FORM 10-KSB--ANNUAL OR TRANSITIONAL REPORT UNDER
                               SECTION 13 OR 15(d)

                                   Form 10-KSB
(Mark One)
[X]   ANNUAL REPORT UNDER SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT
      OF 1934
      [No Fee Required]

                 For the fiscal year ended December 31, 2000

[ ]   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
                (Name of small business issuer in its charter)

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

                          55 Beattie Place, PO Box 1089
                         Greenville, South Carolina 29602
                   (Address of principal executive offices)

                   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:

                      Units of Limited Partnership Interest
                                (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 the  registrant's  knowledge in definitive proxy or
information  statements  incorporated  by  reference  in Part III of this Form
10-KSB or any amendment to this Form 10-KSB.  [X]

State issuer's revenues for its most recent fiscal year.  $3,672,000

State the aggregate  market value of the voting  partnership  interests  held by
non-affiliates  computed  by  reference  to the price at which  the  partnership
interests  were sold,  or the average bid and asked  prices of such  partnership
interests as of December 31, 2000. No market exists for the limited  partnership
interests of the Registrant,  and,  therefore,  no aggregate market value can be
determined.

                       DOCUMENTS INCORPORATED BY REFERENCE
                                      None

<PAGE>


                                    PART I

Item 1.     Description of Business

Angeles Income  Properties,  Ltd. 6 (the  "Partnership"  or  "Registrant")  is a
publicly held limited partnership organized under the California Uniform Limited
Partnership Act on June 29, 1984, as amended. The Partnership Agreement provides
that the  Partnership  is to terminate on December 31, 2037,  unless  terminated
prior to such date.

The Partnership's general partner is Angeles Realty Corporation II, a California
corporation  (the  "General  Partner"  or "ARC II").  The  General  Partner  was
wholly-owned by Insignia Properties Trust ("IPT").  Effective February 26, 1999,
IPT was merged into Apartment  Investment and Management  Company ("AIMCO") (see
"Transfer  of  Control").  Thus,  the  General  Partner  is  now a  wholly-owned
subsidiary of AIMCO.

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.  Since its initial
offering, the Partnership has not received, nor are limited partners required to
make,  additional  capital  contributions.  The  Partnership  was formed for the
purpose of acquiring fee and other forms of equity interests in various types of
real estate property.  At December 31, 2000, the Partnership  owned and operated
two residential properties (see "Item 2. Description of Properties").

The Registrant  has no employees.  Management  and  administrative  services are
provided by the General Partner and by agents  retained by the General  Partner.
These services were provided by affiliates of the General  Partner for the years
ended December 31, 2000 and 1999.

The  real  estate  business  in which  the  Partnership  is  engaged  is  highly
competitive.  There are other  residential  properties within the market area of
the Partnership's properties.  The number and quality of competitive properties,
including  those which may be managed by an affiliate of the General  Partner in
such  market  area,  could have a material  effect on the rental  market for the
apartments at the Partnership's properties and the rents that may be charged for
such apartments. While the General Partner and its affiliates own and/or control
a  significant  number of  apartment  units in the  United  States,  such  units
represent an  insignificant  percentage of total  apartment  units in the United
States and competition for the apartments is local.

There have been, and it is possible there may be other, Federal, state and local
legislation  and  regulations   enacted   relating  to  the  protection  of  the
environment.  The Partnership is unable to predict the extent,  if any, to which
such new  legislation  or  regulations  might occur and the degree to which such
existing or new legislation or regulations might adversely affect the properties
owned by the Partnership.

The Partnership  monitors its properties for evidence of pollutants,  toxins and
other dangerous substances, including the presence of asbestos. In certain cases
environmental  testing has been performed which resulted in no material  adverse
conditions or liabilities.  In no case has the Partnership  received notice that
it is a potentially  responsible party with respect to an environmental clean up
site.

Both  the  income  and  expenses  of  operating  the  properties  owned  by  the
Partnership are subject to factors outside of the Partnership's control, such as
changes in the supply and demand for similar  properties  resulting from various
market  conditions,  increases/decreases  in unemployment or population  shifts,
changes in the availability of permanent mortgage  financing,  changes in zoning
laws,  or changes in patterns or needs of users.  In  addition,  there are risks
inherent in owning and operating residential  properties because such properties
are  susceptible to the impact of economic and other  conditions  outside of the
control of the Partnership.

A further description of the Partnership's business is included in "Management's
Discussion and Analysis or Plan of Operation"  included in "Item 6" of this Form
10-KSB.


<PAGE>



Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia  Financial Group, Inc. and IPT merged into AIMCO, a
publicly  traded real estate  investment  trust,  with AIMCO being the surviving
corporation (the "Insignia Merger").  As a result, AIMCO acquired 100% ownership
interest in the General Partner.  The General Partner does not believe that this
transaction has had or will have a material effect on the affairs and operations
of the Partnership.

Item 2.     Description of Properties

The following table sets forth the Partnership's investment in properties:

                           Date of
Property                   Purchase       Type of Ownership             Use

Lazy Hollow Apartments     07/01/89  Fee ownership, subject to       Apartment
  Columbia, MD                       a first mortgage                178 units

Homestead Apartments       11/10/88  Fee ownership subject to        Apartment
  East Lansing, MI                   a first mortgage                168 units

Schedule of Properties

Set forth below for each of the  Registrant's  properties is the gross  carrying
value,  accumulated  depreciation,  depreciable life, method of depreciation and
Federal tax basis.

<TABLE>
<CAPTION>

                              Gross
                            Carrying    Accumulated                         Federal
Property                      Value    Depreciation     Rate    Method     Tax Basis
                                (in thousands)                          (in thousands)
<S>                          <C>          <C>         <C>                   <C>
Lazy Hollow Apartments       $ 7,567      $ 3,085     5-40 yrs    S/L       $ 8,191
Homestead Apartments           5,833        2,246     5-40 yrs    S/L       $ 4,950
                             $13,400      $ 5,331                           $13,141
</TABLE>

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


<PAGE>



Schedule of Property Indebtedness

The  following  table  sets  forth  certain  information  relating  to the loans
encumbering the Registrant's properties.
<TABLE>
<CAPTION>

                                  Principal                                        Principal
                                 Balance At                                         Balance
                                December 31,    Interest    Period    Maturity      Due At
Property                            2000          Rate    Amortized     Date     Maturity (1)
                               (in thousands)                                   (in thousands)
Lazy Hollow Apartments
<S>                                <C>            <C>       <C>        <C>           <C>
  1st trust deed                   $ 3,826        7.50%     30 yrs     07/19        $    --
Homestead Apartments
  1st trust deed                     3,060        7.33%     30 yrs     11/03          2,935
                                   $ 6,886                                          $ 2,935
</TABLE>

(1)   See "Item 7. Financial  Statements - Note C" for information  with respect
      to the  Registrant's  ability  to prepay  these  loans and other  specific
      details about the loans.

Rental Rates and Occupancy

Average annual rental rates and occupancy for 2000 and 1999 for each property:

<TABLE>
<CAPTION>

                                          Average Annual                 Average
                                           Rental Rates                 Occupancy
 Property                              2000            1999          2000       1999

<S>                                <C>             <C>               <C>        <C>
 Lazy Hollow Apartments            $10,200/unit    $9,618/unit       98%        96%
 Homestead Apartments                8,157/unit     7,866/unit       94%        93%
</TABLE>

As noted under "Item 1.  Description of Business",  the real estate  industry is
highly competitive.  All of the properties are subject to competition from other
residential  apartment  complexes 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.  All of the  properties  are in good
physical  condition,  subject to normal  depreciation  and  deterioration  as is
typical for assets of this type and age.

Real Estate Taxes and Rates

Real estate taxes and rates in 2000 for each property were:

                                              2000            2000
                                            Billing           Rate
                                         (in thousands)
Properties
Lazy Hollow Apartments (1)                    $138            1.89%
Homestead Apartments                           143            5.51%

(1)   Tax bill is for the fiscal year of the taxing authority which differs from
      that of the Partnership.


<PAGE>



Capital Improvements

Lazy Hollow Apartments

The Partnership completed approximately $169,000 in capital expenditures at Lazy
Hollow Apartments as of December 31, 2000,  consisting primarily of interior and
exterior   building   improvements,   parking   lot   improvements,    appliance
replacements,  floor covering  replacements,  HVAC unit and heater replacements,
and  major  landscaping.  These  improvements  were  funded  from cash flow from
partnership reserves and operations. The Partnership is currently evaluating the
capital  improvement  needs of the property for the upcoming  year.  The minimum
amount to be budgeted  is  expected  to be $275 per unit or $48,950.  Additional
improvements may be considered and will depend on the physical  condition of the
property as well as replacement  reserves and anticipated cash flow generated by
the property.

Homestead Apartments

The  Partnership  completed  approximately  $111,000 in capital  expenditures at
Homestead Apartments as of December 31, 2000,  consisting primarily of appliance
replacements,  floor covering  replacements,  major  landscaping and parking lot
improvements.  These  improvements  were funded from cash flow from  partnership
reserves and  operations.  The  Partnership is currently  evaluating the capital
improvement  needs of the property for the upcoming  year. The minimum amount to
be budgeted is expected to be $275 per unit or $46,200.  Additional improvements
may be considered  and will depend on the physical  condition of the property as
well  as  replacement  reserves  and  anticipated  cash  flow  generated  by the
property.

