                                        ==============             ==============      
</TABLE>
     
9.   INVESTMENT IN JOINT VENTURES
     ----------------------------

     On September 27, 1991 the Partnership entered into an agreement to form a
     joint venture with Realmark Property Investors Limited Partnership II
     (RPILP II) and Realmark Property Investors Limited Partnership VI-B (RPILP
     VI-B). The joint venture was formed for the purpose of operating the
     Foxhunt Apartments located in Dayton, Ohio and owned by RPILP II. Under the
     terms of the original agreement, the Partnership contributed $390,000 and
     RPILP VI-B contributed $1,041,568 to buy out the wraparound promissory note
     on the property. RPILP II contributed the property net of the first
     mortgage.

     On April 1, 1992 the Partnership's interest in the joint venture was bought
     out by RPILP II for $389,935 plus accrued interest at 15%. The joint
     venture agreement had provided that any income, loss, gain, cash flow or
     sale proceeds be allocated 63.14% to RPILP II, 10.04% to the Partnership,
     and 26.82% to RPILP VI-B. The allocated net loss of the joint venture from
     the date of inception through April 1, 1992 was accounted for on the equity
     method due to the general partner's active relationship with each venturer.


                                      -17-


<PAGE>

     INVESTMENT IN JOINT VENTURES (CONTINUED)
     ----------------------------------------

     On May 5, 1992 the Partnership entered into an agreement to form a joint
     venture with Realmark Property Investors Limited Partnership (RPILP) for
     the purpose of operating the Gold Key Apartments located in Englewood, Ohio
     and owned by RPILP. Under the terms of the original joint venture
     agreement, the Partnership contributed $497,912 and RPILP contributed the
     property net of the outstanding mortgage.

     On March 1, 1993 the Partnership contributed an additional $125,239, in the
     process increasing its ownership percentage in the joint venture. The joint
     venture agreement had provided that any income, loss, gain, cash flow or
     sale proceeds be allocated 68% to RPILP and 32% to the Partnership. The
     additional 1993 capital contribution changed the allocation to 60% and 40%,
     respectively.

     Due to the general partner's active relationship with each venturer, the
     Partnership accounts for its interest on the equity method. The equity
     ownership has been determined based upon the cash paid into the general
     partner's estimate of the fair market value of the apartment complex and
     other assets at the date of inception.

     A summary of the assets, liabilities and partners' capital (deficiency) of
     the joint venture as of September 30, 1998 and December 31, 1997 and the
     results of its operations for the nine months ended September 30, 1998 and
     1997 is as follows:


                                      -18-
<PAGE>
                    CARRIAGE HOUSE OF ENGLEWOOD JOINT VENTURE
                    -----------------------------------------
                                 BALANCE SHEETS
                                 --------------
                    September 30, 1998 and December 31, 1997
                    ----------------------------------------
<TABLE>
<CAPTION>
                                                                          September 30,                 December 31,
                                                                               1998                         1997
                                                                               ----                         ----
<S>                                                                            <C>                          <C>      
ASSETS
------

Property, at cost:
     Land and land improvements                                                $ 367,500                    $ 367,500
     Building                                                                  2,475,133                    2,475,133
     Building equipment                                                          164,142                      164,141
                                                                          ---------------              ---------------
                                                                               3,006,775                    3,006,774
     Less accumulated depreciation                                             1,819,658                    1,753,995
                                                                          ---------------              ---------------
          Property, net                                                        1,187,117                    1,252,779

Cash                                                                              17,062                            -
Escrow deposits                                                                   99,988                      155,194
Other assets                                                                     159,341                      213,679
                                                                          ---------------              ---------------

                 Total Assets                                                $ 1,463,508                  $ 1,621,652
                                                                          ===============              ===============

LIABILITIES AND PARTNERS' (DEFICIT)
----------------------------------

Liabilities:
     Cash overdraft                                                          $         -                  $   286,850
     Mortgages payable                                                         2,895,748                    2,914,486
     Accounts payable and accrued expenses                                       362,925                      223,856
     Accounts payable - affiliates                                               399,201                            -
     Accrued interest                                                             22,029                       65,539
     Security deposits and prepaid rent                                           53,944                       42,969
                                                                          ---------------              ---------------
                 Total Liabilities                                             3,733,847                    3,533,700
                                                                          ---------------              ---------------


Partners' Capital (Deficit):
     The Partnership                                                              29,282                      172,598
     RPILP                                                                    (2,299,621)                  (2,084,646)
                                                                          ---------------              ---------------
                Total Partners' (Deficit)                                     (2,270,339)                  (1,912,048)
                                                                          ---------------              ---------------

