U.S. SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549
                                   FORM 10-KSB
(Mark One)
X  ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES AND EXCHANGE ACT OF
                                                                                
   1934 [FEE REQUIRED]

                   For the fiscal year ended December 31, 1995

   TRANSITION REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF
   1934 [NO FEE REQUIRED]

For the transition period from                   to                           

                         Commission file number 0-16210

                    ANGELES INCOME PROPERTIES, LTD. 6

     California                                         95-4106139           
(State or other jurisdiction of
incorporation or organization)              (I.R.S. Employer Identification No.)

One Insignia Financial Plaza, P.O. Box 1089
    Greenville, South Carolina                                 29602  
(Address of principal executive offices)                     (Zip Code)

                   Issuer's telephone number   (864)  239-1000

         Securities registered under Section 12(b) of the Exchange Act:

                                      None

         Securities registered under Section 12(g) of the Exchange Act:

                            Limited Partnership Units
                                (Title of class)

Check whether the issuer (1) filed all reports required to be filed by Section
13 or 15(d) of the Exchange Act during the past 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 

Check if there is no disclosure of delinquent filers in response to Item 405 of
Regulation S-B contained in this form, and no disclosure will be contained, to
the best of Registrant's knowledge in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-KSB or any amendment to
                  
                X
this Form 10-KSB. 

      State issuer's revenues for its most recent fiscal year. $9,153,798

State the aggregate market value of the voting stock held by non-affiliates of
the Registrant.  The aggregate market value shall be computed by reference to
the price at which the stock was sold, or the average bid and asked prices of
such stock, as of a specified date within the past 60 days.  Market value
information for Registrant's Partnership interests is not available.  Should a
trading market develop for these Interests, it is the Registrant's belief that
such trading would not exceed $25,000,000.

                       DOCUMENTS INCORPORATED BY REFERENCE

                                      None
                                                                              
                                     PART I
 
Item 1. Description of Business

     Angeles Income Properties, Ltd. 6 (the "Partnership") is a publicly-held
limited partnership organized under the California Uniform Limited Partnership
Act pursuant to the Agreement of Limited Partnership dated June 29, 1984, as
amended (the "Agreement").  The Partnership's General Partner is Angeles Realty
Corporation II, a California corporation.  

     The Partnership, through its public offering of Limited Partnership Units,
sold 47,384 units aggregating $47,384,000.  The General Partner contributed
capital in the amount of $1,000 for a 1% interest in the Partnership.  The
Partnership was formed for the purpose of acquiring fee and other forms of
equity interests in various types of real property.  The General Partner intends
to maximize the operating results and, ultimately, the net realizable value of
each of the Partnership's properties in order to achieve the best possible
return for the investors.  Such results may best be achieved through property
sales, refinancings, debt restructurings or relinquishment of the assets.  The
Partnership intends to evaluate each of its holdings periodically to determine
the most appropriate strategy for each of the assets.

     The Partnership has no full time employees.  The General Partner is vested
with full authority as to the general management and supervision of the business
and affairs of the Partnership.  Limited Partners have no right to participate
in the management or conduct of such business and affairs.  Insignia Management
Group, L.P. provides day-to-day management services to all of the Partnership's
investment properties.

     The business in which the Partnership is engaged is highly competitive. 
Each investment property is located in or near a major urban area and,
accordingly, competes for rentals not only with similar projects in its
immediate area, but with the hundreds of similar projects throughout the urban
areas.  Such competition is primarily on the basis of locations, rents, services
and amenities.  In addition, the Partnership competes with significant numbers
of individuals and organizations (including similar partnerships, real estate
investment trusts and financial institutions) with respect to the sale of
improved real properties, primarily on the basis of the prices and terms of such
transactions.


Item 2.     Description of Properties:


The following table sets forth the Registrant's investments in properties:

<TABLE>
<CAPTION>

                           Date of   
 Property                  Purchase  Type of Ownership            Use
<S>                       <C>       <C>                          <C>
 Lazy Hollow Apartments    07/01/89  Fee ownership, subject       Residential Rental
                                     to a first mortgage          178 units
                                     
 Homestead Apartments      11/10/88  Fee ownership, subject to    Residential Rental
                                     first and second mortgages   170 units
                                     
 Whispering Pines          11/30/87  Fee ownership, subject to    Residential Rental
  Mobile Home Park                   first and second mortgages   304 pads
                                     
 Hawthorne Works           01/18/90  Fee ownership, subject to    Commercial
  Business Center                    first and second mortgages   1,313,457 sq.ft.
                                     
 LaSalle Warehouse         3/31/89   Fee ownership, subject to    Commercial
                                     a first mortgage             40,000 sq. ft.
                                     
 Casa Granada Apartments   04/30/89  Fee ownership, subject to    Residential Rental
                                     a first mortgage             108 units
                                     
 Mesa Dunes                04/01/95  Fee ownership, subject to    Residential Rental
  Mobile Home Park                   first and second mortgages   408 pads
                                     
 Wakonda Shopping Center   04/01/95  Fee ownership                Commercial 
                                                                  142,300 sq. ft.
                                     
 Town & Country            04/01/95  Fee ownership                Commercial 
  Shopping Center                                                 134,353 sq. ft.
                                     
</TABLE>

The Partnership became the 100% owner of Mesa Dunes Mobile Home Park, Wakonda
Shopping Center and Town & Country Shopping Center effective April 1, 1995. 
These properties were previously owned by the Mesa Dunes, Wakonda, Town &
Country Partners ("Mesa Dunes") (See "Item 6. Management's Discussion and
Analysis or Plan of Operation" for further discussion).


Schedule of Properties:

<TABLE>
<CAPTION>

                             Gross                                                  
                            Carrying     Accumulated                        Federal 
 Property                    Value       Depreciation    Rate     Method   Tax Basis
<S>                      <C>             <C>          <C>         <C>   <C>                           
 Lazy Hollow Apartments   $ 6,345,896     $1,892,202   5-40 yrs    (1)   $ 8,778,475
 Homestead Apartments       5,318,497      1,460,550   5-40 yrs    (1)     5,518,614
 Whispering Pines                                                                   
    Mobile Home Park        5,026,253        810,813   5-40 yrs    (1)     4,259,819
 Hawthorne Works                                                                    
    Business Center        15,812,836      4,012,836   5-40 yrs    (1)    27,091,358
 LaSalle Warehouse            751,416        171,809   5-40 yrs    (1)     1,247,368
 Casa Granada Apartments    2,498,424        455,477   5-40 yrs    (1)     2,193,517
 Mesa Dunes Mobile                                                                  
    Home Park               8,931,190        837,499   5-40 yrs    (1)     7,315,970
 Wakonda Shopping Center    3,313,129        644,508   5-40 yrs    (1)     4,646,994
 Town & Country                                                                     
    Shopping Center         4,071,684        544,893   5-40 yrs    (1)     3,397,508
                                                                                   
                          $52,069,325    $10,830,587                     $64,449,623
<FN>
(1) Straight-line

</TABLE>

   See "Note A" of the financial statements included in "Item 7" for a
description of the Partnership's depreciation policy.

Schedule of Mortgages:
<TABLE>
<CAPTION>
                                                
                               Principal                                      Principal
                               Balance At     Stated                           Balance
                              December 31,   Interest   Period    Maturity      Due At
 Property                         1995         Rate    Amortized    Date       Maturity 
<S>                           <C>              <C>      <C>        <C>                                 
 Lazy Hollow Apartments                                                                 
    1st trust deed             $ 4,225,063      7.50%    30 yrs     7/2019   $     --   
 Homestead Apartments                                                                   
    1st trust deed               2,918,733      9.88%    30 yrs     1/1997     2,895,160
    2nd trust deed                  47,478     11.00%    30 yrs    10/1998        46,446
 Whispering Pines                                                                       
    Mobile Home Park                                                                    
    1st trust deed               5,031,102      7.83%  28.67 yrs   10/2003     4,423,358
    2nd trust deed                 159,120      7.83%      (1)     10/2003       159,120
 Hawthorne Works                                                                        
    1st trust deed                                                                      
       (in default) (7)         15,021,817        (2)      (1)     12/1995    15,021,817
    2nd trust deed                                                                      
       (in default) (7)          2,667,274        (3)      (1)     12/1995     2,667,274
 Casa Granada Apartments                                                                
    1st trust deed               1,322,986    10.07%     30 yrs     9/1999     1,279,824
 LaSalle Warehouse                                                                      
    1st trust deed                                                                      
    (in default) (4)               911,134     11.50%      (1)     11/2003       911,134
 Mesa Dunes Mobile                                                                      
    Home Park                                                                           
    1st trust deed               6,482,693      7.83%  28.67 yrs   10/2003     5,699,354
    2nd trust deed                 205,020      7.83%      (1)     10/2003       205,020
 Angeles Income                                                                         
    Properties, Ltd. 6                                                                  
    1st trust deed (5)           3,447,646       9.0%   30 yrs     12/2003     3,125,355
    Working capital loan (6)       446,258   Prime+2%      (1)     11/1997       446,258
                                42,886,324                                              
 Less unamortized                                                                       
    discount                      (198,553)                                  $36,880,120
                                                                                       
       Total                   $42,687,771                                              
<FN>
(1)   Interest only payments.             
(2)   Corporate Base Rate plus 1.75%.
(3)   Based on a 90 day LIBOR rate plus 4%.
(4)   Debt in default due to failure to service the debt.
(5)   Payable to Angeles Mortgage Investment Trust.
(6)   Payable to Angeles Acceptance Pool, L.P.
(7)   Debt in default due to non-payment upon maturity.