Casa Granada Apartments

The Partnership completed  approximately $59,000 of capital improvements at Casa
Granada  Apartments  consisting  primarily  of exterior  painting  and  building
improvements and office equipment. These improvements were funded from cash flow
from operations. The property was sold on September 21, 2000.

Wakonda Shopping Center

The  Partnership  completed  approximately  $6,000 of  capital  improvements  at
Wakonda  Shopping  Center  consisting of office  equipment  replacements.  These
improvements were funded from cash flow from operations.  This property was sold
on May 4, 2000.

Town and Country Shopping Center

The Partnership  completed  approximately $2,000 of capital improvements at Town
and Country Shopping Center for tenant  improvements.  These  improvements  were
funded from cash flow from operations. This property was sold on May 16, 2000.

Item 3.     Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the   Partnership,   its  General  Partner  and  several  of  their   affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging,  among other things,  the  acquisition of interests in
certain general partner entities by Insignia Financial Group, Inc.  ("Insignia")
and entities which were, at one time, affiliates of Insignia; past tender offers
by the Insignia affiliates to acquire limited  partnership units;  management of
the  partnerships  by the  Insignia  affiliates;  and the Insignia  Merger.  The
plaintiffs  seek  monetary  damages and  equitable  relief,  including  judicial
dissolution of the  Partnership.  On June 25, 1998, the General  Partner filed a
motion seeking dismissal of the action. In lieu of responding to the motion, the
plaintiffs  filed an amended  complaint.  The General Partner filed demurrers to
the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December  14,  1999,  the General  Partner  and its  affiliates  terminated  the
proposed settlement.  In February 2000, counsel for some of the named plaintiffs
filed a motion to disqualify plaintiff's lead and liaison counsel who negotiated
the settlement.  On June 27, 2000, the Court entered an order disqualifying them
from the case and an appeal was taken  from the order on  October  5,  2000.  On
December 4, 2000, the Court  appointed the law firm of Lieff Cabraser  Heimann &
Bernstein  LLP as new  lead  counsel  for  plaintiffs  and the  putative  class.
Plaintiffs  filed a third amended  complaint on January 19, 2001 and  defendants
are  scheduled to respond to the  complaint by March 2, 2001.  On March 2, 2001,
the General  Partner and its  affiliates  filed a demurrer to the third  amended
complaint.  The General Partner does not anticipate  that costs  associated with
this case will be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.


<PAGE>



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

During the quarter ended December 31, 2000, no matter was submitted to a vote of
unit holders through the solicitation of proxies or otherwise.



<PAGE>


                                     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 as
of December 31, 2000, had 47,311 Limited  Partnership  Units outstanding held by
2,691 Limited Partners of record. Affiliates of the General Partner owned 17,993
units or 38.03% at December 31, 2000.

The following table sets forth the distributions made by the Partnership for the
years ended December 31, 1999 and 2000:

                                                Distributions
                                                           Per Limited
                                        Aggregate        Partnership Unit
                                      (in thousands)

       01/01/99 - 12/31/99                $5,615             $111.54
       01/01/00 - 12/31/00                 3,157               62.42

During  the  year  ended   December  31,  2000,  the   Partnership   distributed
approximately $1,926,000 (approximately $1,907,000 to limited partners or $40.31
per limited partnership unit) from the Town and Country, Wakonda Shopping Center
and  Casa  Granada  sale  proceeds,   approximately  $1,030,000   (approximately
$1,019,000  to limited  partners  or $21.54 per limited  partnership  unit) from
operations and approximately $27,000  (approximately $27,000 to limited partners
or $0.57 per limited partnership unit) from the Casa Granada refinance proceeds.
The Partnership distributed  approximately $4,016,000  (approximately $3,976,000
to the limited  partners or $84.04 per limited  partnership  unit) from the Mesa
Dunes Mobile Home Park and  Whispering  Pines Mobile Home Park sale proceeds and
approximately  $1,314,000  (approximately  $1,301,000 to the limited partners or
$27.50  per  limited  partnership  unit) from  operations  during the year ended
December 31, 1999. In addition,  the Partnership paid a distribution of $174,000
and $285,000 to the General Partner representing the disposition fee relating to
the sales of Wakonda and Town and Country Shopping Centers and Mesa Dunes Mobile
Home Park  during  the year  ended  December  31,  2000 and 1999,  respectively.
Subsequent  to  December  31,  2000,  the   Partnership   declared  and  paid  a
distribution of $60,000 to the General Partner  representing the disposition fee
relating to the sale of Casa Granada  Apartments  during the year ended December
31, 2000. However,  these fees are subordinate to the limited partners receiving
a preferred  return, as specified in the partnership  agreement.  If the limited
partners  have  not  received  their  preferred   return  when  the  Partnership
terminates, the General Partner will return these amounts to the Partnership.

Future  distributions  will  depend  on the  levels of net cash  generated  from
operations,   the  availability  of  cash  reserves,  and  the  timing  of  debt
maturities,  refinancings, and/or property sales. The Partnership's distribution
policy is reviewed on a semi-annual basis.  There can be no assurance,  however,
that the  Partnership  will  generate  sufficient  funds from  operations  after
required  capital  expenditures to permit  distributions  to its partners in the
year 2001 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 17,993 limited partnership units in
the Partnership  representing  38.03% of the  outstanding  units at December 31,
2000. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional limited partnership  interests in the Partnership for cash or
in exchange  for units in the  operating  partnership  of AIMCO  either  through
private  purchases or tender offers.  In this regard, on February 8, 2001, AIMCO
Properties, L.P., commenced a tender offer to acquire all of the Units not owned
by  affiliates  of AIMCO for a purchase  price of $181.00 per Unit.  Pursuant to
this  offer,  AIMCO  acquired an  additional  651 units  resulting  in its total
ownership  being  increased to 18,644  units or 39.41% of the total  outstanding
units. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the General Partner.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable to the interest of the General  Partner  because of their  affiliation
with the General Partner.

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

The  matters  discussed  in this Form  10-KSB  contain  certain  forward-looking
statements  and  involve  risks and  uncertainties  (including  changing  market
conditions, competitive and regulatory matters, etc.) detailed in the disclosure
contained  in this Form 10-KSB and the other  filings  with the  Securities  and
Exchange  Commission made by the Registrant from time to time. The discussion of
the Registrant's business and results of operations,  including  forward-looking
statements pertaining to such matters, does not take into account the effects of
any changes to the Registrant's business and results of operation.  Accordingly,
actual   results   could  differ   materially   from  those   projected  in  the
forward-looking  statements as a result of a number of factors,  including those
identified herein.

This item should be read in conjunction with "Item 7. Financial  Statements" and
other items contained elsewhere in this report.

Results of Operations

The  Partnership  realized a net loss for the year ended  December  31,  2000 of
approximately $268,000 as compared to net income of approximately $1,714,000 for
the year ended  December 31, 1999. The decrease in net income for the year ended
December  31, 2000 is due  primarily to a decrease in total  revenues  resulting
from the sale of several  properties  during 2000 and 1999.  The decrease in net
income for the year ended  December  31,  2000 is due  primarily  to the gain of
approximately  $1,783,000 realized on the sale of Mesa Dunes Mobile Home Park in
February 1999 partially  offset by the loss of  approximately  $1,011,000 on the
early  extinguishment of debt encumbering the Mesa Dunes Mobile Home Park during
the first quarter of 1999, and a loss of  approximately  $533,000 on the sale of
Town and Country  Shopping Center,  Wakonda  Shopping  Center,  and Casa Granada
Apartments  during the year ended  December 31,  2000.  See "Part II - Financial
Information, Item 7. Financial Statements, Note D - Sale of Investment Property"
and "Note E - Disposition of  Discontinued  Operations"  for a discussion of the
Mesa Dunes  Mobile Home Park,  Town and  Country  Shopping  Center,  and Wakonda
Shopping Center, Casa Granada Apartments property sales.

Excluding the impact of discontinued operations and the sale of Casa Granada and
Mesa Dunes  Mobile Home Park,  the  Partnership  had net income from  continuing
operations of  approximately  $536,000 and $407,000 for the years ended December
31, 2000 and 1999,  respectively.  The increase in net income for the year ended
December  31, 2000 is  primarily  the result of an  increase  in total  revenues
partially offset by a decrease in total expenses. The increase in total revenues
is attributable to an increase in rental income  partially  offset by a decrease
in other  income.  Rental  revenue  increased  primarily  due to an  increase in
occupancy and the average annual rental rates at both  Homestead  Apartments and
Lazy Hollow  Apartments.  Other income  decreased as a result of lower  interest
income which  declined  during the year ended  December 31, 2000, as a result of
lower average cash balances held in interest bearing accounts.

Total  expenses  decreased  primarily  as the result of a decrease in  operating
expense,  interest  expense,  and  property  tax expense  which was offset by an
increase in both general and  administrative  expense and depreciation  expense.
Operating  expense  decreased due to a decrease in maintenance  and  advertising
expense  at both Lazy  Hollow  Apartments  and  Homestead  Apartments  which was
partially  offset by an  increase in salaries  and  related  employee  benefits.
Interest expense decreased as a result of scheduled  principal  payments made on
the  Partnership's  remaining  residential  properties.   Property  tax  expense
decreased due to the timing and receipt of invoices from the taxing authorities.
Depreciation  expense  increased  as  a  result  of  property  improvements  and
replacements  placed in service at the two remaining  properties during the year
ended December 31, 2000.

