FORM 10-Q

                                  UNITED STATES
                       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 quarterly period ended September 30, 2002

Commission File Number: 0-17466


              REALMARK PROPERTY INVESTORS LIMITED PARTNERSHIP - VIA
              -----------------------------------------------------
             (Exact name of registrant as specified in its charter)



        Delaware                                         16-1309987
        --------                                         ----------
(State of organization)                     (IRS Employer Identification No.)


2350 North Forest Road, Suite 12A,Getzville, New York  14068
-----------------------------------------------------  -----
(Address of principal executive offices)

(716) 636-0280
--------------
(Registrant's telephone number)

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 [ ]


<PAGE>
<TABLE>
<CAPTION>
Part I - FINANCIAL INFORMATION
Item 1. Financial Statements
        --------------------

                                             Condensed Consolidated Balance Sheets
                                             -------------------------------------
                                                                                                September 30,     December 31,
                                                                                                     2002             2001
                                                                                              ----------------- ----------------
<S>                                                                                                 <C>              <C>
                      Assets
-------------------------------------------------
Cost of property and equipment, all held for sale                                                   18,702,759       20,743,204
Less accumulated depreciation                                                                       (6,963,060)       7,838,011
                                                                                              ----------------- ----------------
                                                                                                    11,739,699       12,905,193
Cash and equivalents                                                                                   434,604           62,362
Other assets                                                                                         1,139,247          858,621
                                                                                              ----------------- ----------------
     Total assets                                                                                   13,313,550       13,826,176
                                                                                              ================= ================

           Liabilities and Partners' Equity
-------------------------------------------------
Mortgage loans payable                                                                              10,264,105       11,661,131
Accounts payable and accrued expenses                                                                1,003,840          739,335
Payable to affiliates                                                                                1,616,224        1,043,895
Other liabilities                                                                                      204,351          236,484
Equity in losses of unconsolidated joint ventures
     in excess of investment                                                                           161,658          172,215
Partners' equity (deficit)                                                                              63,372          (26,884)
                                                                                              ----------------- ----------------
     Total liabilities and partners' equity                                                         13,313,550       13,826,176
                                                                                              ================= ================
</TABLE>
<TABLE>
<CAPTION>
                                        Condensed Consolidated Statements of Operations
                                        -----------------------------------------------

                                                                  Three months ended Sept. 30,      Nine months ended Sept. 30,
                                                              ----------------------------------  -------------------------------
                                                                   2002              2001            2002             2001
                                                              ----------------  ----------------  -------------  ----------------
<S>                                                                  <C>                <C>          <C>               <C>
Rental income                                                 $       833,832           968,676      2,620,280         2,992,300
Other income                                                           84,381            69,747        269,748           207,908
                                                              ----------------  ----------------  -------------  ----------------
     Total income                                                     918,213         1,038,423      2,890,028         3,200,208
                                                              ----------------  ----------------  -------------  ----------------
Property operating costs                                              770,746           790,493      2,274,959         2,281,232
Administrative expense - affiliates                                   113,465           127,710        333,469           335,921
Other administrative expense                                           74,132            72,162        267,140           244,237
Interest                                                              283,295           292,971        840,195           870,538
                                                              ----------------  ----------------  -------------  ----------------
     Total expenses                                                 1,241,638         1,283,336      3,715,763         3,731,928
                                                              ----------------  ----------------  -------------  ----------------
Loss before equity in joint venture operations                       (323,425)         (244,913)      (825,735)         (531,720)
     and gain on sale of property
Gain on sale of property                                              847,434                --        847,434                --
Equity in earnings of joint ventures                                   23,656            36,149         79,513            51,156
                                                              ----------------  ----------------  -------------  ----------------
     Net income (loss)                                        $       547,665          (208,764)       101,212          (480,564)
                                                              ================  ================  =============  ================
Net income (loss) per limited partnership unit                $          3.38             (1.29)           .62             (2.96)
                                                              ================  ================  =============  ================
Weighted average limited partnership units                            157,378           157,378        157,378           157,378
                                                              ================  ================  =============  ================
</TABLE>

                                       2
<PAGE>
<TABLE>
<CAPTION>
                                    Condensed Consolidated Statements of Cash Flows
                                    -----------------------------------------------