</TABLE>

Average annual rental rate and occupancy for 1995 and 1994 for each property:
<TABLE>
<CAPTION>

                                               Average Annual              Average
                                                 Rental Rates             Occupancy 
 Property                                     1995            1994       1995   1994
<S>                                       <C>             <C>           <C>     <C>      
 Lazy Hollow Apartments                    $8,564/unit     $8,460/unit   95%     93%
 Homestead Apartments (1)                   6,941/unit      6,943/unit   95%     90%
 Whispering Pines Mobile Home Park          3,540/unit      3,299/unit   97%     99%
 Hawthorne Works Business Center (2)         2.80/s.f.       2.58/s.f.   70%     57%
 LaSalle Warehouse                           3.42/s.f.       3.22/s.f.   100%   100%
 Casa Granada Apartments (3)                5,523/unit      5,335/unit   91%     97%
 Mesa Dunes Mobile Home Park                2,877/unit      2,807/unit   86%     88%
 Wakonda Shopping Center                     4.11/s.f.       4.05/s.f.   95%     93%
 Town & Country Shopping Center (4)          5.64/s.f.       4.80/s.f.   84%     98%

<FN>
(1)  Homestead Apartments has continued its efforts to prelease units thereby
     increasing its occupancy rate over 1994.

(2)  Hawthorne Works Business Center experienced steady increases in occupancy
     during 1995 as a result of the General Partner's negotiation of new leases
     and lease renewals.  

(3)  Casa Granada experienced decreased occupancy in 1995 due to several
     factors.  This property is located near the border of Texas and Mexico. 
     The Peso devaluation as well as a lack of tourist traffic during the winter
     months have contributed to the decrease in occupancy.  In addition, a
     competitor began leasing 24 new apartment units in the area during the
     fourth quarter of 1995.

(4)  At December 31, 1995, Town and Country occupancy was at 98% with 700 square
     feet available for lease.  This property is located in a mature, affluent
     residential neighborhood where retail space is very limited.  The outlook
     continues to be favorable for this property.

</TABLE>

 As noted under "Item 1. Description of Business", the real estate industry is
highly competitive.  All of the properties of the Partnership are subject to
competition from other residential apartment complexes and commercial buildings
in the area.  The General Partner believes that all of the properties are
adequately insured.  The multi-family residential properties' lease terms are
for one year or less.  No residential tenant leases 10% or more of the available
rental space.


The following is a schedule of the lease expirations for the years 1996-2005:

<TABLE>

<S>                                <C>       <C>          <C>           <C>
                                    Number of                             % of Gross
 Hawthorne Works                  Expirations Square Feet  Annual Rent   Annual Rent
 1996                                  4           75,600     $153,727        5%
 1997                                  5          354,624      819,377       29%
 1998                                  5          209,399      664,541       23%
 1999                                  1          132,000      382,743       13%
 2000                                  3           62,844      175,181        6%
                                                                     
 LaSalle Warehouse                                                    
 1998 (1)                              1           20,000       59,400       46%
                                                                      
 Wakonda Shopping Center                                              
 1996                                  7           28,830      177,615       28%
 1997                                  5           60,870      129,225       20%
 1998                                  3            3,742       23,955        4%
 1999                                  5           17,115      112,654       18%
 2000                                  0                0            0        0
 2001-2005                             2            9,710       66,159       10%
                                                                      
 Town & Country Shopping Center                                       
 1996                                  9           18,260       90,053       14%
 1997                                  10          42,562      212,489       33%
 1998                                  10          27,565      155,659       24%
 1999                                  1            2,640       20,010        3%
 2000                                  5           39,989      182,181       28%
 2001-2005                             1            1,680       12,180        2%

<FN>
(1)  There is another tenant whose lease expired in 1995.  The General Partner
     is in negotiations to renew this lease (20,000 sq. ft.) at December 31,
     1995.  Meanwhile, the tenant leases on a month-to-month basis.
</TABLE>

The following schedule reflects information on tenants occupying 10% or more of
the leasable square feet for each property:

<TABLE>
<CAPTION>

                                            Square Footage     Annual Rent     Lease
 Property           Nature of Business          Leased        Per Square     Expiration
<S>                <C>                          <C>             <C>          <C>   
 LaSalle            Feed Manufacturer            20,000          $2.97        01/31/98
 Warehouse                                                         
                                                                   
 Hawthorne          Bottling Company            132,000           2.90        04/30/99
 Works              Transportation Company      115,765           4.22        11/30/98
 Business           Distribution/Storage        214,090           2.39        12/31/97
 Center                                                            
                                                                   
 Wakonda            Grocery                     47,382             .78        01/31/97
 Shopping                                                          
 Center                                                            
                                                                   
 Town and Country   Bowling Lanes               18,600            2.40        05/31/97
 Shopping Center    Variety Discount            26,766            3.36        09/30/00

</TABLE>

Real estate taxes and rates in 1995 for each property were:

                                                 1995           1995
                                               Billing          Rate
                                                                    
 Lazy Hollow Apartments                      $132,984           4.27
 Homestead Apartments                         161,916           6.51
 Whispering Pines Mobile Home Park            122,844           3.21
 Hawthorne Works Business Center              644,876*          4.75
 LaSalle Warehouse                             10,136           2.61
 Casa Granada Apartments                       37,213           6.79
 Mesa Dunes Mobile Home Park                   29,673           1.12
 Wakonda Shopping Center                      136,792*          2.69
 Town & Country Shopping Center                91,145*          3.34
                                                                    
                                                                    
 *Estimate for 1995 billings.  Tax bills for 1995 not yet received.

Item 3.      Legal Proceedings

     Angeles Mortgage Investment Trust ("AMIT"), a real estate investment trust,
made a loan to Mesa Dunes, Wakonda and Town & Country Partners ("Mesa Dunes") on
September 30, 1991, in the amount of $5,000,000 secured by the Partnership's
real properties known as Mesa Dunes Mobile Home Park, Wakonda Shopping Center
and Town & Country Shopping Center.  At December 31, 1995, the balance of this
loan was $3,447,646.  The Partnership believed that this loan was made on a non-
recourse basis.  AMIT asserted that this loan is recourse by virtue of a certain
amendment ("Note Modification") purportedly entered into as of November 1, 1992,
but which the Partnership and Mesa Dunes have been informed and believe were
actually executed in December of 1992.  The Partnership and Mesa Dunes have been
further informed and believe that the amendment may have been executed at the
direction of Angeles Corporation ("Angeles") by an individual in his purported
capacity as an officer of the General Partner of the Partnership and Mesa Dunes
at a time when such person was not in fact an officer of such entities.  In the
event AMIT prevails in its assertion that the loan is a recourse, rather than a
non-recourse loan, the Partnership and Mesa Dunes may have a claim against
Angeles for any damages caused by Angeles' conduct in purporting to enter into
the amendment.  Accordingly, the Partnership and Mesa Dunes filed a Proof of
Claim in the  Angeles bankruptcy proceeding with respect to such purported
amendment.  Additionally, the Partnership and Mesa Dunes filed a Proof of Claim
in the Angeles Funding Corporation and Angeles Real Estate Corporation
bankruptcy proceedings on similar grounds.  Both Angeles Funding Corporation and
Angeles Real Estate Corporation are affiliates of Angeles.  Angeles has now
agreed to cooperate with the Partnership in any action commenced by or against
them by AMIT asserting that the $3,447,646 obligation owed to AMIT is recourse
to the Partnership.  Angeles has further agreed to waive the attorney-client
privilege with respect to the Note Modification.  Accordingly, the Partnership
withdrew its Proof of Claim on August 9, 1995.  The Partnership has had and
continues to have discussions with AMIT regarding resolution of this issue.  No
agreement has been reached with AMIT at this time.

     MAE GP Corporation ("MAE GP"), an affiliate of the General Partner, owns
1,675,113 Class B Shares of AMIT.  MAE GP has the option to convert these Class
B Shares, in whole or in part, into Class A Shares on the basis of 1 Class A
Share for every 49 Class B Shares.  These Class B Shares entitle MAE GP to
receive 1.2% of the distributions of net cash distributed by AMIT.  These Class
B Shares also entitle MAE GP to vote on the same basis as Class A Shares which
allows MAE GP to vote approximately 37% of the total shares (unless and until
converted to Class A Shares at which time the percentage of the vote controlled
represented by the shares held by MAE GP would approximate 1.2% of the vote). 
Between the date of acquisition of these shares (November 24, 1992) and March
31, 1995, MAE GP declined to vote these shares.  Since that date, MAE GP voted
its shares at the 1995 annual meeting in connection with the election of
trustees and other matters.  MAE GP has not exerted, and continues to decline to
exert, any management control over or participate in the management of AMIT. 
MAE GP may choose to vote these shares as it deems appropriate in the future. 
In addition, Liquidity Assistance, LLC, ("LAC"), an affiliate of the General
Partner and an affiliate of Insignia Financial Group, Inc., which provides
property management and partnership administration services to the Partnership,
owns 63,200 Class A Shares of AMIT.  These Class A Shares entitle LAC to vote
approximately 1.5% of the total shares.

     As part of a settlement of certain disputes with AMIT, MAE GP granted to
AMIT an option to acquire the Class B Shares owned by it.  This option can be
exercised at the end of 10 years or when all loans made by AMIT to partnerships
affiliated with MAE GP as of November 9, 1994, (which is the date of execution
of a definitive Settlement Agreement), have been paid in full, but in no event
prior to November 9, 1997.  AMIT delivered to MAE GP cash in the sum of $250,000
at closing, which occurred on April 14, 1995, as payment for the option.  Upon
exercise of the option, AMIT would remit to MAE GP an additional $94,000.