General and  administrative  expenses  increased for the year ended December 31,
2000 due to an increase  in the  partnership  management  fee due to the General
Partner  which is based on  adjusted  cash from  operations.  The  increase  was
slightly  offset by a  decrease  in  management  reimbursements  to the  General
Partner  allowed  under the  Partnership  Agreement.  Included  in  general  and
administrative  expenses  at both  December  31, 2000 and 1999,  are  management
reimbursements  to the General Partner allowed under the Partnership  Agreement.
In addition,  costs associated with the quarterly and annual communications with
investors  and  regulatory  agencies  and  the  annual  audit  required  by  the
Partnership Agreement are also included.

During the year ended December 31, 2000, the Partnership  sold Wakonda  Shopping
Center and Town & Country Shopping Center to an unaffiliated third party for net
proceeds of  approximately  $5,303,000.  After  payoff of the first  mortgage of
approximately  $3,298,000 and payment of closing costs of approximately $496,000
the distributable net proceeds were  approximately  $2,006,000.  The Partnership
recorded  a loss of  approximately  $344,000  on the  sale  for the  year  ended
December  31,  2000.  Also,  during  the  year  ended  December  31,  2000,  the
partnership  sold Casa Granada  Apartments  to an  unaffiliated  third party for
approximately  $1,994,000.  After the assumption of the mortgage encumbering the
property by the  purchaser  and payment of closing  costs the net proceeds  were
approximately  $408,000. The partnership recorded a loss of $189,000 on the sale
during the year ended December 31, 2000. In addition, the Partnership recorded a
loss on early  extinguishment  of debt of approximately  $110,000 as a result of
unamortized loan costs being written off.

On February 19,  1999,  the  Partnership  sold Mesa Dunes Mobile Home Park to an
unaffiliated  third  party for net sales  proceeds of  approximately  $9,292,000
after payment of closing costs. The Partnership realized a gain of approximately
$1,783,000 on the sale during the first quarter of 1999.  The  Partnership  also
realized a loss on the early  extinguishment of debt encumbering the property of
approximately  $1,011,000  during  the first  quarter  of 1999  consisting  of a
prepayment  penalty  and the write off of  unamortized  loan costs and  mortgage
discount.

As part of the ongoing  business plan of the  Partnership,  the General  Partner
monitors the rental market  environment of each of its investment  properties to
assess the feasibility of increasing rents,  maintaining or increasing occupancy
levels and protecting  the  Partnership  from increases in expenses.  As part of
this plan,  the General  Partner  attempts to protect the  Partnership  from the
burden of  inflation-related  increases  in  expenses  by  increasing  rents and
maintaining a high overall  occupancy  level.  However,  due to changing  market
conditions,  which  can  result  in the use of  rental  concessions  and  rental
reductions to offset softening market conditions, there is no guarantee that the
General Partner will be able to sustain such a plan.

Capital Resources and Liquidity

At  December  31,  2000,  the  Partnership  held  cash and cash  equivalents  of
approximately  $1,738,000  compared to approximately  $1,235,000 at December 31,
1999. For the year ended December 31, 2000, cash and cash equivalents  increased
by approximately  $503,000 from the Partnership's  year ended December 31, 1999.
The increase in cash and cash equivalents is due to approximately  $5,510,000 of
cash  provided  by  investing  activities  and  $1,618,000  of cash  provided by
operating  activities which was partially offset by approximately  $6,625,000 of
cash  used in  financing  activities.  Cash  provided  by  investing  activities
consisted primarily of sale proceeds from Town and Country, and Wakonda Shopping
Centers and Casa Granada Apartments, and net withdrawals from restricted escrows
which  were  slightly  offset  by the  purchase  of  property  improvements  and
replacements. Cash used in financing activities consisted primarily of repayment
of mortgage  notes  payable,  distributions  paid to  partners,  and payments on
mortgage notes payable.  The Registrant  invests its working capital reserves in
interest bearing accounts.

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 and other  operating needs of the Registrant and to comply with
Federal, state, and local legal and regulatory requirements.  The Partnership is
currently  evaluating  the capital  improvement  needs of the  property  for the
upcoming year. The minimum amount to be budgeted is expected to be $275 per unit
or $95,150.  Additional  improvements  may be considered  and will depend on the
physical  condition  of  each  property  as  well as  replacement  reserves  and
anticipated  cash flow  generated  by each  property.  To the  extent  that such
budgeted capital improvements are completed, the Registrant's distributable cash
flow, if any, may be adversely affected at least in the short term.

The Partnership's  current assets are thought to be sufficient for any near-term
needs  (exclusive  of capital  improvements)  of the  Partnership.  The mortgage
indebtedness  of  approximately  $6,886,000  has  maturity  dates  ranging  from
November 2003 to July 2019.  The General  Partner will attempt to refinance such
indebtedness  and/or sell the properties  prior to such maturity  dates.  If the
properties cannot be refinanced or sold for a sufficient  amount, the Registrant
will risk losing such properties through foreclosure.

During  the  year  ended   December  31,  2000,  the   Partnership   distributed
approximately $1,926,000 (approximately $1,907,000 to limited partners or $40.31
per limited partnership unit) from the Town and Country, Wakonda Shopping Center
and  Casa  Granada  sale  proceeds,   approximately  $1,030,000   (approximately
$1,019,000  to limited  partners  or $21.54 per limited  partnership  unit) from
operations and approximately $27,000  (approximately $27,000 to limited partners
or $0.57 per limited partnership unit) from the Casa Granada refinance proceeds.
The Partnership distributed  approximately $4,016,000  (approximately $3,976,000
to the limited  partners or $84.04 per limited  partnership  unit) from the Mesa
Dunes Mobile Home Park and  Whispering  Pines Mobile Home Park sale proceeds and
approximately  $1,314,000  (approximately  $1,301,000 to the limited partners or
$27.50  per  limited  partnership  unit) from  operations  during the year ended
December 31, 1999. In addition,  the Partnership paid a distribution of $174,000
and $285,000 to the General Partner representing the disposition fee relating to
the sales of Wakonda and Town and Country Shopping Centers and Mesa Dunes Mobile
Home Park  during  the year  ended  December  31,  2000 and 1999,  respectively.
Subsequent  to  December  31,  2000,  the   Partnership   declared  and  paid  a
distribution of $60,000 to the General Partner  representing the disposition fee
relating to the sale of Casa Granada  Apartments  during the year ended December
31, 2000. However,  these fees are subordinate to the limited partners receiving
a preferred  return, as specified in the partnership  agreement.  If the limited
partners  have  not  received  their  preferred   return  when  the  Partnership
terminates, the General Partner will return these amounts to the Partnership.

Future  distributions  will  depend  on the  levels of net cash  generated  from
operations,   the  availability  of  cash  reserves,  and  the  timing  of  debt
maturities,  refinancings, and/or property sales. The Partnership's distribution
policy is reviewed on a semi-annual basis.  There can be no assurance,  however,
that the  Partnership  will  generate  sufficient  funds from  operations  after
required  capital  expenditures to permit  distributions  to its partners in the
year 2001 or subsequent periods.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 17,993 limited partnership units in
the Partnership  representing  38.03% of the  outstanding  units at December 31,
2000. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional limited partnership  interests in the Partnership for cash or
in exchange  for units in the  operating  partnership  of AIMCO  either  through
private  purchases or tender offers.  In this regard, on February 8, 2001, AIMCO
Properties, L.P., commenced a tender offer to acquire all of the Units not owned
by  affiliates  of AIMCO for a purchase  price of $181.00 per Unit.  Pursuant to
this  offer,  AIMCO  acquired an  additional  651 units  resulting  in its total
ownership  being  increased to 18,644  units or 39.41% of the total  outstanding
units. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the General Partner.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable to the interest of the General  Partner  because of their  affiliation
with the General Partner.


<PAGE>


Item 7.     Financial Statements

ANGELES INCOME PROPERTIES, LTD. 6

LIST OF FINANCIAL STATEMENTS


      Report of Ernst & Young LLP, Independent Auditors

      Consolidated Balance Sheet - December 31, 2000

      Consolidated  Statements of  Operations - Years ended  December 31, 2000
      and 1999

      Consolidated  Statements of Changes in Partners' (Deficit) Capital - Years
      ended December 31, 2000 and 1999

      Consolidated  Statements  of Cash Flows - Years ended  December 31, 2000
      and 1999

      Notes to Consolidated Financial Statements


<PAGE>


              Report of Ernst & Young LLP, Independent Auditors



The Partners
Angeles Income Properties, Ltd. 6


We have audited the  accompanying  consolidated  balance sheet of Angeles Income
Properties,  Ltd.  6 as of  December  31,  2000,  and the  related  consolidated
statements of operations, changes in partners' (deficit) capital, and cash flows
for each of the two years in the period ended December 31, 2000. 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 auditing standards generally accepted
in the United States. 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 consolidated  financial  position of Angeles Income
Properties,  Ltd. 6 at December 31, 2000,  and the  consolidated  results of its
operations  and its cash  flows  for each of the two years in the  period  ended
December 31, 2000, in conformity with accounting  principles  generally accepted
in the United States.