                Total Liabilities and Partners' (Deficit)                    $ 1,463,508                  $ 1,621,652
                                                                          ===============              ===============
</TABLE>


                                                        -19-

<PAGE>

                    CARRIAGE HOUSE OF ENGLEWOOD JOINT VENTURE
                    -----------------------------------------
                            STATEMENTS OF OPERATIONS
                            ------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
<TABLE>
<CAPTION>
                                                                           Nine Months                  Nine Months
                                                                              Ended                        Ended
                                                                          September 30,                September 30,
                                                                               1998                         1997
                                                                               ----                         ----
<S>                                                                            <C>                          <C>      
Income:
     Rental                                                                    $ 450,877                    $ 461,763
     Interest and other income                                                    17,403                       16,618
                                                                          ---------------              ---------------
     Total income                                                                468,280                      478,381
                                                                          ---------------              ---------------

Expenses:
     Property operations                                                         452,825                      351,383
     Interest                                                                    196,281                      234,788
     Depreciation and amortization                                                69,970                       94,815
     Administrative                                                              107,495                       91,203
                                                                          ---------------              ---------------
     Total expenses                                                              826,571                      772,189
                                                                          ---------------              ---------------

Net loss                                                                      $ (358,291)                  $ (293,808)
                                                                          ===============              ===============



Allocation of net loss:
     The Partnership                                                          $ (143,316)                  $ (117,523)
     RPILP                                                                      (214,975)                    (176,285)
                                                                          ---------------              ---------------

                                                                              $ (358,291)                  $ (293,808)
                                                                          ===============              ===============

</TABLE>

                                      -20-
<PAGE>


     INVESTMENT IN JOINT VENTURES (CONTINUED)
     ----------------------------------------

     A reconciliation of the Partnership's investment in the joint venture is as
     follows:
<TABLE>
<CAPTION>
                                                          1998                       1997          
                                                          ----                       ----          
<S>                                                    <C>                         <C>             
     Investment in joint venture, January 1            $   256,052                 $  274,180      
     Allocation of net loss                               (143,316)                  (117,523)     
                                                       ------------                -----------     
                                                                                                   
     Investment in joint venture, September 30         $   112,736                 $  156,657      
                                                       ============                ===========     
</TABLE>

     On August 20, 1992 the Partnership entered into a joint venture agreement
     for the purpose of operating Research Triangle Industrial Park West, an
     office/warehouse facility located in Durham, North Carolina. The original
     joint venture agreement to develop and operate the property created between
     Realmark Property Investors Limited Partnership II (RPILP II) and Adaron
     Group (Adaron) was dissolved, and the Partnership acquired Adaron's
     interest in the joint venture. In the transaction, the Partnership paid
     $575,459 to Adaron and acquired all rights previously held by Adaron. The
     agreement provides for 50% of any income or loss to be allocated to both
     the Partnership and RPILP II.

     A summary of the assets, liabilities and equity of the joint venture as of
     September 30, 1998 and December 31, 1997 and the results of its operations
     for the nine months ended September 30, 1998 and 1997 is as follows:


                                      -21-
<PAGE>
                RESEARCH TRIANGLE INDUSTRIAL PARK JOINT VENTURES
                ------------------------------------------------
                                 BALANCE SHEETS
                                 --------------
                    September 30, 1998 and December 31, 1997
                    ----------------------------------------
<TABLE>
<CAPTION>

                                                                          September 30,                 December 31,
                                                                               1998                         1997
                                                                               ----                         ----
<S>                                                                            <C>                        <C>        
ASSETS
------

Cash and cash equivalents                                                      $ 249,115                  $ 1,127,231
Property, net of accumulated depreciation                                      1,707,705                    1,798,721
Other assets                                                                   1,357,721                      649,541
                                                                          ---------------              ---------------

                 Total Assets                                                $ 3,314,541                  $ 3,575,493
                                                                          ===============              ===============


LIABILITIES AND PARTNERS' (DEFICIT)
----------------------------------

Liabilities:
     Notes payable                                                           $ 5,518,887                  $ 5,558,723
     Accounts payable - affiliates                                                 5,341                            -
     Accounts payable and accrued expenses                                       225,649                       90,069
                                                                          ---------------              ---------------
                 Total Liabilities                                             5,749,877                    5,648,792
                                                                          ---------------              ---------------

Partners' (Deficit):
     General partners                                                         (1,386,065)                  (1,136,064)
     Other investors                                                                   -                     (937,235)
                                                                          ---------------              ---------------
                Total Partners' (Deficit)                                     (1,386,065)                  (2,073,299)
                                                                          ---------------              ---------------