                                                                                        Nine months ended Sept. 30,
                                                                                    ------------------------------------
                                                                                         2002                2001
                                                                                    ----------------   -----------------
<S>                                                                                 <C>                        <C>
Operating activities:
     Net income (loss)                                                              $       101,212            (480,564)
     Adjustments:
       Gain on sale of property                                                            (847,434)                 --
       Other, principally changes in other assets and liabilities                           788,720             420,993
                                                                                    ----------------   -----------------
          Net cash provided (used) by operating activities                                   42,498             (59,571)
                                                                                    ----------------   -----------------
Investing activities:
     Additions to property and equipment                                                     (9,370)             (3,140)
     Net proceeds from sale of property                                                     382,790                  --
     Distributions from joint ventures                                                       58,000              89,500
                                                                                    ----------------   -----------------
          Net cash provided by investing activities                                         473,918              86,360
                                                                                    ----------------   -----------------
Net cash used by financing activities - principal payments
          on mortgage loans                                                                (101,676)            (90,436)
                                                                                    ----------------   -----------------
Net increase (decrease) in cash and equivalents                                             372,242             (63,647)
Cash and equivalents at beginning of period                                                  62,362             145,428
                                                                                    ----------------   -----------------
Cash and equivalents at end of period                                               $       434,604              81,781
                                                                                    ================   =================
</TABLE>
                   Notes to Consolidated Financial Statements
                  Nine months ended September 30, 2002 and 2001

Organization
------------

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. The general
partners are Realmark Properties, Inc. (the corporate general partner) and
Joseph M. Jayson (the individual general partner). Joseph M. Jayson is the sole
shareholder of J.M. Jayson & Company, Inc. Realmark Properties, Inc. is a
wholly-owned subsidiary 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.

Basis of Presentation
---------------------

The accompanying interim financial statements have been prepared in accordance
with accounting principles generally accepted in the United States of America
and, in the opinion of management, contain all necessary adjustments for a fair
presentation. The Partnership's significant accounting policies are set forth in
its December 31, 2001 Form 10-K. The interim financial statements should be read
in conjunction with the financial statements included therein. The interim
results should be considered indicative of the annual results.

Property and Equipment
----------------------

At September 30, 2002, the Partnership owned and operated four apartment
complexes and commercial property (Inducon Columbia). All of the properties are
being actively marketed for sale and, therefore, are not being depreciated.
Depreciation not recorded on these properties for the three and nine months
ended September 30, 2002 and September 30, 2001 was approximately $165,000 and
$500,000, respectively.

                                       3
<PAGE>
In its March 31, 2002 and June 30, 2002 Form 10-Qs, the Partnership reported the
existence of a contingent $2,440,000 sales agreement with an unaffiliated
entity, covering Beaver Creek Apartments. On August 28, 2002, the sale was
consummated for cash of $2,320,000 and a $350,000 three-year promissory note
from the purchaser, resulting in a net gain of approximately $850,000.

On a pro forma basis, if the sale of Beaver Creek had occurred in December 31,
2001, that balance sheet would have shown a $62,000 decrease in cash and
equivalents along with an $809,000 increase in accounts payable; a note
receivable of $350,000; a decrease in property of $5,816,000 and in mortgage
loans of $1,304,000; and a decrease in partnership capital of $2,224,000.

If the property had been sold on January 1, 2001, the pro forma results of
operations for the year ended December 31, 2001 would have been a net loss
before equity in joint venture operations of $763,000 ($4.70 per limited
partnership unit), resulting from decreases in revenue and expenses of $510,000
and $409,000, respectively. For the nine months ended September 30, 2002, the
pro forma operating results would have been an operating loss of $753,000 ($4.64
per limited partnership unit), resulting from decreases in revenue and expenses
of $295,000 and $368,000, respectively. For the three months ended September 30,
2002, the pro forma operating results would have been a loss of $302,000, ($1.86
per limited partnership unit) resulting from decreases in revenue and expenses
of $72,000 and $94,000, respectively.

All of the foregoing pro forma operating date excludes the gain on the
disposition of the property and simply reflects the elimination of Beaver
Creek's operating accounts from the consolidated historical results.

Current Accounting Pronouncements
---------------------------------

Statements of Financial Accounting Standards Nos. 145, 146 and 147 which concern
accounting for gains and losses from the extinguishments of debt, exit or
disposal activities, and acquisitions of certain financial institutions will
become effective for the Partnership in the first quarter of 2003. The
Partnership is currently evaluating the impact of these pronouncements to
determine the effect, if any, they may have on the consolidated financial
position and results of operations.