                                                          /s/ERNST & YOUNG LLP


Greenville, South Carolina
March 15, 2001



<PAGE>






                      ANGELES INCOME PROPERTIES, LTD. 6

                           CONSOLIDATED BALANCE SHEET
                       (in thousands, except unit data)

                                December 31, 2000


<TABLE>
<CAPTION>

Assets
<S>                                                         <C>              <C>
   Cash and cash equivalents                                              $ 1,738
   Receivables and deposits (Net of allowance of $220)                        184
   Restricted escrows                                                          95
   Other assets                                                               205
   Investment properties (Notes C and I):
      Land                                                  $ 1,398
      Buildings and related personal property                12,002
                                                             13,400
      Less accumulated depreciation                          (5,331)        8,069
                                                                          $10,291
Liabilities and Partners' (Deficit) Capital
Liabilities
   Accounts payable                                                       $   230
   Tenant security deposit liabilities                                         55
   Other liabilities                                                          247
   Mortgage notes payable (Note C)                                          6,886

Partners' (Deficit) Capital
   General partner                                          $   (57)
   Limited partners (47,311 units issued
      and outstanding)                                        2,930         2,873
                                                                          $10,291

         See Accompanying Notes to Consolidated Financial Statements

</TABLE>

<PAGE>


                        ANGELES INCOME PROPERTIES, LTD. 6
                      CONSOLIDATED STATEMENTS OF OPERATIONS
                       (in thousands, except unit data)

<TABLE>
<CAPTION>

                                                               Years Ended December 31,
                                                                   2000         1999
Revenues:
<S>                                                            <C>          <C>
   Rental income                                               $  3,415     $  3,556
   Other income                                                     257          307
   Gain on sale of investment property                               --        1,783
      Total revenues                                              3,672        5,646

Expenses:
   Operating                                                      1,330        1,458
   General and administrative                                       405          311
   Depreciation                                                     555          519
   Interest                                                         609          757
   Property taxes                                                   237          336
   Loss on sale of investment property                              189           --
      Total expenses                                              3,325        3,381

Income before discontinued operations
  and extraordinary item                                            347        2,265
(Loss) income from discontinued operations (Note E)                (161)         460
Loss on sale of discontinued operations (Note E)                   (344)          --

(Loss) income before extraordinary item                            (158)       2,725
Extraordinary loss on early extinguishment of debt (Note D)        (110)      (1,011)

Net (loss) income                                              $   (268)    $  1,714

Net income allocated to general partner                        $     84     $    299
Net (loss) income allocated to limited partners                    (352)       1,415

                                                               $   (268)    $  1,714

Per limited partnership unit:
   Income before (loss) income from discontinued
      operations, loss on sale of discontinued operations
      and loss on early extinguishment of debt                 $   7.26     $  41.44
   (Loss) income from discontinued operations                     (3.37)        9.63
   Loss on sale of discontinued operations                        (9.04)          --
   Extraordinary loss on early extinguishment of debt             (2.30)      (21.16)

Net (loss) income per limited partnership unit                 $  (7.45)    $  29.91

Distributions per limited partnership unit                     $  62.42     $ 111.54

         See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>


                      ANGELES INCOME PROPERTIES, LTD. 6

      CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' (DEFICIT) CAPITAL
                       (in thousands, except unit data)


<TABLE>
<CAPTION>

                                         Limited
                                       Partnership    General     Limited
                                          Units       Partner    Partners     Total

<S>                                       <C>           <C>       <C>        <C>
Original capital contributions            47,384       $   1      $47,384    $47,385

Partners' capital at
   December 31, 1998                      47,311       $ 102      $10,097    $10,199

Distributions to partners                     --        (338)      (5,277)    (5,615)

Net income for the year ended
   December 31, 1999                          --          299       1,415      1,714

Partners' capital at
   December 31, 1999                      47,311           63       6,235      6,298

Distributions to partners                     --         (204)     (2,953)    (3,157)

Net income (loss) for the year
   ended December 31, 2000                    --           84        (352)      (268)

Partners' (deficit) capital at
   December 31, 2000                      47,311       $ (57)     $ 2,930    $ 2,873

         See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>


                        ANGELES INCOME PROPERTIES, LTD. 6

                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                (in thousands)
<TABLE>
<CAPTION>

                                                              Years Ended December 31,
                                                                  2000        1999
Cash flows from operating activities:
<S>                                                            <C>          <C>
  Net (loss) income                                            $   (268)    $  1,714
  Adjustments to reconcile net (loss) income to net
   cash provided by operating activities:
   Depreciation                                                     701          868
   Amortization of loan costs and leasing commissions                33           75
   Loss (gain) on sale of investment properties                     533       (1,783)
   Extraordinary loss on early extinguishment of debt               110        1,011
   Change in accounts:
      Receivables and deposits                                      501          (62)
      Other assets                                                   75         (314)
      Accounts payable                                               58           77
      Tenant security deposit liabilities                           (42)          --
      Accrued taxes                                                 (68)         (52)
      Other liabilities                                             (15)        (446)

          Net cash provided by operating activities               1,618        1,088

Cash flows from investing activities:
  Property improvements and replacements                           (347)        (977)
  Lease commissions paid                                             (4)          (7)
  Net withdrawals from restricted escrows                           150           58
  Proceeds from sale of investment properties                     5,711        9,292

          Net cash provided by investing activities               5,510        8,366

Cash flows used in financing activities:
  Proceeds from long-term borrowing                                  --        1,413
  Repayment of mortgage notes payable                            (3,298)      (7,702)
  Loan costs paid                                                    --          (46)
  Prepayment penalty                                                 --         (787)
  Distributions to partners                                      (3,157)      (5,827)
  Payments on mortgage notes payable                               (170)        (188)

          Net cash used in financing activities                  (6,625)     (13,137)

Net increase (decrease) in cash and cash equivalents                503       (3,683)
Cash and cash equivalents at beginning of the year                1,235        4,918
Cash and cash equivalents at end of year                       $  1,738     $  1,235

Supplemental disclosure of cash flow information:
  Cash paid for interest                                       $    747     $  1,050
Supplemental disclosure of non-cash flow information:
  Property improvements and replacements in accounts
   payable                                                     $     --     $     95
  Mortgage Assumed by Purchaser of Casa Granada Apartments     $  1,384     $     --

         See Accompanying Notes to Consolidated Financial Statements
</TABLE>


<PAGE>




                      ANGELES INCOME PROPERTIES, LTD. 6

                  NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

                                December 31, 2000


Note A - Organization and Significant Accounting Policies

Organization:   Angeles  Income   Properties,   Ltd.  6  (the  "Partnership"  or
"Registrant")  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 Partnership's  general partner,
Angeles Realty  Corporation II, a California  corporation (the "General Partner"
or "ARC II") was wholly-owned by Insignia  Properties  Trust ("IPT").  Effective
February 26, 1999, IPT merged into Apartment  Investment and Management  Company
("AIMCO").  Thus, the General Partner is now a wholly-owned  subsidiary of AIMCO
(see "Note B - Transfer of Control").  The Partnership  Agreement  provides that
the Partnership is to terminate on December 31, 2037, unless terminated prior to
such date. As of December 31, 2000,  the  Partnership  operates two  residential
properties in Maryland and Michigan.

Principles  of  Consolidation:  The  consolidated  financial  statements  of the
Partnership  include its 99% limited  partnership  interests  in Granada AIPL 6,
Ltd., AIP 6 GP, LP,  Whispering Pines AIP 6, LP and Lazy Hollow  Partners,  Ltd.
The Partnership may remove the General Partner of all of the above Partnerships;
therefore,  the partnerships are controlled and consolidated by the Partnership.
Also included in the consolidated  financial  statements are Mesa Dunes GP, LLC,
Wakonda Partners,  Town and Country Partners and Mesa Dunes Partners,  which are
wholly-owned by the Partnership.  All significant interentity balances have been
eliminated.

Allocations and  Distributions to Partners:  In accordance with the Agreement of
Limited  Partnership (the  "Partnership  Agreement"),  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  LimitedPartners  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.

Fair Value of Financial Instruments: Statement of Financial Accounting Standards
("SFAS") No. 107,  "Disclosures about Fair Value of Financial  Instruments",  as
amended by SFAS No. 119, "Disclosures about Derivative Financial Instruments and
Fair  Value  of  Financial  Instruments",  requires  disclosure  of  fair  value
information  about  financial  instruments,  whether  or not  recognized  in the
balance sheet, for which it is practicable to estimate fair value. Fair value is
defined in the SFAS as the amount at which the instruments could be exchanged in
a  current  transaction  between  willing  parties,  other  than in a forced  or
liquidation  sale.  The  Partnership  believes  that the carrying  amount of its
financial  instruments (except for long term debt) approximates their fair value
due to the short  term  maturity  of these  instruments.  The fair  value of the
Partnership's  long term debt, after  discounting the scheduled loan payments to
maturity, approximates its carrying balance.

Depreciation:  Depreciation is calculated by the  straight-line  method over the
estimated  lives of the  investment  properties  and related  personal  property
ranging  from 15 to 40 years for  buildings  and  improvements  and from five to
seven years for  furnishings.  For Federal income tax purposes,  the accelerated
cost  recovery  method is used (1) for real property over 15 years for additions
prior to March 16, 1984, 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 modified accelerated cost recovery method is used for depreciation
of (1) real property over 27 1/2 years and (2) personal property  additions over
5 years.

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.

Cash and Cash  Equivalents:  Cash and cash equivalents  include cash on hand, in
banks and money market accounts.  At certain times, the amount of cash deposited
at a bank may  exceed  the limit on  insured  deposits.  Cash  balances  include
approximately  $1,084,000  at  December  31,  2000  that are  maintained  by the
affiliated   management  company  on  behalf  of  affiliated  entities  in  cash
concentration accounts.