                Total Liabilities and Partners' (Deficit)                    $ 4,363,812                  $ 3,575,493
                                                                          ===============              ===============

</TABLE>

                                      -22-

<PAGE>
                RESEARCH TRIANGLE INDUSTRIAL PARK JOINT VENTURES
                ------------------------------------------------
                            STATEMENTS OF OPERATIONS
                            ------------------------
                  Nine Months Ended September 30, 1998 and 1997
                  ---------------------------------------------
<TABLE>
<CAPTION>

                                                                           Nine Months                  Nine Months
                                                                              Ended                        Ended
                                                                          September 30,                September 30,
                                                                               1998                         1997
                                                                               ----                         ----
<S>                                                                            <C>                          <C>      
Income:
     Rental                                                                    $ 796,401                    $ 915,475
     Interest and other income                                                       590                       34,551
                                                                          ---------------              ---------------
     Total income                                                                796,991                      950,026
                                                                          ---------------              ---------------

Expenses:
     Property operations                                                         132,846                       46,554
     Interest                                                                    344,346                      311,807
     Depreciation and amortization                                               113,643                      341,602
     Administrative                                                               68,193                       62,161
                                                                          ---------------              ---------------
     Total expenses                                                              659,028                      762,124
                                                                          ---------------              ---------------

Net income                                                                     $ 137,963                    $ 187,902
                                                                          ===============              ===============


Allocation of net income (loss):
     The Partnership                                                            $ 68,982                     $ 93,951
     RPILP II                                                                     68,981                       93,951
                                                                          ---------------              ---------------

                                                                               $ 137,963                    $ 187,902
                                                                          ===============              ===============

</TABLE>
                                      -23-



<PAGE>

     INVESTMENT IN JOINT VENTURES (CONTINUED)
     ---------------------------------------

     A reconciliation of the Partnership's investment in the joint venture is as
     follows:

<TABLE>
<CAPTION>
                                                                                                
                                                          1998                       1997       
                                                          ----                       ----       
<S>                                                      <C>                       <C>          
     Investment in joint venture, January 1              $   193,588               $   6,155    
     Distribution                                           (250,000)                      -    
     Allocation of net income                                 68,982                  93,951    
                                                         ------------              ----------   
                                                                                                
     Investment in joint venture, September 30           $    12,570               $ 100,106    
                                                         ============              ==========   
</TABLE>
                                                                                
                                      -24-
<PAGE>

PART II  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
         ---------------------------------------------------------------
         RESULTS OF OPERATIONS.
         ---------------------

Liquidity and Capital Resources:
-------------------------------

The Partnership continued to struggle this quarter with continued low
occupancies at The Commons on Lewis Avenue, Countrybrook Estates and Carriage
House of Englewood. The other properties in the Partnership continued to enjoy
stable, and in many cases, high occupancies. As noted in the previous quarter,
operating revenue increased from the same period in the previous year, however,
total expenses also increased, thus resulting in the Partnership's net loss
increasing by a notable amount. Management is optimistic that the income will
continue to rise during the remainder of 1998 as significant physical
improvements are being made at the properties. Management must now concentrate
fully on decreasing expenses in order to turn the financial position of the
Partnership around.

The Partnership successfully refinanced several mortgages during the second
quarter of 1997. The refinancings resulted in decreased interest rates and will
hopefully lead to improved cash flow. The refinancings also resulted in the
setting up of construction and repair and replacement escrow accounts which have
helped the Partnership complete necessary improvements to the properties, such
as roofing, wood replacement and painting at several complexes.

There were no distributions for the nine month periods ended September 30,1998
and 1997. The Partnership continues to utilize its cash to fund capital
improvements; management expects to continue making improvements (e.g. painting,
carpet and appliance replacements, etc.) to the properties in an effort to
increase occupancies, so it is unlikely that any distributions will be made
during 1998 or early 1999.

The General Partners and their affiliates have loans outstanding to the
Partnership of $244,456 as of September 30, 1998. Such loans were made to either
cover cash flow shortages or in the form of expenses paid by the corporate
General Partner on behalf of the Partnership. The outstanding advances to the
Partnership are payable on demand, and there is no assurance that such
advances/loans will continue since the General Partners are under no obligation
to fund shortfalls.

The General Partners continue to look for potential buyers for the properties in
the Partnership as the sales of the properties is deemed to be in the best
interest of the Limited Partners.

                                      -25-
<PAGE>

Results of Operations:
---------------------

For the quarter ended September 30, 1998, the Partnership's net loss was
$330,499 or $2.04 per limited partnership unit. Net loss for the quarter ended
September 30, 1997 amounted to $412,489 or $2.54 per unit. For the nine month
period ended September 30, 1998, the net loss was $997,082 or $6.15 per limited
partnership unit as compared to $775,887 or $4.78 per limited partnership unit
for the nine month period ended September 30, 1997.