     Simultaneously with the execution of the option, MAE GP executed an
irrevocable proxy in favor of AMIT the result of which is MAE GP will be able to
vote the Class B Shares on all matters except those involving transactions
between AMIT and MAE GP affiliated borrowers or the election of any MAE GP
affiliate as an officer or trustee of AMIT.  On those matters, MAE GP granted to
the AMIT trustees, in their capacity as trustees of AMIT, proxies with regard to
the Class B Shares instructing such trustees to vote said Class B Shares in
accordance with the vote of the majority of the Class A Shares voting to be
determined without consideration of the votes of "Excess Class A Shares" as
defined in Section 6.13 of the Declaration of Trust of AMIT.

     Also, Angeles, either directly or through an affiliate, maintained a
central disbursement account (the "account") for the properties and partnerships
managed by Angeles and its affiliates, including the Registrant.   Angeles
caused the Partnership to make deposits to the account ostensibly to fund the
payment of certain obligations of the Partnership.  Angeles further caused
checks on such account to be written to or on behalf of certain other
partnerships.  At least $12,206 deposited by or on behalf of the Partnership was
used for purposes other than satisfying the liabilities of the Partnership. 
Accordingly, the Partnership filed a Proof of Claim in the Angeles bankruptcy
proceedings for such amount.  However, subsequently, the General Partner of the
Partnership determined that the cost involved to pursue such claim would likely
exceed any amount received if in fact such claim were to be resolved in favor of
the Partnership.  Therefore, the Partnership withdrew this claim on August 9,
1995.

     The Registrant is unaware of any other pending or outstanding litigation
that is not of a routine nature.  The General Partner of the Registrant believes
that all such pending or outstanding litigation will be resolved without a
material adverse effect upon the business, financial condition, or operations of
the Partnership.


Item 4. Submission of Matters to a Vote of Security Holders

     The unit holders of the Partnership did not vote on any matter during the
fourth quarter of the fiscal year covered by this report.

                                     PART II

Item 5. Market for the Partnership's Common Equity and Related Security Holder
        Matters

     The Partnership, a publicly-held limited partnership, sold 47,384 Limited
Partnership Units during its offering period through September 30, 1988, and
currently has 47,377 Limited Partnership Units outstanding and 4,461 Limited
Partners of record. There is no intention to sell additional Limited Partnership
Units nor is there an established market for these units.  During the year, the
number of Limited Partnership Units decreased by 2 units due to limited partners
abandoning their units.  In abandoning his or her Limited Partnership Units, a
Limited Partner relinquishes all right, title and interest in the Partnership as
of the date of abandonment.
 
     The Partnership has discontinued making cash distributions from operations
until the financial condition of the Partnership and other relevant factors
warrant resumption of distributions.

Item 6. Management's Discussion and Analysis or Plan of Operation

Results of Operations

     This item should be read in conjunction with the consolidated financial
statements and other items contained elsewhere in this report.

     The Partnership realized a net loss of $720,663 for the year ended December
31, 1995, versus a net loss of $2,791,485 for the year ended December 31, 1994. 
The decrease in net loss for the year ended December 31, 1995, as compared to
the year ended December 31, 1994, can be primarily attributed to increased
revenue and increased equity in income from the joint venture.

     The consolidation of Mesa Dunes Mobile Home Park, Wakonda Shopping Center,
and Town & Country Shopping Center, with the Partnership during the second
quarter of 1995, resulted in increases in rental and other income, along with
increases in operating, property management fees, maintenance, depreciation,
amortization, interest, property tax expense and tenant reimbursements.  The
operating expenses of the Partnership for the year ended December 31, 1995, also
increased due to increases in water and sewer charges at Hawthorne Works
Business Center and Whispering Pines Mobile Home Park.  Whispering Pines Mobile
Home Park also had increased credit collection, legal fees and professional
expenses relating to collection of rental revenues.  General and administrative
expenses decreased due to a decrease in cost reimbursements for partnership
administration services from 1994 to 1995.  Interest expense also increased due
to an increased principal balance resulting from interest added to principal on
the debt that is secured by Hawthorne Works Business Center (Note C).

     Bad debt expense for the year ended December 31, 1995 and 1994 can be
attributed to several tenants at Hawthorne Works Business Center and Whispering
Pines Mobile Home Park suffering from deteriorating financial conditions
resulting in delinquency in their payments; therefore, the Partnership reserved
a portion of the receivable relating to these tenants.  The decrease in bad debt
expense for the year ended December 31, 1995, versus the year ended December 31,
1994, is due to the collection of a portion of these receivables from tenants at
Hawthorne Works Business Center that had previously been reserved.  

     Casa Granada Apartments replaced three roofs during 1995 that were not yet
fully depreciated resulting in a loss on disposal of property of $9,453.

     In 1993, Mesa Dunes fully reserved its $5,000,000 note receivable from
Angeles Income Properties, Ltd. V ("AIPL V"), the previous 50% owner of Mesa
Dunes, along with the related accrued interest.  Accordingly, the Partnership
recorded its proportionate share of the loss totalling $2,825,000 due to the
uncertainty of the Partnership's rights to the collateral under the note.  Due
to the foreclosure by Mesa Dunes of AIPL V's interest in the joint venture and
the resulting consolidation of the Mesa Dunes properties by the Partnership, the
Partnership recorded a recovery of the $2,825,000 previously reserved through
its equity interest in the earnings of the joint venture during the second
quarter of 1995.  This recovery amount, in addition to the equity in income of
the joint venture of $69,652 during the first quarter of 1995, resulted in a
$2,894,652 equity in the income from the joint venture for the year ended
December 31, 1995.  The Partnership recognized $292,896 equity in income from
the joint venture for the year ended December 31, 1994.

     During the fourth quarter of 1995, the Partnership adopted FASB Statement
No. 121, "Accounting for the Impairment of Long-Lived Assets and for Long-Lived
Assets to Be Disposed Of", which requires impairment losses to be recorded on
long-lived assets used in operations when indicators of impairment are present
and the undiscounted cash flows estimated to be generated by those assets are
less than the assets' carrying amount.  The impairment loss is measured by
comparing the fair value of the asset to its carrying amount.  As a result of
this adoption, the assets of Hawthorne Works Business Center were written down
by $2,213,212.  During the fourth quarter of 1994, the General Partner believed
that the estimated fair value of Lazy Hollow Apartments, based upon 1994 net
operating income and other factors using an appropriate capitalization rate,
indicated an other than temporary decline in the fair value of the property. 
This decline in net operating income was due to maintenance expenditures
necessary at the property.  These maintenance items had been deferred in the
past, but were necessary to maintain the occupancy levels and rental rates.  The
maintenance needs of this property will be ongoing.  Therefore, the Partnership
recorded a write-down of $926,000 against the property as of December 31, 1994.

     In December 1994, certain chemicals were discovered in the septic system of
LaSalle Warehouse which appears to have been caused by one of the present
tenants (the "Tenant").  An environmental consulting firm was engaged in January
1995, to determine the level of contamination.  The known costs to empty and
dispose of the contents of the septic tank and to retest the property are not
material, however, during 1995, the Partnership and the Tenant entered into a
remediation agreement whereby the Tenant has agreed to be solely responsible for
any costs associated with the clean-up of this site.  The General Partner is
currently attempting to sell this property and believes this would be in the
best interest of the Partnership.  Any proceeds from this sale would be used to
pay off the AMIT debt, which is currently in default due to failure to service
the debt (see Notes B and E).

     The General Partner continues to monitor the rental market environment at
each of its investment properties to assess the feasibility of increasing rents,
to maintain or increase the occupancy level and to protect the Partnership from
increases in expenses.  The General Partner expects to be able, at a minimum, to
continue protecting the Partnership from inflation-related increases in expenses
by increasing rents and maintaining a high overall occupancy level.  However,
rental concessions and rental reductions needed to offset softening market
conditions could affect the ability to sustain such a plan.
 
Liquidity and Capital Resources

     The Partnership had unrestricted cash of $1,447,073 versus unrestricted
cash of $693,501 as of December 31, 1995 and 1994, respectively.  Net cash flow
from operating activities increased primarily due to improved operations in
1995.  Net cash used in investing activities decreased due to an increase in
property improvements and replacements, offset by the proceeds received from the
foreclosure of Mesa Dunes.  Net cash provided by financing activities decreased
slightly due to increased principal payments on notes payable during 1995.

     During the fourth quarter of 1994, the Partnership refinanced the first and
second  mortgage notes which encumber the Hawthorne Works Business Center.  The
refinancing included $302,900 to establish tax and insurance and tenant
improvement escrows.  In addition, accrued interest of $741,043 was added to the
principal balances of the new mortgage notes.  During 1995 the mortgage holder
again funded the escrow for tenant improvements and leasing commissions and as a
result, added $753,755 to the principal balance of the first mortgage.  Accrued
interest of $110,393 was also added to the second mortgage during 1995.  The
refinanced notes matured December 31, 1995 and are in default as of that date
due to non-payment at maturity.  Total debt and accrued interest in default is
$17,974,019.

     Subsequent to December 31, 1995, the General Partner entered into a
contract to sell the Cable Plant at the Hawthorne Works Business Center for
$7,500,000.  This sale is expected to be consummated in 1996.  In addition, the
CM Complex at the Hawthorne Works Business Center is for sale.  The General
Partner is hopeful that the holder of the mortgages secured by Hawthorne Works
Business Center will allow for sufficient time for the property to be sold,
thereby avoiding foreclosure.  However, there are no assurances that the
property will not be lost via foreclosure.