Tenant  Security  Deposits:  The  Partnership  requires  security  deposits from
lessees  for the  duration  of the  lease  and such  deposits  are  included  in
receivables  and  deposits.  Deposits  are  refunded  when the  tenant  vacates,
provided  the  tenant  has not  damaged  its space and is  current on its rental
payments.

Investment Properties:  Investment properties consist of two apartment complexes
and are  stated  at cost.  Acquisition  fees are  capitalized  as a cost of real
estate.  In accordance with Financial  Accounting  Standards Board Statement No.
121,  "Accounting  for the  Impairment of Long-Lived  Assets and for  Long-Lived
Assets  to be  Disposed  Of",  the  Partnership  records  impairment  losses  on
long-lived assets used in operations when events and circumstances indicate that
the assets might be impaired  and the  undiscounted  cash flows  estimated to be
generated by those assets are less than the  carrying  amounts of those  assets.
Costs of apartment  properties  that have been  permanently  impaired  have been
written down to appraised  value.  No  adjustment  for  impairment  of value was
recorded for the years ended  December 31, 2000 and 1999. The  Partnership  sold
both of its commercial properties, Town and Country and Wakonda Shopping Centers
in addition  to one of its  residential  properties,  Casa  Granada  Apartments,
during 2000.

Restricted  Escrows: As a result of the refinancings in prior years of Homestead
Apartments and Lazy Hollow Apartments, general reserve accounts were established
to cover  necessary  repairs  and  replacements  of existing  improvements.  The
balance in the reserve account for Homestead  Apartments at December 31, 2000 is
approximately $10,000, with required monthly deposits of $2,000. The balance for
Lazy Hollow  Apartments  at December 31,  2000,  is  approximately  $26,000 with
required monthly  deposits of $2,000.  In addition,  Lazy Hollow  Apartments has
deposited approximately $59,000 in an additional reserve account.

Loan Costs: Loan costs of approximately  $99,000, less accumulated  amortization
of approximately  $59,000 at December 31, 2000, are included in other assets and
are being  amortized  on a  straight-line  basis  over the lives of the  related
loans.

Advertising:  The  Partnership  expenses  the cost of  advertising  as incurred.
Advertising  costs of  approximately  $69,000  and  $94,000  for the years ended
December 31, 2000 and 1999,  respectively  were charged to operating expense for
the  residential  properties  as incurred.  Advertising  costs of  approximately
$2,000 and $6,000 for the years ended December 31, 2000 and 1999,  respectively,
are  included  in  income  from  discontinued   operations  for  the  commercial
properties.

Leases:  The Partnership  generally leases  residential  units for twelve-months
terms or less.  The  Partnership  recognizes  income  as earned  on  leases.  In
addition,  the General  Partner's policy is to offer rental  concessions  during
particularly  slow months or in response to heavy competition from other similar
complexes  in the  area.  Concessions  are  charged  against  rental  income  as
incurred.

Segment Reporting: SFAS No. 131, "Disclosure about Segments of an Enterprise and
Related  Information"  established  standards  for the way that public  business
enterprises  report  information  about operating  segments in annual  financial
statements and requires that those enterprises report selected information about
operating segments in interim financial reports.  It also establishes  standards
for related disclosures about products and services, geographic areas, and major
customers. See "Note J" for required disclosures.

Note B - Transfer of Control

Pursuant  to a series  of  transactions  which  closed  on  October  1, 1998 and
February 26, 1999,  Insignia  Financial Group, Inc. and IPT merged into AIMCO, a
publicly  traded real estate  investment  trust,  with AIMCO being the surviving
corporation (the "Insignia Merger").  As a result, AIMCO acquired 100% ownership
interest in the General Partner.  The General Partner does not believe that this
transaction has had or will have a material effect on the affairs and operations
of the Partnership.


<PAGE>


Note C - Mortgage Notes Payable

The principle terms of mortgage notes payable are as follows:
<TABLE>
<CAPTION>

                            Principal      Monthly                            Principal
                           Balance At      Payment     Stated                  Balance
                            December      Including   Interest    Maturity      Due At
        Property              2000         Interest     Rate        Date       Maturity
                                (in thousands)                              (in thousands)
Lazy Hollow Apartments
<S>                          <C>             <C>        <C>        <C>           <C>
  1st trust deed             $ 3,826         $32        7.50%      07/19        $   --
Homestead Apartments
  1st trust deed               3,060          22        7.33%      11/03         2,935
                             $ 6,886         $54                                $2,935
</TABLE>

The  mortgage  notes  payable are  nonrecourse  and are secured by pledge of the
Partnership's   investment  properties  and  by  pledge  of  revenues  from  the
investment  properties.  Prepayment  penalties are imposed if the mortgage notes
are repaid prior to maturity. Further, the properties may not be sold subject to
existing indebtedness.

Scheduled  principal  payments  of the  mortgage  notes  payable  subsequent  to
December 31, 2000 are as follows (in thousands):

                                   2001         $   141
                                   2002             151
                                   2003           3,090
                                   2004             124
                                   2005             134
                                Thereafter        3,246
                                                $ 6,886

Note D - Sale of Investment Properties

On September  21, 2000,  the  Partnership  sold Casa Granada  Apartments,  to an
unaffiliated  third party,  for net  proceeds of  approximately  $408,000  after
payment  of  closing  costs  and the  assumption  of  $1,384,000  in debt by the
purchaser. The Partnership realized a loss of approximately $189,000 on the sale
during the year ended December 31, 2000. In addition, the Partnership recorded a
loss on early  extinguishment  of debt of approximately  $110,000 as a result of
unamortized loan costs being written off. Revenues from Casa Granada included in
the  accompanying  consolidated  statements  of  operations  were  approximately
$420,000 and $592,000 for the years ended December 31, 2000 and 1999.

On February 19,  1999,  the  Partnership  sold Mesa Dunes Mobile Home Park to an
unaffiliated  third  party for net sales  proceeds of  approximately  $9,292,000
after payment of closing  costs.  A portion of the proceeds were used to pay off
the mortgage  encumbering the investment  property of approximately  $6,423,000.
The Partnership  realized a gain of approximately  $1,783,000 on the sale during
the first  quarter of 1999.  The  Partnership  also realized a loss on the early
extinguishment  of debt  encumbering  the property of  approximately  $1,011,000
during the first  quarter of 1999  consisting  of a  prepayment  penalty and the
write off of unamortized  loan costs and mortgage  discount.  Revenues from Mesa
Dunes included in the  accompanying  consolidated  statements of operations were
approximately $254,000 for the year ended December 31, 1999.


<PAGE>


Note E - Disposition of Discontinued Operations

During the year ended December 31, 2000, the Partnership  sold Wakonda  Shopping
Center and Town & Country Shopping Center to an unaffiliated third party for net
proceeds of  approximately  $5,303,000.  After  payoff of the first  mortgage of
approximately  $3,298,000 and payment of closing costs of approximately $496,000
the distributable net proceeds were  approximately  $2,006,000.  The Partnership
recorded a loss of  approximately  $344,000  on the sales  during the year ended
December 31, 2000.

Wakonda  Shopping  Center  and  Town &  Country  Shopping  Center  were the only
commercial  properties  owned by the  Partnership and represented one segment of
the Partnership's  operations.  Due to the sale of the two commercial properties
in 2000, the results of the commercial  segment have been shown as (loss) income
from discontinued operations and loss on sale of discontinued operations for the
year ended December 31, 2000 and 1999. The revenues of these  properties for the
year ended  December  31,  2000 were  approximately  $517,000,  as  compared  to
approximately  $1,909,000  for the year  ended  December  31,  1999.  Loss  from
discontinued  operations for the year ended December 31, 2000 was  approximately
$161,000  compared  to  income  of  approximately  $460,000  for the year  ended
December 31, 1999.  The change in the loss between the third and fourth  quarter
of 2000 was due to the write-off of an outstanding  accounts receivable that was
deemed uncollectible during the fourth quarter of 2000.

Note F - 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 certain  payments to  affiliates  for
services and  reimbursement of certain expenses incurred by affiliates on behalf
of the Partnership.  The following  payments were paid or accrued to the General
Partner and affiliates during the year ended December 31, 2000 and 1999:

                                                              2000       1999
                                                              (in thousands)
   Property management fees (included in
     operating expense)                                      $179       $189
   Reimbursement for services of affiliates (included in
     investment properties and general and
     administrative expense)                                  167        205

During the years ended  December  31, 2000 and 1999,  affiliates  of the General
Partner  were  entitled  to  receive  5% of  gross  receipts  from  all  of  the
Registrant's  residential properties for providing property management services.
The Registrant paid to such affiliates  approximately  $179,000 and $189,000 for
the years ended December 31, 2000 and 1999, respectively.

An  affiliate  of the General  Partner  received  reimbursement  of  accountable
administrative expenses amounting to approximately $167,000 and $205,000 for the
years ended December 31, 2000 and 1999, respectively.

Pursuant  to  the  Partnership   Agreement  for  managing  the  affairs  of  the
Partnership, the General Partner is entitled to receive a Partnership management
fee equal to 10% of the  Partnership's  adjusted cash from operations.  A fee of
approximately $99,000 was accrued for 2000. No fee was due in 1999.