Partnership revenue for the quarter ended September 30, 1998 totaled $1,082,182,
an increase of approximately $104,000 from the 1997 amount of $978,366. Total
rental revenue increased just under $53,000, while interest and other income
increased by almost $51,000. For the nine month period ended September 30, 1998,
there was a significant increase in rental revenue when compared to the same
period in the previous year; for the nine month period ended September 30, 1998
rental revenue totaled $2,947,258, while for the nine months ended September 30,
1997, rental revenue totaled $2,748,897. Such increase can be attributed to
continued high occupancy levels at Inducon-Columbia, Beaver Creek and Stonegate
Townhouses. Management continues to offer rental concessions and other
promotions in an attempt to increase the occupancies at the other complexes in
the Partnership. Interest and other income decreased slightly from the nine
months ended June 30, 1998 as compared to the same period in 1997; the decrease
amounted to under $5,000.

For the quarter ended September 30, 1998, Partnership expenses amounted to
$1,333,224, decreasing slightly from the same 1997 quarter amount of $1,334,842.
For the nine month period ended September 30, 1998, Partnership expenses
increased by approximately $460,000 from the same period in 1997; expenses went
from $3,597,607 in 1997 to $4,057,920 in 1998. A large increase in property
operations expenditures was responsible for essentially all of the increase in
expenses. Payroll and related costs and repairs and maintenance expenses
continued the increase noted in previous quarters due to the amount of physical
improvement work being done at the properties. Such work includes painting, both
interior and exterior, carpet and appliance replacement and other improvements
to the outside of all of the residential complexes in order to attract new
tenants. There was a decrease in administrative expenses between the two nine
month periods totaling just over $91,000. This decrease is primarily due to less
management fees paid to an affiliate of the General Partners due to lower
occupancies and higher delinquencies at several complexes. Legal fees associated
with collections continue to remain high, but management once again feels this
will be controlled by the end of the year.


                                      -26-
<PAGE>

Results of Operations  (continued):
---------------------

For the nine month period ended September 30, 1998, the Carriage House of
Englewood Joint Venture generated a net loss of $358,291, an increase from the
net loss of $293,808 for the nine month period ended September 30, 1997.
Pursuant to the terms of the joint venture agreement, the Partnership was
allocated $143,316 of the loss in 1998 and $117,523 of the loss in 1997.

The Research Triangle Industrial Park Joint Venture had net income of $137,963
for the nine month period ended September 30, 1998 with $68,982 of the income
allocated to the Partnership. For the nine month period ended September 30,
1997, the Joint Venture had net income of $187,902 with one-half or $93,951 of
the income allocated to the Partnership. The Research Triangle Office Complex
continues to enjoy high occupancy and positive cash flow.

On a tax basis, the partnership had a net loss of $848,542 or $5.23 per limited
partner unit for the nine month period ended September 30, 1998 versus a tax
loss of $486,887 or $3.00 per unit for the nine month period ended September 30,
1997.

                                      -27-


<PAGE>
              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP VI-A
              ----------------------------------------------------

                                     PART II
                                     -------

                                OTHER INFORMATION
                                -----------------



Item 1 - Legal Proceedings
--------------------------

The Partnership is not party to, nor is it the subject of, any material pending
legal proceedings other than ordinary routine litigation incidental to the
Partnership's business.


Item 2, 3, 4 and 5
------------------

Not applicable.


Item 6 - Exhibits and Reports on Form 8-K
-----------------------------------------

None.


                                      -28-

<PAGE>

                                   SIGNATURES
                                   ----------


Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned, thereunto duly authorized.


REALMARK PROPERTY INVESTORS
LIMITED PARTNERSHIP VI-A



By:      /s/   Joseph M. Jayson                               November 13, 1998
         ----------------------                               -----------------
         Joseph M. Jayson,                                    Date
         Individual General Partner



Pursuant to the requirements of the Securities Exchange Act of 1934, this report
has been signed by the following persons on behalf of the registrant and in the
capacities and on the dates indicated.


By:      REALMARK PROPERTIES, INC.
         Corporate General Partner


         /s/   Joseph M. Jayson                               November 13, 1998
         ----------------------                               -----------------
         Joseph M. Jayson,                                    Date
         President and Director




         /s/   Michael J. Colmerauer                          November 13, 1998
         ---------------------------                          -----------------
         Michael J. Colmerauer                                Date
         Secretary