     On December 6, 1994, Mesa Dunes gave notice to AIPL V, the previous 50%
owner of Mesa Dunes, that the note in the amount of $5,000,000 dated September
20, 1991, and originally due on September 30, 1996, was in default because of
failure to perform under the terms and conditions of said note and security
interest including, but not limited to, failure to make interest payments.  In
February 1995, Mesa Dunes gave notice that it intended to foreclose on the
$5,000,000 note payable, which is secured by AIPL V's interest in Mesa Dunes. 
Consequently, the Partnership became the 100% owner of the Mesa Dunes
properties.

     The sufficiency of existing liquid assets to meet future liquidity and
capital expenditure requirements is directly related to the level of capital
expenditures required at the various properties to adequately maintain the
physical assets, meet mortgage obligations, and other operating needs of the
Partnership.  Such assets are currently thought to be sufficient for any near-
term needs of the Partnership.  At December 31, 1995, the mortgage debt secured
by the Hawthorne Works Business Center, in the amount of $17,689,091 plus
accrued interest of $284,928, was in default due to non-payment upon maturity. 
The General Partner does not have an extension of the maturity date nor does the
General Partner intend to negotiate an extension or refinance this indebtedness.
In addition, the mortgage secured by LaSalle Warehouse, in the amount of
$911,134, is in default due to failure to service the debt.  The remaining debt
of the Partnership, in the amount of $24,087,546 has maturity dates ranging from
January 1997 to July 2019.  Future cash distributions will depend on the levels
of net cash generated from operations, refinancings, property sales, and the
availability of cash reserves.  

Item 7. Financial Statements


ANGELES INCOME PROPERTIES, LTD. 6

LIST OF FINANCIAL STATEMENTS

      Report of Independent Auditors

      Balance Sheet - December 31, 1995                                   

      Statements of Operations - Years ended December 31,
      1995 and 1994                                                       

      Statements of Changes in Partners' Capital (Deficit) - Years ended
      December 31, 1995 and 1994                                          

      Statements of Cash Flows - Years ended December 31,
      1995 and 1994                                                       

      Notes to Financial Statements                                       


                Report of Ernst & Young LLP, Independent Auditors



The Partners
Angeles Income Properties, Ltd. 6


We have audited the accompanying balance sheet of Angeles Income Properties,
Ltd. 6 as of December 31, 1995, and the related statements of operations,
changes in partners' capital (deficit) and cash flows for each of the two years
in the period ended December 31, 1995.  These financial statements are the
responsibility of the Partnership's management.  Our responsibility is to
express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with generally accepted auditing
standards.  Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement.  An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements.  An audit also includes
assessing the accounting principles used and significant estimates made by the
Partnership's management, as well as evaluating the overall financial statement
presentation.  We believe that our audits provide a reasonable basis for our
opinion.

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of Angeles Income Properties, Ltd.
6 as of December 31, 1995, and the results of its operations and its cash flows
for each of the two years in the period ended December 31, 1995, in conformity
with generally accepted accounting principles.

As discussed in Notes A and I, during the fourth quarter of 1995 the Partnership
changed its method of accounting for the impairment of long-lived assets and for
long-lived assets to be disposed of. 


                                             /S/ ERNST & YOUNG LLP



Greenville, South Carolina
February 14, 1996

                        ANGELES INCOME PROPERTIES, LTD. 6

                                  BALANCE SHEET

                                December 31, 1995


 Assets                                                                       
   Cash and cash equivalents:                                                 
      Unrestricted                                                 $ 1,447,073
      Restricted--tenant security deposits                             210,029
      Accounts receivable, (net of allowance                                  
         of $779,621)                                                  438,834
      Escrow for taxes                                                 516,873
      Restricted escrows                                               411,695
      Other assets                                                   1,224,843
      Investment properties (Notes B, F and I):                               
         Land                                       $  7,616,187              
         Buildings and related personal property      44,453,138              
                                                      52,069,325              
         Less accumulated depreciation               (10,830,587)   41,238,738
                                                                   $45,488,085
 Liabilities and Partners' Capital (Deficit)                                  
                                                                             
 Liabilities                                                                  
      Accounts payable                                              $  254,724
      Tenant security deposits                                         251,818
      Accrued taxes                                                    888,567
      Other liabilities                                              1,046,474
      Notes payable, including $18,600,225 in                                 
         default (Notes B, E and F)                                 42,687,771
                                                                             
 Partners' Capital (Deficit)                                                  
      General partner                               $   (400,876)             
      Limited partners (47,377 units issued                                   
         and outstanding)                                759,607       358,731
                                                                   $45,488,085
                 See Accompanying Notes to Financial Statements

                        ANGELES INCOME PROPERTIES, LTD. 6

                            STATEMENTS OF OPERATIONS

<TABLE>
<CAPTION>
                                                                           
                                                       Years Ended December 31, 
                                                          1995           1994  
<S>                                                 <C>            <C>
 Revenues:                                                                     
    Rental income                                    $ 8,800,982    $ 6,051,670
    Other income                                         352,816        141,943
         Total revenues                                9,153,798      6,193,613
 Expenses:                                                                     
   Operating                                           2,564,491      1,814,756
   General and administrative                            427,733        572,072
   Property management fees (Note E)                     420,231        286,902
   Maintenance                                           906,772        810,248
   Depreciation                                        1,438,804      1,099,510
   Amortization                                          134,324         49,470
   Interest                                            3,968,663      2,883,907
   Property taxes                                      1,350,546      1,014,023
   Bad debt expense                                       89,006        313,062
   Tenant reimbursements                                (754,122)      (491,956)
         Total expenses                               10,546,448      8,351,994

   Loss before loss on disposal of                                             
      property, equity in income of                                            
      joint venture and write-down                                             
      of investment property                          (1,392,650)    (2,158,381)
                                                                              
   Loss on disposal of property                           (9,453)            --
   Equity in income of                                                         
      joint venture (Note G)                           2,894,652        292,896
   Write-down of investment property (Note I)         (2,213,212)      (926,000)
      Net loss                                       $  (720,663)   $(2,791,485)
 Net loss allocated                                                            
   to general partner (1%)                           $    (7,207)   $   (27,915)
 Net loss allocated                                                            
   to limited partners (99%)                            (713,456)    (2,763,570)
      Net loss                                       $  (720,663)   $(2,791,485)
 Net loss per limited                                            
   partnership unit                                  $    (15.06)   $    (58.33)

<FN>
                 See Accompanying Notes to Financial Statements     

</TABLE>

                        ANGELES INCOME PROPERTIES, LTD. 6

               STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)

<TABLE>
<CAPTION>                                                                           
                                                                                    
                                     Limited                      
                                   Partnership    General      Limited
                                      Units       Partner     Partners       Total   
<S>                                 <C>        <C>         <C>           <C>                       
 Original capital contributions      47,384     $   1,000   $47,384,000   $47,385,000
                                                                                     
 Partners' (deficit) capital at                                                      
   December 31, 1993                 47,384     $(365,754)  $ 4,236,633   $ 3,870,879
                                                                                     
 Abandonment of Limited                                                              
   Partnership Units (Note J)            (5)           --            --            --
                                                                                     
 Net loss for the year ended                                                         
   December 31, 1994                     --       (27,915)   (2,763,570)   (2,791,485)
                                                                                     
 Partners' (deficit) capital                                                         
   at December 31, 1994              47,379      (393,669)    1,473,063     1,079,394
                                                                                     
 Abandonment of Limited                                                              
   Partnership Units (Note J)            (2)           --            --            --
                                                                                     
 Net loss for the year ended                                                         
   December 31, 1995                     --        (7,207)     (713,456)     (720,663)
                                                                                     
 Partners' (deficit) capital                                                         
   at December 31, 1995              47,377     $(400,876)  $   759,607    $  358,731

<FN>
                 See Accompanying Notes to Financial Statements
</TABLE>

                        ANGELES INCOME PROPERTIES, LTD. 6

                            STATEMENTS OF CASH FLOWS
<TABLE>
<CAPTION>
         
                                                                            
                                                            Years ended December 31, 
                                                               1995         1994   
<S>                                                       <C>          <C>
 Cash flows from operating activities:                                             
    Net loss                                               $ (720,663)  $(2,791,485)
    Adjustments to reconcile net loss to net cash                                  
       provided by (used in) operating activities:                                 
       Depreciation                                         1,438,804     1,099,510
       Amortization of discounts, loan costs, and                                  
        leasing commissions                                   248,714       198,673
       Bad debt expense                                        89,006       313,062
       Loss on disposal of property                             9,453            --
       Write-down of investment property                    2,213,212       926,000
       Equity in income from joint venture                 (2,894,652)     (292,896)
    Change in accounts:                                                            
       Restricted cash                                        (33,789)      (99,982)
       Accounts receivable                                   (228,719)     (418,097)
       Escrows for taxes                                       (3,950)       73,168
       Other assets                                            (9,360)     (100,926)
       Accounts payable                                        (8,523)       56,594
       Tenant security deposit liabilities                     53,087       (19,823)
       Accrued taxes                                           79,162       (11,645)
       Other liabilities                                      149,763       626,969
            Net cash provided by (used in)                                         
                operating activities                          381,545      (440,878)
 Cash flows from investing activities:                                             
    Property improvements and replacements                 (1,073,664)     (675,901)
    Deposits to restricted escrows                           (110,109)     (420,450)
    Withdrawals from restricted escrows                       173,497       499,197
    Distributions from joint venture                               --       300,250
    Proceeds received from foreclosure of Mesa Dunes          876,108            --
            Net cash used in investing activities            (134,168)     (296,904)
 Cash flows from financing activities:                                             
    Proceeds from long-term borrowing                         753,755       736,451
    Payments on notes payable                                (247,560)     (152,519)
    Loan costs                                                     --       (30,779)
            Net cash provided by financing activities         506,195       553,153
 Net increase (decrease) in cash                              753,572      (184,629)
 Cash at beginning of period                                  693,501       878,130
 Cash at end of period                                     $1,447,073    $  693,501
 Supplemental disclosure of cash flow information:                                 
    Cash paid for interest                                 $3,483,448    $1,825,551
    Interest on notes transferred to principal             $  110,393    $  741,043
    Fixed assets included in accounts payable              $       --    $  331,358

<FN>
                 See Accompanying Notes to Financial Statements

</TABLE>

                        ANGELES INCOME PROPERTIES, LTD. 6

                          Notes to Financial Statements

                                December 31, 1995


Note A - Organization and Significant Accounting Policies

Organization:  Angeles Income Properties, Ltd. 6 (the  Partnership ) is a
California limited partnership organized in June 1984, to acquire and operate
residential and commercial real estate properties.  The Partnership's General
Partner is Angeles Realty Corporation II ("ARC II"), an affiliate of Insignia
Financial Group, Inc.  As of December 31, 1995, the Partnership operates five
residential and four commercial properties located in or near major urban areas
in the United States.