Pursuant  to the  Partnership  Agreement,  the  General  Partner is  entitled to
receive a distribution  equal to 3% of the aggregate  disposition  price of sold
properties. Pursuant to this provision, during the year ended December 31, 1999,
the Partnership  declared and paid a distribution of  approximately  $285,000 to
the General Partner  related to the sale of Mesa Dunes Mobile Home Park.  During
the year ended  December  31,  2000,  the  Partnership  paid a  distribution  of
approximately  $174,000  to the General  Partner  related to the sale of Wakonda
Shopping  Center and Town and Country  Shopping  Center.  Subsequent to the year
ended December 31, 2000,  the  Partnership  declared and paid a distribution  of
approximately $60,000 to the General Partner related to the sale of Casa Granada
Apartments.  These fees are  subordinate  to the  limited  partners  receiving a
preferred  return,  as specified in the  Partnership  Agreement.  If the limited
partners  have  not  received  their  preferred   return  when  the  Partnership
terminates,  the  General  Partner  will return any such  amounts  paid from the
Partnership.

The  Partnership  had a first  mortgage  to Angeles  Mortgage  Investment  Trust
("AMIT")  which  was  secured  by  Wakonda  Shopping  Center  and Town & Country
Shopping Center. Pursuant to a series of transactions, affiliates of the General
Partner  acquired  ownership  interests in AMIT. On September 17, 1998, AMIT was
merged with and into IPT. Effective February 26, 1999, IPT merged into AIMCO. As
a result,  AIMCO became the holder of the AMIT note. The Partnership repaid this
note in full as a result of the sale of these  two  properties  during  the year
ended  December  31,  2000.  The  Partnership  paid  approximately  $121,000 and
$300,000  in  interest  expense on this note to AMIT for each of the years ended
December 31, 2000 and 1999, respectively.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 17,993 limited partnership units in
the Partnership  representing  38.03% of the  outstanding  units at December 31,
2000. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional limited partnership  interests in the Partnership for cash or
in exchange  for units in the  operating  partnership  of AIMCO  either  through
private  purchases or tender offers.  In this regard, on February 8, 2001, AIMCO
Properties, L.P., commenced a tender offer to acquire all of the Units not owned
by  affiliates  of AIMCO for a purchase  price of $181.00 per Unit.  Pursuant to
this  offer,  AIMCO  acquired an  additional  651 units  resulting  in its total
ownership  being  increased to 18,644  units or 39.41% of the total  outstanding
units. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the General Partner.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable to the interest of the General  Partner  because of their  affiliation
with the General Partner.

Note G - Distributions

During  the  year  ended   December  31,  2000,  the   Partnership   distributed
approximately $1,926,000 (approximately $1,907,000 to limited partners or $40.31
per limited  partnership  unit) from the Town and  Country and Wakonda  Shopping
Center  and  Casa   Granada   sale   proceeds   and   approximately   $1,030,000
(approximately  $1,019,000 to limited partners or $21.54 per limited partnership
unit)  from  operations  and  approximately  $27,000  (approximately  $27,000 to
limited  partners or $0.57 per limited  partnership  unit) from the Casa Granada
refinance  proceeds.  The  Partnership  distributed   approximately   $4,016,000
(approximately  $3,976,000  to  the  limited  partners  or  $84.04  per  limited
partnership  unit) from the Mesa Dunes  Mobile  Home Park and  Whispering  Pines
Mobile  Home Park sale  proceeds  and  approximately  $1,314,000  (approximately
$1,301,000 to the limited partners or $27.50 per limited  partnership unit) from
operations during the year ended December 31, 1999. In addition, the Partnership
paid a distribution of $174,000 and $285,000 to the General Partner representing
the  disposition  fee  relating  to the sales of  Wakonda  and Town and  Country
Shopping  Centers and Mesa Dunes Mobile Home Park during the year ended December
31,  2000  and  1999,  respectively.   Subsequent  to  December  31,  2000,  the
Partnership  paid a distribution of $60,000 to the General Partner  representing
the disposition fee relating to the sale of Casa Granada  Apartments  during the
year ended December 31, 2000. However, these fees are subordinate to the limited
partners   receiving  a  preferred  return,  as  specified  in  the  partnership
agreement. If the limited partners have not received their preferred return when
the Partnership terminates, the General Partner will return these amounts to the
Partnership.

Note H - Income Taxes

The Partnership has received a ruling from the Internal  Revenue Service that it
will  be  classified  as  a  partnership   for  Federal   income  tax  purposes.
Accordingly, no provision for income taxes is made in the consolidated financial
statements of the  Partnership.  Taxable  income or loss of the  Partnership  is
reported in the income tax returns of its partners.

The  following is a  reconciliation  of reported  net (loss)  income and Federal
taxable (loss) income (in thousands, except per unit data):

                                             2000          1999

Net (loss) income as reported              $  (268)     $ 1,714
Add (deduct):
  Depreciation differences                    (183)        (103)
  Disposition of investment property        (2,466)         349
  Other                                        315         (219)
Federal taxable (loss) income              $(2,602)     $ 1,741

Federal taxable (loss) income per
  limited partnership unit                 $(55.00)     $ 30.48

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

   Net assets as reported               $ 2,873
   Land and buildings                     5,777
   Accumulated depreciation                (703)
   Syndication                            6,802
   Other                                    378
   Net assets - tax basis               $15,127


<PAGE>



Note I - Real Estate and Accumulated Depreciation

<TABLE>
<CAPTION>

                                                   Initial Cost
                                                  To Partnership
                                                  (in thousands)
                                                                             Cost
                                                          Buildings       (Removed)
                                                         and Related     Capitalized
                                                           Personal     Subsequent to
        Description          Encumbrances      Land        Property      Acquisition
                            (in thousands)                              (in thousands)
<S>                             <C>           <C>          <C>             <C>
Lazy Hollow Apartments          $ 3,826       $   998      $ 8,988         $(2,419)
Homestead Apartments              3,060           557        5,988            (712)

                                $ 6,886       $ 1,555      $14,976         $(3,131)
</TABLE>


<TABLE>
<CAPTION>

                          Gross Amount At Which Carried
                              At December 31, 2000
                                  (in thousands)

                                    Buildings
                                   And Related
                                    Personal              Accumulated    Date    Depreciable
       Description         Land     Property     Total   Depreciation  Acquired   Life-Years
                                                        (in thousands)
<S>                       <C>       <C>         <C>         <C>        <C>   <C>     <C>
Lazy Hollow Apartments    $  841    $ 6,726     $ 7,567     $ 3,085    07/01/89      5-40
Homestead Apartments         557      5,276       5,833       2,246    11/10/88      5-40
Continuing Operations     $1,398    $12,002     $13,400     $ 5,331
</TABLE>


Reconciliation of "Real Estate and Accumulated Depreciation":

                                                 Years Ended December 31,
                                                  2000             1999
                                                      (in thousands)
Investment Properties
Balance at beginning of year                    $24,024           $31,921
    Property improvements                           347             1,072
    Disposal of investment properties           (10,971)           (8,969)
Balance at end of year                          $13,400           $24,024

Accumulated Depreciation
Balance at beginning of year                    $ 7,969           $ 8,562
    Additions charged to expense                    701               868
    Disposal of investment properties            (3,339)           (1,461)
Balance at end of year                          $ 5,331           $ 7,969

The  aggregate  cost of the real  estate  for  Federal  income tax  purposes  at
December  31,  2000 and 1999,  is  approximately  $19,175,000  and  $32,137,000,
respectively. The accumulated depreciation taken for Federal income tax purposes
at December  31, 2000 and 1999,  is  approximately  $6,034,000  and  $8,080,000,
respectively.

Note J - Segment Reporting

Description  of the types of products  and  services  from which the  reportable
segment derives its revenues:

The  Partnership  had  two  reportable  segments:   residential  and  commercial
properties.  The  Partnership's  residential  property  segment  consists of two
apartment  complexes,  one each in Maryland and Michigan.  The Partnership rents
apartment  units to tenants for terms that are typically  twelve months or less.
The Partnership's  commercial  property segment consisted of two retail shopping
centers, both located in Iowa which were sold during the year ended December 31,
2000.  As a result of the sale of the  commercial  properties  during 2000,  the
commercial  segment  is  shown  as  discontinued   operations  (see  "Note  E  -
Disposition of  Discontinued  Operations" for further  discussion  regarding the
sales).

Measurement of segment profit or loss:

The  Partnership  evaluates  performance  based on segment  profit (loss) before
depreciation.  The accounting policies of the reportable segment are the same as
those described in the summary of significant accounting policies.

Factors management used to identify the enterprise's reportable segment:

The  Partnership's  reportable  segments  consist of investment  properties that
offer different products and services.  The reportable segments are each managed
separately  because they provide  services with different  types of products and
customers.

Segment  information  for the years ended December 31, 2000 and 1999 is shown in
the  tables  below (in  thousands).  The  "Other"  Column  includes  Partnership
administration  related  items and  income  and  expense  not  allocated  to the
reportable segments (in thousands).