Investments in Joint Ventures
-----------------------------

The Partnership had a 40% interest in a joint venture with Realmark Property
Investors Limited Partnership (RPILP), an entity affiliated through common
general partners. The venture was formed to own and operate an apartment
complex, Carriage House of Englewood, Ohio. Since July 1996, when a plan to
dispose of the venture's property was established, Carriage House had been
carried at the lower of depreciated cost or fair value less costs to sell and
was not depreciated. Carriage House was sold on March 1, 2001. While the venture
recorded a net gain on the sale, the net proceeds were not sufficient to satisfy
the liabilities related to the property. Therefore, the balance of the
Partnership's investment in the venture, $74,813, was charged to equity in joint
venture operations in the quarter ended March 31, 2001.

The Partnership has a 50% interest in Research Triangle Industrial Park Joint
Venture with Realmark Property Investors Limited Partnership-II (RPILP-II), an
entity affiliated through common general partners, owning the other 50%. The
Venture owns and operates the Research Triangle Industrial Park West, an
office/warehouse facility located in Durhan County, North Carolina. Summary
financial information of the Venture follows:

                                       4
<PAGE>
<TABLE>
<CAPTION>
                               Balance Sheet Information
                               -------------------------
                                                                               September 30,         December 31,
                                                                                   2002                  2001
                                                                            ------------------    -----------------
<S>                                                                         <C>                          <C>
            Net property, held for sale                                     $       1,473,368            1,473,368
            Cash and equivalents                                                        6,633               55,158
            Escrow deposits                                                           907,891              876,539
            Other assets                                                              209,702              252,727
                                                                            ------------------    -----------------
                 Total assets                                               $       2,597,594            2,657,792
                                                                            ==================    =================
            Liabilities:
                 Mortgage loan payable                                              5,186,079            5,254,865
                 Accounts payable and accrued expenses                                 85,996              134,234
                                                                            ------------------    -----------------
                                                                                    5,272,075            5,389,099
                                                                            ------------------    -----------------
            Partners' deficit:
                 The Partnership                                                   (1,436,656)          (1,465,069)
                 RPILP - II                                                        (1,237,825)          (1,266,238)
                                                                            ------------------    -----------------
                                                                                   (2,674,481)          (2,731,307)
                                                                            ------------------    -----------------
                 Total liabilities and partners' deficit                    $       2,597,594            2,657,792
                                                                            ==================    =================
</TABLE>
<TABLE>
<CAPTION>
     Operating Information
     ---------------------
                                    Three months ended Sept 30,          Nine months ended Sept 30,
                                ----------------------------------    --------------------------------
                                    2002               2001               2002               2001
                                -------------     ----------------    -------------      -------------
<S>                             <C>                       <C>              <C>                <C>
Rental income                   $    236,943              218,620          598,589            655,860
Other                                  5,780               48,457          100,768            144,135
                                -------------     ----------------    -------------      -------------
     Total income                    242,723              267,077          699,357            799,995
                                -------------     ----------------    -------------      -------------
Property operating costs              59,203               31,570          139,496             90,731
Interest                             108,990              111,761          325,395            331,882
Administrative                        22,618               46,846           61,640            115,812
                                -------------     ----------------    -------------      -------------
     Total expenses                  190,811              190,177          526,531            538,425
                                -------------     ----------------    -------------      -------------
     Net income                 $     51,912               76,900          172,826            261,570
                                =============     ================    =============      =============
Allocation of net income:
     RPILP II                         25,956               38,450           86,413            130,785
     RPILP VI-A                       25,956               38,450           86,413            130,785
                                -------------     ----------------    -------------      -------------
                                $     51,912               76,900          172,826            261,570
                                =============     ================    =============      =============
</TABLE>
Subsequent Event
----------------

In its December 31, 2001 Form 10-K and its March 31, 2002 and June 30, 2002 Form
10-Q, the Partnership reported the existence of a contingent $5,200,000 sales
agreement covering one of its Properties, Countrybrook Estates. On October 31,
2002, the sale was consummated with an unaffiliated entity, Countrybrook
Apartments, LLC, for cash of $5,140,000, resulting in a gain of approximately
$1,020,000. After satisfaction of the $3,900,000 mortgage loan on the property
and payment of closing costs, net cash proceeds available amounted to
approximately $610,000 before satisfaction of any remaining obligations related
to the property. All relevant comparisons and disclosures are made in the
October 31, 2002 Form 8-K filed on November 13, 2002.