Principles of Consolidation:  The financial statements include all of the
accounts of the Partnership and its majority owned partnerships.  All
significant interpartnership balances have been eliminated.  Minority interest
is immaterial and not shown separately in the financial statements.

Allocations and Distributions to Partners:  In accordance with the Agreement of
Limited Partnership, any gain from the sale or other disposition of Partnership
assets will be allocated first to the General Partner to the extent of the
amount of any Incentive Interest to which the General Partner is entitled.  Any
gain remaining after said allocation will be allocated to the General Partner
and Limited Partners in proportion to their interests in the Partnership;
provided, that the gain shall first be allocated to Partners with negative
account balances, in proportion to such balances, in an amount equal to the sum
of such negative capital account balances.

The Partnership will allocate other profits and losses 1% to the General Partner
and 99% to the Limited Partners.

Except as discussed below, the Partnership will allocate distributions 1% to the
General Partner and 99% to the Limited Partners.

Upon the sale or other disposition, or refinancing of any asset of the
Partnership, the Distributable Net Proceeds shall be distributed as follows: 
(i) First, to the General Partner, on account of the current and accrued
Management Fee payable, deferred as contemplated therein (ii) Second, to the
Partners in proportion to their interests until the Limited Partners have
received proceeds equal to their unrecovered Capital Contributions (iii) Third,
to the Partners until the Limited Partners have received distributions equal to
their 6% (not compounded) Cumulative Distribution; (iv) Fourth, to the General
Partner until it has received an amount equal to 3% of the aggregate Disposition
Prices of all properties or investments sold (Initial Incentive Interest); (v)
Fifth, to the Partners until the Limited Partners have received distributions
equal to their 8% (not compounded) Cumulative Distribution, with certain limited
partners receiving additional priority distributions ranging from 1.5% to 4.5%
per annum (not compounded);  and (vi) Sixth, thereafter, 86% to the Partners in
proportion to their interests and 14% (Final Incentive Interest) to the General
Partner.


Note A -Organization and Significant Accounting Policies (continued)

Depreciation:  Depreciation is provided by the straight-line method over the
estimated lives of the investment properties and related personal property.  For
Federal income tax purposes, the accelerated cost recovery method is used (1)
for real property, over 18 years for additions after March 15, 1984, and before
May 9, 1985 and 19 years for additions after May 8, 1985, and before January 1,
1987, and (2) for personal property over 5 years for additions prior to January
1, 1987.  As a result of the Tax Reform Act of 1986, for additions after
December 31, 1986, the alternative depreciation system is used for depreciation
of (1)  real property additions over 40 years, and (2) personal property
additions over 6-20 years.

Cash and Cash Equivalents:  The Partnership considers all highly liquid
investments with a maturity when purchased of three months or less to be cash
equivalents.  At certain times, the amount of cash deposited at a bank may
exceed the limit on insured deposits.

Investment Properties:  Prior to the fourth quarter of 1995, investment
properties were carried at the lower of cost or estimated fair value, which was
determined using the higher of the property's non-recourse debt amount, when
applicable, or the net operating income of the investment property capitalized
at a rate deemed reasonable for the type of property.  During the fourth quarter
of 1995, the Partnership adopted FASB Statement No. 121, Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of,
which requires impairment losses to be recorded on long-lived assets used in
operations when indicators of impairment are present and the undiscounted cash
flows estimated to be generated by those assets are less than the assets'
carrying amount.  The impairment loss is measured by comparing the fair value of
the asset to its carrying amount.  

Loan Costs:  Loan costs of $860,596 are included in "Other assets" and are being
amortized on a straight-line basis over the lives of the respective loans. 
Current accumulated amortization is $274,940.

Advertising Costs:  Advertising costs, $131,258 in 1995 and $91,495 in 1994, are
charged to expense as they are incurred and are included in operating expenses.

Lease Commissions:  Lease commissions of $504,238 are included in "Other assets"
and are being amortized using the straight-line method over the terms of the
respective leases.  Current accumulated amortization is $247,551.

Leases:  The Partnership generally leases apartment units for twelve-month terms
or less.  Commercial building lease terms are from twelve months to ten years.

Tenant Security Deposits:  The Partnership requires security deposits from all
apartment lessees for the duration of the lease.  Deposits are refunded when the
tenant vacates the apartment if there has been no damage to the unit.


Note A -Organization and Significant Accounting Policies (continued)

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 amounts reported in the financial statements and
accompanying notes.  Actual results could differ from those estimates.

Reclassifications:  Certain reclassifications have been made to the 1994
balances to conform to the 1995 presentation.

Fair Value:  In 1995, the Partnership implemented Statement of Financial
Accounting Standards No. 107, "Disclosure about Fair Value of Financial
Instruments," which requires disclosure of fair value information about
financial instruments for which it is practicable to estimate that value.  The
carrying amount of the Partnership's cash and cash equivalents approximates fair
value due to short-term maturities.  The Partnership estimates the fair value of
its fixed rate mortgage by discounted cash flow analysis, based on estimated
borrowing rates currently available to the Partnership.  The carrying amounts of
variable rate mortgages approximate fair value due to frequent re-pricing (Note
B).

Note B - Notes Payable

The principle terms of notes payable are as follows:

<TABLE>
<CAPTION>
                                                                              
                            Monthly                            Principal   Principal  
                            Payment      Stated                 Balance    Balance At 
                           Including    Interest   Maturity     Due At    December 31,
 Property                  Interest       Rate       Date      Maturity       1995    
<S>                        <C>           <C>       <C>      <C>           <C>                           
 Lazy Hollow Apartments                                                               
    1st trust deed          $ 31,916      7.50%     7/2019   $    --       $ 4,225,063
 Homestead Apartments                                                                 
    1st trust deed            26,075      9.88%     1/1997     2,895,160     2,918,733
    2nd trust deed               463     11.00%    10/1998        46,446        47,478
 Whispering Pines                                                                     
  Mobile Home Park                                                                    
    1st trust deed            37,600      7.83%    10/2003     4,423,358     5,031,102
    2nd trust deed             1,038      7.83%    10/2003       159,120       159,120
 Hawthorne Works                                                                      
  Business Center                                                                     
    1st trust deed                                                                    
      (in default)              (1)        (2)     12/1995    15,021,817    15,021,817
    2nd trust deed                                                                    
      (in default)              (4)        (3)     12/1995     2,667,274     2,667,274
 Casa Granada Apartments                                                              
    1st trust deed            11,917     10.07%     9/1999     1,279,824     1,322,986
 LaSalle Warehouse                                                                    
    1st trust deed,                                                                   
      in default (5)           8,731     11.50%    11/2003       911,134       911,134
 Mesa Dunes Mobile                                                                    
  Home Park                                                                           
    1st trust deed            48,446      7.83%    10/2003     5,699,354     6,482,693
    2nd trust deed             1,338      7.83%    10/2003       205,020       205,020

</TABLE>

 Note B - Notes Payable (continued)                                      

<TABLE>
<CAPTION>                                                                                      
                            Monthly                           Principal     Principal  
                            Payment      Stated                Balance      Balance At 
                            Including   Interest   Maturity     Due At     December 31,
 Property                   Interest      Rate       Date     Maturity         1995    
<S>                          <C>        <C>       <C>         <C>           <C>                          
 Angeles Income                                                                       
    Properties, Ltd. 6                                                                
    1st trust deed (6)        28,162      9.0%     12/2003     3,125,355     3,447,646
 Angeles Income                                                                       
    Properties, Ltd. 6                                                                
    Working capital                                                                   
      loan (7)                  (1)     Prime+2%   11/1997       446,258       446,258
                                                                                      
                            $195,686                         $36,880,120    42,886,324
 Less unamortized                                                             (198,553)
    discounts                                                              $42,687,771
                                                                          
<FN>
(1)  Interest only payments.      
(2)  Corporate Base Rate plus 1.75%.
(3)  Based on the 90 day LIBOR rate plus 4%.
(4)  Based on net cash flow.
(5)  Debt in default due to failure to service the debt.
(6)  Payable to Angeles Mortgage Investment Trust (Note E).
(7)  Payable to Angeles Acceptance Pool, L.P. (Note E).
(8)  The estimated fair value of the Partnership's aggregate mortgages that are
     not in default is approximately $25,300,000 compared to the carrying value
     of $24,800,000.  This estimate is not necessarily  indicative of the
     amounts the Partnership may pay in actual market transactions.  The General
     Partner believes that it is not appropriate to use the Partnership's
     incremental borrowing rate for the working capital loan held by an
     affiliate (See Note E) as there is no market in which the Partnership could
     obtain similar financing.  In addition, due to the default status of the
     debt secured by Hawthorne Works Business Center, the fair value amount of
     the Partnership debt, is exclusive of this debt.  The General Partner
     believes that a refinancing of this indebtedness is not probable due to the
     poor operations and maintenance needs of the property.