<TABLE>
<CAPTION>

2000                                 Residential     Commercial      Other      Totals
                                                   (discontinued)
<S>                                    <C>              <C>           <C>       <C>
Rental income                          $ 3,415          $ --          $ --      $ 3,415
Other income                               217              --           40         257
Interest expense                           609              --           --         609
Depreciation                               555              --           --         555
General and administrative
  expense                                   --              --          405         405
Loss on sale of investment
  property                                (189)             --           --        (189)
Loss on extinguishment of debt            (110)             --           --        (110)
Loss from discontinued operations           --            (161)          --        (161)
Loss on sale of discontinued
  operations                                --            (344)          --        (344)
Segment profit (loss)                      602            (505)        (365)       (268)
Total assets                             9,651              --          640      10,291
Capital expenditures for
  investment properties                    338               9           --         347
</TABLE>

<TABLE>
<CAPTION>

1999                                 Residential    Commercial       Other      Totals
                                                  (discontinued)
<S>                                    <C>             <C>           <C>       <C>
Rental income                          $ 3,556         $   --         $  --    $ 3,556
Other income                               225             --            82        307
Interest expense                           757             --            --        757
Depreciation                               519             --            --        519
General and administrative
  expense                                   --             --           311        311
Income from discontinued
  operations                                --            460            --        460
Gain on sale of investment
  property                               1,783             --            --      1,783
Loss on extraordinary item              (1,011)            --            --     (1,011)
Segment profit (loss)                    1,483            460          (229)     1,714
Total assets                            12,123          2,554           645     15,322
Capital expenditures for
  investment properties                  1,043             29            --      1,072

</TABLE>


<PAGE>



Note K - Legal Proceedings

In March 1998, several putative unit holders of limited partnership units of the
Partnership  commenced an action  entitled  Rosalie  Nuanes,  et al. v. Insignia
Financial  Group,  Inc., et al. in the Superior Court of the State of California
for the County of San Mateo. The plaintiffs  named as defendants,  among others,
the   Partnership,   its  General  Partner  and  several  of  their   affiliated
partnerships  and corporate  entities.  The action  purports to assert claims on
behalf of a class of limited  partners and derivatively on behalf of a number of
limited  partnerships  (including  the  Partnership)  which are named as nominal
defendants,  challenging,  among other things,  the  acquisition of interests in
certain general partner entities by Insignia Financial Group, Inc.  ("Insignia")
and entities which were, at one time, affiliates of Insignia; past tender offers
by the Insignia affiliates to acquire limited  partnership units;  management of
the  partnerships  by the  Insignia  affiliates;  and the Insignia  Merger.  The
plaintiffs  seek  monetary  damages and  equitable  relief,  including  judicial
dissolution of the  Partnership.  On June 25, 1998, the General  Partner filed a
motion seeking dismissal of the action. In lieu of responding to the motion, the
plaintiffs  filed an amended  complaint.  The General Partner filed demurrers to
the amended complaint which were heard February 1999.

Pending the ruling on such  demurrers,  settlement  negotiations  commenced.  On
November 2, 1999,  the parties  executed and filed a Stipulation  of Settlement,
settling claims, subject to court approval, on behalf of the Partnership and all
limited partners who owned units as of November 3, 1999. Preliminary approval of
the  settlement  was obtained on November 3, 1999 from the Court,  at which time
the Court set a final  approval  hearing for  December  10,  1999.  Prior to the
December  10,  1999  hearing,  the  Court  received  various  objections  to the
settlement, including a challenge to the Court's preliminary approval based upon
the alleged lack of authority of prior lead counsel to enter the settlement.  On
December  14,  1999,  the General  Partner  and its  affiliates  terminated  the
proposed settlement.  In February 2000, counsel for some of the named plaintiffs
filed a motion to disqualify plaintiff's lead and liaison counsel who negotiated
the settlement.  On June 27, 2000, the Court entered an order disqualifying them
from the case and an appeal was taken  from the order on  October  5,  2000.  On
December 4, 2000, the Court  appointed the law firm of Lieff Cabraser  Heimann &
Bernstein  LLP as new  lead  counsel  for  plaintiffs  and the  putative  class.
Plaintiffs  filed a third amended  complaint on January 19, 2001 and  defendants
are  scheduled to respond to the  complaint by March 2, 2001.  On March 2, 2001,
the General  Partner and its  affiliates  filed a demurrer to the third  amended
complaint.  The General Partner does not anticipate  that costs  associated with
this case will be material to the Partnership's overall operations.

The  Partnership is unaware of any other pending or outstanding  litigation that
is not of a routine nature arising in the ordinary course of business.


<PAGE>



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

            None.


<PAGE>


                                    PART III

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

Angeles Income Properties, Ltd. 6 (the "Partnership" or the "Registrant") has no
officers or directors.  The names of the  directors  and  executive  officers of
Angeles Realty  Corporation II ("ARC II" or the "General  Partner"),  their ages
and the  nature  of all  positions  with  ARC II  presently  held by them are as
follows:

Name                        Age    Position

Patrick J. Foye              43    Executive Vice President and Director

Martha L. Long               41    Senior Vice President and Controller

Patrick J. Foye has been  Executive Vice President and Director of the General
Partner  since  October  1,  1998.  Mr.  Foye has  served  as  Executive  Vice
President  of AIMCO  since May 1998.  Prior to joining  AIMCO,  Mr. Foye was a
partner in the law firm of Skadden,  Arps, Slate, Meagher & Flom LLP from 1989
to 1998 and was Managing Partner of the firm's  Brussels,  Budapest and Moscow
offices from 1992 through 1994.  Mr. Foye is also Deputy  Chairman of the Long
Island  Power  Authority  and  serves  as a  member  of  the  New  York  State
Privatization  Council.  He received a B.A.  from  Fordham  College and a J.D.
from Fordham University Law School.

Martha L. Long has been  Senior Vice  President  and  Controller  of the General
Partner since October 1998 as a result of the acquisition of Insignia  Financial
Group, Inc. As of February 2001, Ms. Long was also appointed head of the service
business for AIMCO.  From June 1994 until January 1997,  she was the  Controller
for Insignia, and was promoted to Senior Vice President - Finance and Controller
in January 1997,  retaining  that title until  October  1998.  From 1988 to June
1994,  Ms. Long was Senior Vice  President and  Controller for The First Savings
Bank, FSB in Greenville, South Carolina.

One or more of the above persons are also directors and/or officers of a general
partner (or general partner of a general partner) of limited  partnerships which
either have a class of  securities  registered  pursuant to Section 12(g) of the
Securities Exchange Act of 1934, or are subject to the reporting requirements of
Section  15(d) of such Act:  Further,  one or more of the above persons are also
directors and/or officers of Apartment Investment and Management Company and the
general  partner  of  AIMCO  Properties,  L.P.,  entities  that  have a class of
securities  registered  pursuant to Section 12(g) of the Securities Exchange Act
of 1934, or are subject to the reporting  requirements of Section 15 (d) of such
Act.

The  executive  officers  and  director  of  the  General  Partner  fulfill  the
obligations  of the Audit  Committee  and  oversee the  Partnership's  financial
reporting  process on behalf of the General Partner.  Management has the primary
responsibility for the financial  statements and the reporting process including
the systems of internal controls. In fulfilling its oversight  responsibilities,
the executive  officers and director of the General Partner reviewed the audited
financial  statements with management including a discussion of the quality, not
just the  acceptability,  of the accounting  principles,  the  reasonableness of
significant  judgments,   and  the  clarity  of  disclosures  in  the  financial
statements.

The  executive  officers and director of the General  Partner  reviewed with the
independent  auditors,  who are  responsible  for  expressing  an opinion on the
conformity  of  those  audited  financial  statements  with  generally  accepted
accounting  principles,  their  judgments  as  to  the  quality,  not  just  the
acceptability, of the Partnership's accounting principles and such other matters
as are required to be discussed with the Audit Committee or its equivalent under
generally  accepted  auditing  standards.   In  addition,  the  Partnership  has
discussed  with  the  independent  auditors  the  auditors'   independence  from
management and the Partnership  including the matters in the written disclosures
required by the Independence Standards Board and considered the compatibility of
non-audit services with the auditors' independence.

The executive  officers and director of the General  Partner  discussed with the
Partnership's  independent auditors the overall scope and plans for their audit.
In  reliance on the reviews and  discussions  referred to above,  the  executive
officers and director of the General  Partner has approved the  inclusion of the
audited financial  statements in the Form 10-KSB for the year ended December 31,
2000 for filing with the Securities and Exchange Commission.

The General Partner has reappointed Ernst & Young LLP as independent auditors to
audit the financial  statements of the  Partnership for the current fiscal year.
Fees for the last  fiscal year were annual  audit of  approximately  $66,000 and
non-audit services (principally tax-related) of approximately $35,000.

Item 10.    Executive Compensation

Neither the  director nor officers  received any  remuneration  from the General
Partner during the year ended December 31, 2000.



<PAGE>


Item 11.    Security Ownership of Certain Beneficial Owners and Management

Except as noted below, no person or entity was known by the Registrant to be the
beneficial  owner  of  more  than 5% of the  Limited  Partnership  Units  of the
Registrant as of December 31, 2000.

Entity                                  Number of Units      Percentage

AIMCO Properties, LP                         12,531            26.49%
  (an affiliate of AIMCO)
Cooper River Properties, LLC                  3,506             7.41%
  (an affiliate of AIMCO)
Insignia Properties LP                        1,956             4.13%
  (an affiliate of AIMCO)

Cooper  River  Properties,   LLC  and  Insignia  Properties  LP  are  indirectly
ultimately  owned  by  AIMCO.  Their  business  address  is  55  Beattie  Place,
Greenville, SC 29602.

AIMCO Properties,  LP is indirectly ultimately controlled by AIMCO. Its business
address is 2000 South Colorado Boulevard, Denver, CO 80222.

No  director  or officer of the  General  Partner  owns any Units.  The  General
Partner  owns 100 Units as  required by the terms of the  partnership  agreement
governing the Partnership.