                                       5
<PAGE>
PART I - Item 2.  Management's Discussion and Analysis of Financial Condition
                  -----------------------------------------------------------
                  and Results of Operations
                  -------------------------

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

Although the Partnership sold one of its properties, it continued to have
difficulties in the first nine months of 2002 generating sufficient funds to
cover its cash obligations without relying on affiliates. The total amount
payable to affiliates rose approximately $572,000 in the nine months ended
September 30, 2002. There have been no distributions to the partners for at
least the past six years.

The Partnership has entered into a contingent $5,100,000 sales agreement with an
unaffiliated entity, for the sale of Stonegate Townhouses. This sale, if closed,
will result in a gain of approximately $1,250,000 to the Partnership.

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

The Partnership's operations, excluding the operating accounts of Beaver Creek,
produced an operating loss $302,000 and $753,000 for the three and nine months
ended September 30, 2002, respectively. Comparable pro forma results for the
same 2001 periods would be an operating loss of $251,000 and $564,000,
respectively.

Rental income at the properties decreased approximately $272,000 for the first
nine months. This is due mainly to increased vacancies at Pomeroy Park of
$152,000, increased vacancies of $13,000 and increased concession of $32,000 at
Stonegate, increased vacancies of $55,000 at Countrybrook, and increased
vacancies of $60,000 offset by a $40,000 increase in gross market rent at
Inducon Columbia. Other income increased $57,000 due to cleaning/damages fees
and termination fees. Total expenses decreased $26,000 as a result of a decrease
in property operations of $34,000, a decrease in interest expense of $17,000, an
increase in other administrative expense of $15,000, and an increase in
administrative expense to affiliates of $10,000. The decrease in property
operations expense was due mainly to a decrease in utility costs offset by an
increase in repairs, real estate taxes and insurance at the properties. The
increase in other administrative was primarily attributable to an increase in
advertising. The increase in administrative expense to affiliates was primarily
for professional fees.

PART I - Item 3. Quantitative and Qualitative Disclosures About Market Risk
                 ----------------------------------------------------------

The Partnership's cash equivalents are short-term, interest-bearing bank
accounts and its mortgage loans are fixed-rate. It has not entered into any
derivative contracts. Therefore, it has no market risk exposure.

PART I - Item 4. Controls and Procedures
                 -----------------------

Within the 90 days prior to the filing date of this report, the Partnership
carried out an evaluation, under the supervision and with the participation of
the Partnership's management, including Joseph M. Jayson (the Partnership's
Individual General Partner and Principal Financial Officer), of the
effectiveness of the design and operation of the Partnership's disclosure
controls and procedures. Based upon that evaluation, the Principal Financial
Officer concluded that the Partnership's disclosure controls and procedures are
effective in timely alerting them to material information relating to the
Partnership (including its consolidated subsidiaries) required to be included in
the Partnership's period SEC filings. There have not been any significant
changes in the Partnership's internal controls or in other factors that could
significantly affect these controls subsequent to the date of the evaluation.
                                       6
<PAGE>
PART II - OTHER INFORMATION

Item 1.   Legal Proceeding
          ----------------

As previously reported, the Partnership, as a nominal defendant, the General
Partners of the Partnership and of affiliated public partnerships (the "Realmark
Partnerships") and the officers and directors of the Corporate General Partner,
as defendants, had been involved in a class action litigation in New York State
court. The Partnership's settlement of this litigation is described in its
Annual Report on Form 10-K for the year ended December 31, 2001. Subsequent to
September 30, 2002, the court appointed a sales agent to work with the General
Partners to continue to sell the Partnership's remaining properties.

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

         (a) Exhibits

         99.1    Certification of Principal Financial Officer Pursuant
                 to Section 302 of the Sarbanes- Oxley Act of 2002.

         99.2    Certification Pursuant to 18 U.S.C. Section 1350, as Adopted
                 Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

         (b) Reports on Form 10-K

         The Partnership reported the sale of the Beaver Creek Apartment
         property under item 2 of Form 8-K, filed on September 12, 2002 and the
         sale of the Countrybrook Apartment property under item 2 of Form 8-K,
         filed on November 13, 2002.



                                   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 PARTNERHIP - VIA



        November 14, 2002                  /s/ Joseph M. Jayson
        -----------------                  --------------------
               Date                        Joseph M. Jayson,
                                           Individual General Partner and
                                           Principal Financial Officer


















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