</TABLE>

The mortgages secured by Hawthorne Works Business Center, in the amount of
$17,689,091, are in default due to non-payment upon maturity.  The mortgage
secured by LaSalle Warehouse of $911,134 went into default due to non-payment of
interest in 1995.  The General Partner stopped making payments when certain
contamination was discovered at this site (see Note K).  The Partnership
anticipates resuming payments upon the resolution of this matter.  The LaSalle
Warehouse debt is included in the estimated fair value above.

The mortgage notes payable are nonrecourse and are secured by pledge of certain
of the Partnership's rental properties and by pledge of revenues from the
respective rental properties.  Certain of the notes impose prepayment penalties
if repaid prior to maturity.

Note B - Notes Payable (continued)

Scheduled principal payments of notes payable subsequent to December 31, 1995,
are as follows:
                   1996                         $18,870,042
                   1997                           3,603,456
                   1998                             332,249
                   1999                           1,584,201
                   2000                             319,454
                Thereafter                       18,176,922
                                                           
                                                $42,886,324

Note C - Hawthorne Works Business Center

During the fourth quarter of 1994, the Partnership refinanced the first and
second mortgage notes which encumber the Hawthorne Works Business Center.  The
refinancing included $302,900 to establish tax and insurance and tenant
improvement escrows.  In addition, accrued interest of $741,043 was added to the
principal balances of the new mortgage notes.  During 1995 the mortgage holder
again funded the escrow for tenant improvements and leasing commissions and as a
result, added $753,755 to the principal balance of the first mortgage.  Accrued
interest of $110,393 was also added to the second mortgage during 1995.  The
refinanced notes matured December 31, 1995 and are in default as of that date
due to non-payment at maturity.  Total debt and accrued interest in default is
$17,974,019.  

Subsequent to December 31, 1995, the General Partner entered into a contract to
sell the Cable Plant at the Hawthorne Works Business Center for $7,500,000. 
This sale is expected to be consummated in 1996.  In addition, the CM Complex at
the Hawthorne Works Business Center is for sale.  The General Partner is hopeful
that the holder of the mortgages secured by Hawthorne Works Business Center will
allow for sufficient time for the property to be sold, thereby avoiding
foreclosure.  However, there are no assurances that the property will not be
lost via foreclosure.

Note D - Income Taxes

Taxable income or loss of the Partnership is reported in the income tax returns
of its partners.  Accordingly, no provision for income taxes is made in the
financial statements of the Partnership. 

Differences between the net loss as reported and Federal taxable income result
primarily from (1) the write-downs of investment properties and (2) depreciation
over different methods and lives and on differing cost bases of investment
properties.  The following is a reconciliation of reported net loss and Federal
taxable loss:


                                            1995          1994   
                                                               
 Net loss as reported                   $  (720,663)  $(2,791,485)
 Add (deduct):                                                   
  Depreciation differences                 (233,158)     (269,378)
  Unearned income                            72,361        32,347
  Bad debt expense                           57,625        32,612
  Investment in joint venture                81,781       122,260
  Write-down of investment property        (681,439)      926,000
  Other                                     (25,514)      (47,623)
                                                                
 Federal taxable loss                   $(1,449,007)  $(1,995,267)
                                                                
 Federal taxable loss per limited                                
 partnership unit                       $    (30.28)  $    (41.69)

The following is a reconciliation between the Partnership's reported amounts and
Federal tax basis of net assets and liabilities:


 Net assets as reported                  $   358,731
 Land and buildings                       22,415,175
 Accumulated depreciation                    795,710
 Syndication and distribution costs        6,802,271
 Other                                       519,914
                                                   
 Net assets - Federal tax basis          $30,891,801


Note E   Transactions with Affiliated Parties

The Partnership has no employees and is dependent on the General Partner and its
affiliates for the management and administration of all partnership activities. 
The Partnership Agreement provides for payments to affiliates for services and
as reimbursement of certain expenses incurred by affiliates on behalf of the
Partnership. 

Note E   Transactions with Affiliated Parties (continued)

The following payments were made to the General Partner and affiliates in 1995
and 1994:

                                                                        
                                                       1995          1994  
                                                                          
 Property management fees                            $420,231      $286,902
 Property lease commissions                            63,454        45,689
 Reimbursement for services of affiliates             305,925       435,774


The Partnership insures its properties under a master policy through an agency
and insurer unaffiliated with the General Partner.  An affiliate of the General
Partner acquired, in the acquisition of a business, certain financial
obligations from an insurance agency which was later acquired by the agent who
placed the current year's master policy.  The current agent assumed the
financial obligations to the affiliate of the General Partner, who receives
payments on these obligations from the agent.  The amount of the Partnership's
insurance premiums accruing to the benefit of the affiliate of the General
Partner by virtue of the agent's obligations is not significant.

In November 1992, Angeles Acceptance Pool, L.P. ("AAP"), a Delaware limited
partnership was organized to acquire and hold the obligations evidencing the
working capital loan previously provided to the Partnership by Angeles Capital
Investments, Inc. ("ACII").  Angeles Corporation ("Angeles") is the 99% limited
partner of AAP and Angeles Acceptance Directives, Inc.("AAD"), an affiliate of
the General Partner, was, until April 14, 1995, the 1% general partner of AAP. 
On April 14, 1995, as part of a settlement of claims between affiliates of the
General Partner and Angeles, AAD resigned as general partner of AAP and
simultaneously received a 1/2% limited partner interest in AAP.  An affiliate of
Angeles now serves as the general partner of AAP.  Total indebtedness was
$446,258 plus accrued interest of $126,564 at December 31, 1995, with monthly
interest only payments at prime plus 2%.  Principal is to be paid the earlier of
i) the availability of funds, ii) the sale of one or more properties owned by
the Partnership, or iii) November 25, 1997.  Total interest expense for this
loan was $48,345 and $41,279 for the years ended December 31, 1995 and 1994,
respectively.

Angeles Mortgage Investment Trust ("AMIT"), a real estate investment trust,
formerly affiliated with Angeles, has provided first trust financing secured by
the Partnership's investment property, LaSalle Warehouse.  Total indebtedness
was $911,134 plus accrued interest of $155,219 at December 31, 1995.  This debt
is in default at December 31, 1995 due to non-payment.  In addition, AMIT made a
loan to Mesa Dunes, Wakonda and Town & Country Partners ("Mesa Dunes") secured
by the Mesa Dunes real properties known as Mesa Dunes Mobile Home Park, Wakonda
Shopping Center and Town & Country Shopping Center.  Total indebtedness was
$3,447,646 at December 31, 1995.  Total interest expense on this financing was
$354,317 and $313,488 for the years ended December 31, 1995 and 1994,
respectively.


Note E   Transactions with Affiliated Parties (continued)

MAE GP Corporation ("MAE GP"), an affiliate of the General Partner, owns
1,675,113 Class B Shares of AMIT.  MAE GP has the option to convert these Class
B Shares, in whole or in part, into Class A Shares on the basis of 1 Class A
Share for every 49 Class B Shares.  These Class B Shares entitle MAE GP to
receive 1.2% of the distributions of net cash distributed by AMIT.  These Class
B Shares also entitle MAE GP to vote on the same basis as Class A Shares which
allows MAE GP to vote approximately 37% of the total shares (unless and until
converted to Class A Shares at which time the percentage of the vote controlled
represented by the shares held by MAE GP would approximate 1.2% of the vote). 
Between the date of acquisition of these shares (November 24, 1992) and March
31, 1995, MAE GP declined to vote these shares.  Since that date, MAE GP voted
its shares at the 1995 annual meeting in connection with the election of
trustees and other matters.  MAE GP has not exerted, and continues to decline to
exert, any management control over or participate in the management of AMIT. 
MAE GP may choose to vote these shares as it deems appropriate in the future. 
In addition, Liquidity Assistance, LLC, ("LAC"), an affiliate of the General
Partner and an affiliate of Insignia Financial Group, Inc., which provides
property management and partnership administration services to the Partnership,
owns 63,200 Class A Shares of AMIT.  These Class A Shares entitle LAC to vote
approximately 1.5% of the total shares.

As part of a settlement of certain disputes with AMIT, MAE GP granted to AMIT an
option to acquire the Class B Shares owned by it.  This option can be exercised
at the end of 10 years or when all loans made by AMIT to partnerships affiliated
with MAE GP as of November 9, 1994, (which is the date of execution of a
definitive Settlement Agreement), have been paid in full, but in no event prior
to November 9, 1997.  AMIT delivered to MAE GP cash in the sum of $250,000 at
closing, which occurred April 14, 1995, as payment for the option.  Upon
exercise of the option, AMIT would remit to MAE GP an additional $94,000.

Simultaneously with the execution of the option, MAE GP executed an irrevocable
proxy in favor of AMIT the result of which is MAE GP will be able to vote the
Class B Shares on all matters except those involving transactions between AMIT
and MAE GP affiliated borrowers or the election of any MAE GP affiliate as an
officer or trustee of AMIT.  On those matters, MAE GP granted to the AMIT
trustees, in their capacity as trustees of AMIT, proxies with regard to the
Class B Shares instructing such trustees to vote said Class B Shares in
accordance with the vote of the majority of the Class A Shares voting to be
determined without consideration of the votes of "Excess Class A Shares" as
defined in Section 6.13 of the Declaration of Trust of AMIT.