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's  interest in the  Partnership  on the  effective  date of the
expulsion,  which shall be an amount equal to the difference between the balance
of the general  partner's capital account and 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

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 certain  payments to  affiliates  for
services and  reimbursement of certain expenses incurred by affiliates on behalf
of the Partnership.  The following  payments were paid or accrued to the General
Partner and affiliates during the year ended December 31, 2000 and 1999:

                                                              2000       1999
                                                              (in thousands)

   Property management fees                                  $179       $189
   Reimbursement for services of affiliates                   167        205

During the years ended  December  31, 2000 and 1999,  affiliates  of the General
Partner  were  entitled  to  receive  5% of  gross  receipts  from  all  of  the
Registrant's  residential properties for providing property management services.
The Registrant paid to such affiliates  approximately  $179,000 and $189,000 for
the years ended December 31, 2000 and 1999, respectively.

An  affiliate  of the General  Partner  received  reimbursement  of  accountable
administrative expenses amounting to approximately $167,000 and $205,000 for the
years ended December 31, 2000 and 1999, respectively.

Pursuant  to  the  Partnership   Agreement  for  managing  the  affairs  of  the
Partnership, the General Partner is entitled to receive a Partnership management
fee equal to 10% of the  Partnership's  adjusted cash from operations.  A fee of
approximately $99,000 was accrued for 2000. No fee was due in 1999.

Pursuant  to the  Partnership  Agreement,  the  General  Partner is  entitled to
receive a distribution  equal to 3% of the aggregate  disposition  price of sold
properties. Pursuant to this provision, during the year ended December 31, 1999,
the Partnership  declared and paid a distribution of  approximately  $285,000 to
the General Partner  related to the sale of Mesa Dunes Mobile Home Park.  During
the  year  ended  December  31,  2000,  the  Partnership  declared  and  paid  a
distribution  of  approximately  $174,000 to the General  Partner related to the
sale of Wakonda Shopping Center and Town and Country Shopping Center. Subsequent
to the year  ended  December  31,  2000,  the  Partnership  declared  and paid a
distribution of approximately $60,000 to the General Partner related to the sale
of Casa Granada  Apartments.  These fees are subordinate to the limited partners
receiving a preferred return, as specified in the Partnership Agreement.  If the
limited  partners have not received their preferred  return when the Partnership
terminates,  the  General  Partner  will return any such  amounts  paid from the
Partnership.

The  Partnership  had a first  mortgage  to Angeles  Mortgage  Investment  Trust
("AMIT")  which  was  secured  by  Wakonda  Shopping  Center  and Town & Country
Shopping Center. Pursuant to a series of transactions, affiliates of the General
Partner  acquired  ownership  interests in AMIT. On September 17, 1998, AMIT was
merged with and into IPT. Effective February 26, 1999, IPT merged into AIMCO. As
a result,  AIMCO became the holder of the AMIT note. The Partnership repaid this
note in full as a result of the sale of these  two  properties  during  the year
ended  December  31,  2000.  The  Partnership  paid  approximately  $121,000 and
$300,000  in  interest  expense  on this note to AMIT for each of the year ended
December 31, 2000 and 1999, respectively.

In addition to its  indirect  ownership of the general  partner  interest in the
Partnership,  AIMCO and its affiliates owned 17,993 limited partnership units in
the Partnership  representing  38.03% of the  outstanding  units at December 31,
2000. A number of these units were  acquired  pursuant to tender  offers made by
AIMCO or its  affiliates.  It is  possible  that  AIMCO or its  affiliates  will
acquire additional limited partnership  interests in the Partnership for cash or
in exchange  for units in the  operating  partnership  of AIMCO  either  through
private  purchases or tender offers.  In this regard, on February 8, 2001, AIMCO
Properties, L.P., commenced a tender offer to acquire all of the Units not owned
by  affiliates  of AIMCO for a purchase  price of $181.00 per Unit.  Pursuant to
this  offer,  AIMCO  acquired an  additional  651 units  resulting  in its total
ownership  being  increased to 18,644  units or 39.41% of the total  outstanding
units. Under the Partnership  Agreement,  unitholders  holding a majority of the
Units are  entitled to take action with  respect to a variety of matters,  which
would  include  without   limitation,   voting  on  certain  amendments  to  the
Partnership  Agreement and voting to remove the General Partner.  When voting on
matters,  AIMCO would in all  likelihood  vote the Units it acquired in a manner
favorable to the interest of the General  Partner  because of their  affiliation
with the General Partner.


<PAGE>


                                     PART IV

Item 13.    Exhibits and Reports on Form 8-K

      (a)   Exhibits:

            None.

      (b)   Reports on Form 8-K filed in the fourth  quarter of calendar  year
            2000:

            Current  report on Form 8-K dated May 4, 2000 and filed on  November
            13, 2000 in connection with the sale of Wakonda  Shopping Center and
            Casa Granada Apartments.


<PAGE>


                                   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


                                    By:   Angeles Realty Corporation II
                                          General Partner


                                    By:   /s/Patrick J. Foye
                                          Patrick J. Foye
                                          Executive Vice President


                                    By:   /s/Martha L. Long
                                          Martha L. Long
                                          Senior Vice President
                                          and Controller


                                      Date: March 27, 2001


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/Patrick J. Foye      Executive Vice President      Date: March 27, 2001
Patrick J. Foye         and Director


/s/Martha L. Long       Senior Vice President         Date: March 27, 2001
Martha L. Long          and Controller



<PAGE>


                                  EXHIBIT INDEX


Exhibit

2.1         NPI, Inc.  Stock  Purchase  Agreement,  dated as of August 17, 1995,
            incorporated  by reference to the  Partnership's  Current  Report on
            Form 8-K dated August 17, 1995.

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.

3.2         Second  Amended and Restated  Bylaws of IPT,  dated  October 2, 1998
            (incorporated  by reference to  Registrant's  Current Report on Form
            8-K, dated October 1, 1998.

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 and 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 & 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 & 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 Notes Homestead  Apartments filed in Form 8-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 1989,  which is
            incorporated herein by reference.

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.

10.13       Contract to Purchase and Sell  Property - Cable Plant and CM Complex
            of  Hawthorne  Business  Works -  between  CP and CMC and  Greybeard
            Properties, LLC, dated July 1, 1996.

10.14       Assignment  and Assumption of Contracts - Cable Plant and CM Complex
            of  Hawthorne  Business  Works -  between  CP and  CMC  and  LaSalle
            National Trust, dated August 28, 1996.

10.15       Assignment  and Assumption of Contracts - Cable Plant and CM Complex
            of  Hawthorne  Business  Works -  between  CP and CMC and  Hawthorne
            Street  Properties,  LLC,  as agent of LaSalle  National  Trust,  as
            Trustee dated August 28, 1996.

10.16       Bill of Sale - Cable  Plant and CM  Complex  of  Hawthorne  Business
            Works - between CP and CMC and LaSalle  National  Trust,  as Trustee
            dated August 28, 1996.

10.17       Multifamily  Note dated November 1, 1996,  between  Angeles Income
            Properties  Ltd. 6, a California  Limited  Partnership  and Lehman
            Brothers Holdings, Inc., relating to Homestead Apartments.

10.18       Contract of Sale executed  October 8, 1997, by and between Angeles
            Income  Properties  Ltd. 6, a California  Limited  Partnership and
            Paul Callister regarding the sale of LaSalle Warehouse.

10.19       Assignment and Assumption of Leases  regarding the sale of LaSalle
            Warehouse.

10.20       Blanket  Conveyance,  Bill of Sale and  Assignment  regarding  the
            sale of LaSalle Warehouse.

10.21       Contract of Sale between  Registrant and Hometown America,  L.L.C.
            effective July 16, 1998.

10.22       Amendment  to Contract of Sale  between  Registrant  and  Hometown
            America, L.L.C. effective July 16, 1998.

10.23       Second  Amendment  to  Contract  of Sale  between  Registrant  and
            Hometown America, L.L.C. effective July 16, 1998.

10.24       Contract of Sale between Registrant and Matthew N. Follett,  L.P.,
            effective  September  8, 1998 (filed as Exhibit  10.21 on Form 8-K
            February 19, 1999).

10.25       Reinstatement   and   Amendment   to  Contract  of  Sale   between
            Registrant and Matthew N. Follett,  L.P.,  effective  December 14,
            1998 (filed as Exhibit 10.21 on Form 8-K February 19, 1999).

10.26       Multi-family  note between Granada AIPL6, L.P. and GMAC Commercial
            Mortgage Corporation dated September 27, 1999.

10.27       Purchase and Sale  Contract for Town and Country  Shopping  Center
            between Registrant and The Cadle Company.

10.28       Purchase  and Sale  Contract  for Wakonda  Shopping  Center  between
            Registrant and The Cadle Company (filed as Exhibit 10.28 on Form 8-K
            May 4, 2000).

10.29       Addendum to Purchase and Sale Contract for Wakonda  Shopping  Center
            (filed as Exhibit 10.29 on Form 8-K May 4, 2000).

10.30       Purchase  and Sale  Contract  for Casa  Granada  Apartments  between
            Registrant and The Cadle Company (filed as Exhibit 10.30 on Form 8-K
            May 4, 2000).


10.31       First  Amendment  to Purchase  and Sale  Contract  for Casa  Granada
            Apartments (filed as Exhibit 10.31 on Form 8-K May 4, 2000).

10.32       Second  Amendment  to Purchase  and Sale  Contract  for Casa Granada
            Apartments (filed as Exhibit 10.32 on Form 8-K May 4, 2000).

10.33       Third  Amendment  to Purchase  and Sale  Contract  for Casa  Granada
            Apartments (filed as Exhibit 10.33 on Form 8-K May 4, 2000).

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.