Note F - Investment Properties and Accumulated Depreciation

<TABLE>
<CAPTION>

                                           Initial Cost
                                           To Partnership 
                                                                            Cost
                                                           Buildings    Capitalized
                                                          and Related    (Removed)
                                                           Personal    Subsequent to
 Description                 Encumbrances       Land       Property      Acquisition
<S>                          <C>           <C>          <C>           <C>                         
 Lazy Hollow Apartments       $ 4,225,063   $  997,947   $ 8,988,053   $ (3,640,104)
 Homestead Apartments           2,966,211      557,184     5,987,816     (1,226,503)
 Whispering Pines Mobile                                                           
   Home Park                    5,190,222    1,195,762     3,627,238        203,253
 Hawthorne Works                                                                   
   Business Center             17,689,091    1,549,709    27,046,291    (12,783,164)
 LaSalle Warehouse                911,134      122,537     1,173,462       (544,583)
 Casa Granada Apartments        1,322,986      234,630     1,930,370        333,424
 Mesa Dunes Mobile                                                                 
   Home Park                    6,687,713    2,204,653     6,723,548          2,989
 Wakonda Shopping Center            --         873,172     2,469,336        (29,379)
 Town & Country                                                                    
   Shopping Center                  --          38,013     3,993,873         39,798
 Angeles Income Properties,                                                        
   Ltd. 6                       3,893,904           --            --             --
                                                                                  
                               42,886,324   $7,773,607  $61,939,987    $(17,644,269)
 Less unamortized discounts      (198,553)                                         
                              $42,687,771                                          

</TABLE>                                                                    

Note F - Investment Properties and Accumulated Depreciation (continued)

<TABLE>
<CAPTION>
                               
                                           Gross Amount At Which Carried
                                                 At December 31, 1995     
                                       Buildings                                           
                                      And Related                                          
                                       Personal                        Accumulated       Date        Depreciable
 Description                Land       Property           Total       Depreciation     Acquired      Life-Years
<S>                    <C>           <C>              <C>               <C>           <C>              <C>      
 Lazy Hollow            $  840,527    $  5,505,369     $ 6,345,896       $1,892,202    07/01/89         10-40
                                                                                          
 Homestead                 557,184       4,761,313       5,318,497        1,460,550    11/10/88         10-40
                                                                                                           
 Whispering Pines        1,195,762       3,830,491       5,026,253          810,813    11/30/87         10-40
                                                                                           
 Hawthorne Works         1,549,709      14,263,127      15,812,836        4,012,836    01/18/90         10-40
                                                                                           
 LaSalle Warehouse         122,537         628,879         751,416          171,809    03/31/89         10-40
                                                                                           
 Casa Granada              234,630       2,263,794       2,498,424          455,477    4/30/89          10-40
                                                                                           
 Mesa Dunes              2,204,653       6,726,537       8,931,190          837,499    04/01/95         10-40
                                                                                           
 Wakonda                   873,172       2,439,957       3,313,129          644,508    04/01/95         10-40
                                                                                           
 Town & Country             38,013       4,033,671       4,071,684          544,893    04/01/95         10-40
                                                                                  
 Totals                 $7,616,187     $44,453,138     $52,069,325      $10,830,587        

</TABLE>

The depreciable lives included above are for the buildings and components.  The
depreciable lives for related personal property are for 5 to 7 years.

Note F - Investment Properties and Accumulated Depreciation (continued)

Reconciliation of  Investment Properties and Accumulated Depreciation:"

                                                   Years Ended December 31,  
                                                      1995           1994    
 Investment Properties                                                      
                                                                           
 Balance at beginning of year                     $37,252,916    $37,171,657
 Consolidation of Joint Venture                    16,302,241             --
 Property improvements                                742,306      1,007,259
 Disposal of property                                 (14,926)            --
 Property write-down                               (2,213,212)      (926,000)
                                                                           
 Balance at end of Year                           $52,069,325    $37,252,916
                                                                            
 Accumulated Depreciation                                                   
                                                                           
 Balance at beginning of year                     $ 7,712,702    $ 6,613,192
 Consolidation of Joint Venture                     1,684,554             --
 Additions charged to expense                       1,438,804      1,099,510
 Disposal of property                                  (5,473)            --
                                                                            
 Balance at end of Year                           $10,830,587    $ 7,712,702

The aggregate cost of the investment properties for Federal income tax purposes
at December 31, 1995 and 1994 is $74,484,500 and $56,858,853, respectively.  The
accumulated depreciation taken for Federal income tax purposes at December 31,
1995 and 1994 is $10,034,877 and $7,060,470, respectively.


Note G - Investment in Joint Venture

Prior to April 1, 1995, the Partnership had a 50% investment in Mesa Dunes,
Wakonda and Town & Country Partners ("Mesa Dunes").  On December 6, 1994, Mesa
Dunes gave notice to Angeles Income Properties, Ltd. V ("AIPL V"), a California
Limited Partnership and the other previous 50% owner of Mesa Dunes, that the
note receivable that Mesa Dunes held from AIPL V in the amount of $5,000,000,
dated September 20, 1991, and originally due on September 30, 1996, was in
default because of failure to perform under the terms and conditions of said
note and security interest, including but not limited to, failure to make
interest payments.  On April 1, 1995, Mesa Dunes foreclosed on its collateral
and AIPL V lost its 50% interest in Mesa Dunes.  This foreclosure effectively
dissolved Mesa Dunes and the Mesa Dunes Mobile Home Park, Wakonda Shopping
Center and Town & Country Shopping Center properties became 100% owned by the
Partnership.

Note G - Investment in Joint Venture (continued)

The Partnership recognized $2,894,652 as its equity in the income of Mesa Dunes
in 1995, of which $2,825,000 represented its proportionate share of the note
receivable and accrued interest due from AIPL V that had been reserved in prior
years due to the uncertainty of the Partnership's rights to the collateral under
the note.

As of April 1, 1995, the assets, liabilities, revenues and expenses of the
properties were consolidated into the Partnership and were no longer accounted
for using the equity method of accounting.  

The rollforward of the investment in Mesa Dunes through March 31, 1995 is as
follows:

 Investment in joint venture at December 31, 1994     $ 3,017,116
 Equity in earnings of joint venture through                     
    March 31, 1995                                      2,894,652
 Investment in joint venture at March 31, 1995         $5,911,768
                                                                
 Summary of assets and liabilities consolidated                  
    on April 1, 1995                                             
                                                                
    Cash                                              $   876,108
    Investment properties, net                         14,617,687
    Other assets                                          907,835
         Total assets                                  16,401,630
    Accounts payable and accruals                         401,070
    Notes payable                                      10,088,792
         Total liabilities                             10,489,862
               Net assets                             $ 5,911,768

The recording of the above assets and liabilities, other than cash, and the
related elimination of the investment in joint venture was a non-cash
transaction and is excluded from the statement of cash flows.

The following pro forma statements for the twelve months ended December 31, 1995
and 1994 assume the Partnership became the 100% owner as of January 1, 1994.


                                       Pro Forma Statement
                                   Year Ended December 31, 1995
                                                                            
                          As Reported          Adjustment          Pro Forma
                                                                            
      Revenues             $9,153,798          $  728,486         $9,882,284
      Net loss               (720,663)             71,451           (649,212)
                                                                            
                                   Year Ended December 31, 1994
                                                                            
                          As Reported          Adjustment          Pro Forma
                                                                           
      Revenues             $6,193,613          $2,641,832         $8,835,445
      Net loss             (2,791,485)            295,625         (2,495,860)

Note H - Operating Leases

Tenants of the commercial property are responsible for their own utilities and
maintenance of their space, and payment of their proportionate share of common
area maintenance, utilities, insurance and real estate taxes.  Tenants are
generally not required to pay a security deposit.

As of December 31, 1995, the Partnership had minimum future rentals under
noncancellable leases with terms ranging from twelve months to ten years.

                  1996                        $3,303,813
                  1997                         2,888,333
                  1998                         1,735,053
                  1999                           673,449
                  2000                           337,782
               Thereafter                        297,690
                                                        
                                              $9,236,120

Note I - Write-down of Investment Property

During the fourth quarter of 1995, the Partnership adopted FASB Statement No.
121, "Accounting for the Impairment of Long-Lived Assets and for Long-Lived
Assets to Be Disposed Of", which requires impairment losses to be recorded on
long-lived assets used in operations when indicators of impairment are present
and the undiscounted cash flows estimated to be generated by those assets are
less than the assets' carrying amount.  The impairment loss is measured by
comparing the fair value of the asset to its carrying amount.  As a result of
this adoption, the assets of Hawthorne Works Business Center were written down
by $2,213,212.  

During the fourth quarter of 1994, the General Partner believed that the
estimated fair value of Lazy Hollow Apartments, based upon 1994 net operating
income and other factors using an appropriate capitalization rate, indicated an
other than temporary decline in the fair value of the property.  This decline in
net operating income was due to maintenance expenditures necessary at the
property.  These maintenance items had been deferred in the past, but were
necessary to maintain the occupancy levels and rental rates.  The maintenance
needs of this property will be ongoing.  Therefore, the Partnership recorded a
write-down of $926,000 against the property as of December 31, 1994.

Note J - Abandonment of Limited Partnership Units

In 1995 and 1994, the number of Limited Partnership Units decreased by 2 and 5
units, respectively, due to Limited Partners abandoning their units.  In
abandoning his or her Partnership Units, a limited partner relinquishes all
right, title and interest in the Partnership as of the date of abandonment. 
However, during the year of abandonment, the Limited Partner will still be
allocated his or her share of the income or loss for that year.  The loss per
limited partnership unit in the accompanying statements of operations is
calculated based on the number of units outstanding at the beginning of the
year.
 
Note K - Contingency

In December 1994, certain chemicals were discovered in the septic system of
LaSalle Warehouse which appears to have been caused by one of the present
tenants (the "Tenant").  An environmental consulting firm was engaged in January
1995, to determine the level of contamination.  The known costs to empty and
dispose of the contents of the septic tank and to retest the property are not
material, however, during 1995, the Partnership and the Tenant entered into a
remediation agreement whereby the Tenant has agreed to be solely responsible for
any costs associated with the clean-up of this site.  The General Partner is
currently attempting to sell this property; any proceeds would be used to pay
off the AMIT debt (see Notes B and E).


Item 8.  Changes in and Disagreements with Accountant on Accounting and
         Financial Disclosures

    There were no disagreements with Ernst & Young LLP regarding the 1994 or
1995 audits of the Partnership's financial statements.


                                    PART III


Item 9.    Directors, Executive Officers, Promoters and Control Persons;
           Compliance with Section 16(a) of the Exchange Act

       The name of the directors and executive officers of Angeles Realty
Corporation ("ARC II"), the Partnership's General Partner as of December 31,
1995, their age and the nature of all positions with ARC II presently held by
them are as follows:

Name                                Age                  Position

Carroll D. Vinson                   55                   President

Robert D. Long, Jr.                 28                   Controller and
                                                         Principal Accounting
                                                         Officer

William H. Jarrard, Jr.             49                   Vice President

John K. Lines                       36                   Secretary

Kelley M. Buechler                  38                   Assistant Secretary


Carroll D. Vinson has been President of Metropolitan Asset Enhancement, L.P.,
and subsidiaries since August of 1994.  Prior to that, during 1993 to August
1994, Mr. Vinson was affiliated with Crisp, Hughes & Co. (regional CPA firm) and
engaged in various other investment and consulting activities.  Briefly, in
early 1993, Mr. Vinson served as President and Chief Executive Officer of
Angeles Corporation, a real estate investment firm.  From 1991 to 1993, Mr.
Vinson was employed by Insignia in various capacities including Managing
Director-President during 1991.  From 1986 to 1990, Mr. Vinson was President and
a Director of U.S. Shelter Corporation, a real estate services company, which
sold substantially all of its assets to Insignia in December 1990.
      
Robert D. Long, Jr. is Controller and Principal Accounting Officer.  Prior to
joining Metropolitan Asset Enhancement, L.P., and subsidiaries, he was an
auditor for the State of Tennessee and was associated with the accounting firm
of Harshman Lewis and Associates.  He is a graduate of the University of
Memphis.

William H. Jarrard, Jr. is Managing Director - Partnership Administration of
Insignia Financial Group, Inc. ("Insignia").  During the five years prior to
joining Insignia in 1991, he served in a similar capacity for U.S. Shelter.  He
was previously associated with the accounting firm, Ernst & Young LLP, for
eleven years.  Mr. Jarrard is a graduate of the University of South Carolina and
a certified public accountant.

John K. Lines has been General Counsel and Secretary of Insignia since June
1994.  From May 1993 until June 1994, Mr. Lines was the Assistant General
Counsel and Vice President of Ocwen Financial Corporation in West Palm Beach,
Florida.  From October 1991 until April 1993, Mr. Lines was a Senior Attorney
with Banc One Corporation in Columbus, Ohio.  From May 1984 until October 1991,
Mr. Lines was employed as an Associate Attorney with Squire Sanders & Dempsey in
Columbus, Ohio.

Kelley M. Buechler is Assistant Secretary of Insignia.  During the five years
prior to joining Insignia in 1991, she served in a similar capacity for U.S.
Shelter.  Ms. Buechler is a graduate of the University of North Carolina.


Item 10.  Executive Compensation

    No direct form of compensation or remuneration was paid by the Partnership
to any officer or director of ARC II.  The Partnership has no plan, nor does the
Partnership presently propose a plan, which will result in any remuneration
being paid to any officer or director upon termination of employment.  However,
fees and other payments have been made to the Partnership's General Partner and
its affiliates, as described in "Note E" of the Financial Statements included
under "Item 7", which is incorporated herein by reference.


Item 11.  Security Ownership of Certain Beneficial Owners and Management

    As of January 1, 1996, no person owned of record more than 5% of Limited
Partnership Units of the Partnership nor was any person known by the Partnership
to own of record and beneficially, or beneficially only, more than 5% of such
securities.

    The Partnership knows of no contractual arrangements, the operation of the
terms of which may at a subsequent date result in a change in control of the
Partnership, except for:  Article 12.1 of the Agreement, which provides that
upon a vote of the Limited Partners holding more than 50% of the then
outstanding Limited Partnership Units the General Partner may be expelled from
the Partnership upon 90 days written notice.  In the event that a successor
general partner has been elected by Limited Partners holding more than 50% of
the then outstanding Limited Partnership Units and if said Limited Partners
elect to continue the business of the Partnership, the Partnership is required
to pay in cash to the expelled General Partner an amount equal to the accrued
and unpaid management fee described in Article 10 of the Agreement and to
purchase the General Partner interest in the Partnership on the effective date
of the expulsion, which shall be an amount equal to the difference between (i)
the balance of the General Partner capital account and (ii) the fair market
value of the share of Distributable Net Proceeds to which the General Partner
would be entitled.  Such determination of the fair market value of the share of
Distributable Net Proceeds is defined in Article 12.2(b) of the Agreement.


Item 12.  Certain Relationships and Related Transactions

    No transactions have occurred between the Partnership and any officer or
director of ARC II.

    During the years ended December 31, 1995 and December 31, 1994, the
transactions that occurred between the Partnership and ARC II and affiliates of
ARC II pursuant to the terms of the Agreement are disclosed under "Note E" of
the Partnerships' Financial Statements included under "Item 7", which is hereby
incorporated by reference.


                                     PART IV


Item 13.   Exhibits and Reports on Form 8-K

           
         (a)   Exhibits:  See Exhibit Index contained herein.

           
         (b)   No reports on Form 8-K were filed during the fourth quarter of
               1995.



                                   SIGNATURES


      In accordance with Section 13 or 15(d) of the Exchange Act, the Registrant
has caused this report to be signed on its behalf by the undersigned, thereunto
duly authorized.


                                     ANGELES INCOME PROPERTIES, LTD. 6
                                     (A California Limited Partnership)
                                     (Registrant)


                                   By:    Angeles Realty Corporation II







                                   By:    /s/Carroll D. Vinson              
                                          Carroll D. Vinson
                                          President


                                   Date:  March 20, 1996                       


                                   
      In accordance with the Exchange Act, this report has been signed below by
the following persons on behalf of the Registrant and in the capacities on the
date indicated.


/s/Carroll D. Vinson             President and Director        March 20, 1996  
Carroll D. Vinson                  






/s/Robert D. Long, Jr.           Controller                    March 20, 1996
Robert D. Long, Jr.              (Principal Accounting
                                 Officer)

                                                                            
                                       
                                  EXHIBIT INDEX


   Exhibit No.


      3.1            Amended Certificate and Agreement of the Limited
                     Partnership filed in the Partnership's Prospectus dated
                     June 11, 1987 which is incorporated herein by reference.

     10.1            Agreement of Purchase and Sale of Real Property with
                     Exhibits - Whispering Pines Mobile Home Park filed in Form
                     8-K dated November 30, 1987 which is incorporated herein by
                     reference.

     10.2            Agreement of Purchase and Sale of Real Property with
                     Exhibits - Mesa Dunes Mobile Home Park filed in Form 8-K
                     dated December 23, 1987 which is incorporated herein by
                     reference.

     10.3            Beneficiary's Statement of Assumption - Mesa Dunes Mobile
                     Home Park filed in Form 8-K dated December 23, 1987 which
                     is incorporated herein by reference.

     10.4            General Partnership Agreement of Sunny Acres Partners -
                     Mesa Dunes Mobile Home Park filed in Form 8-K dated
                     December 23, 1987 which is incorporated herein by
                     reference.

     10.5            Agreement of Purchase and Sale of Property with Exhibits -
                     Wakonda Shopping Center and Town and Country Shopping
                     Center filed in Form 8-K dated December 30, 1987 which is
                     incorporated herein by reference.

     10.6            First Amendment to Agreement of Purchase and Sale of
                     Property - Wakonda Shopping Center and Town and Country
                     Shopping Center filed in Form 8-K dated December 30, 1987
                     which is incorporated herein by reference.

     10.7            Agreement of Purchase and Sale of Real Property with
                     Exhibits - Homestead Apartments filed in Form 8-K dated
                     November 10, 1988 which is incorporated herein by
                     reference.

     10.8            Promissory Note Homestead Apartments filed in Form 10-K
                     dated March 29, 1991 which is incorporated herein by
                     reference.

     10.9            Agreement of Purchase and Sale of Real Property and
                     exhibits - Lazy Hollow Apartments filed in Form 8-K dated
                     December 30, 1989, which is incorporated herein by
                     reference.
     

                                  EXHIBIT INDEX
Exhibit No.

    10.10            Agreement of Purchase and Sale of Real Property and
                     exhibits - Hawthorne Works Business Center filed in Form 8-
                     K dated January 19, 1990, which is incorporated herein by
                     reference.

    10.11            Promissory Note - Whispering Pines Filed in Form 10-K dated
                     March 27, 1992, which is incorporated herein by reference.

    10.12            Stock Purchase Agreement dated November 24, 1992 showing
                     the purchase of 100% of the outstanding stock of Angeles
                     Realty Corporation II by IAP GP Corporation, a subsidiary
                     of MAE GP Corporation, filed in Form 8-K dated December 31,
                     1992, which is incorporated herein by reference.

     16.1            Letter from the Registrant's former independent accountant
                     regarding its concurrence with the statements made by the
                     Registrant is incorporated by reference to the Exhibit
                     filed with Form 8-K dated September 1, 1993.