10-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-K

(Mark One)

þ           ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIESEXCHANGE

ACT OF 1934

For the fiscal year ended December 31, 2013

or

¨           TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIESEXCHANGE

ACT OF 1934

For the transition period from _________ to __________

Commission file number 0-53652

Resource Real Estate Investors 6, L.P.

(Exact name of registrant as specified in its charter)

Delaware	37-1548084
(State or other jurisdiction of	(I.R.S. Employer
incorporation or organization)	Identification No.)

One Crescent Drive, Suite 203, Navy Yard Corporate Center, Philadelphia, PA  19112

(Address of principal executive offices) (Zip code)

(215) 231-7050

(Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act: None

Securities registered pursuant to Section 12(g) of the Act: Limited Partnership Units

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes o No þ

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes o No þ

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes þ No o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes þ No o

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

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer	¨		Accelerated filer	¨
Non-accelerated filer	¨	(Do not check if a smaller reporting company)	Smaller reporting company	þ

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes o No þ

There is no public market for the Registrant' securities.

Documents Incorporated by Reference: None

RESOURCE REAL ESTATE INVESTORS 6, L.P.

INDEX TO ANNUAL REPORT

ON FORM 10-K

			Page
PART I
	Item 1:	Business	3
	Item 1A:	Risk Factors	5
	Item 1B:	Unresolved Staff Comments	5
	Item 2:	Properties	5
	Item 3:	Legal Proceedings	5
PART II
	Item 5:	Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities	6
	Item 6	Selected Financial Data	6
	Item 7:	Management’s Discussion and Analysis of Financial Condition and Results of Operations	6
	Item 7A:	Quantitative and Qualitative Disclosures About Market Risk	12
	Item 8:	Financial Statements and Supplementary Data	13
	Item 9:	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	26
	Item 9A:	Controls and Procedures	26
	Item 9B:	Other Information	26
PART III
	Item 10:	Directors, Executive Officers and Corporate Governance	27
	Item 11:	Executive Compensation	28
	Item 12:	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	28
	Item 13:	Certain Relationships and Related Transactions, and Director Independence	29
	Item 14:	Principal Accounting Fees and Services	31
PART IV
	Item 15:	Exhibits and Financial Statement Schedules	32
SIGNATURES			33

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

The information contained in this Annual Report on Form 10-K (this “Report”) include “forward-looking statements.” Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by terms such as “anticipate,” “believe,” “could,” “estimate,” “expects,” “intend,” “may,” “plan,” “potential,” “project,” “should,” “will” and “would” or the negative of these terms or other comparable terminology.

Forward-looking statements contained in this Report are based on our beliefs, assumptions and expectations for our future performance, taking into account all information currently available to us. These beliefs, assumptions and expectations can change as a result of many possible events or factors, not all of which are known to us or are within our control. If a change occurs, our business, financial condition, liquidity and results of operations may vary materially from those expressed in our forward-looking statements. Forward-looking statements we make in this Report are subject to various risks and uncertainties that could cause actual results to vary from our forward-looking statements, including:

• changes in our industry, interest rates or the general economy;

• decrease in occupancy rates;

• increased rates of tenant default;

• increases in operating expenses at our properties;

• increases in capital expenditures to maintain or enhance our properties;

• the timing of cash flows, if any, from our investments and payments for debt service;

• the degree and nature of the competition in the geographic areas in which our properties are located; and

• availability and retention of qualified personnel to manage and operate our properties.

We caution you not to place undue reliance on these forward-looking statements which speak only as of the date of this Report. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. Except to the extent required by applicable law or regulation, we undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date of this filing or to reflect the occurrence of unanticipated events.

As used herein, the terms “we,” “us,” or “our” refer to Resource Real Estate Investors 6, L.P.

PART I

ITEM 1.    BUSINESS

General

Resource Real Estate Investors 6, L.P. is a Delaware limited partnership which was formed on July 26, 2007 and commenced operations on October 1, 2007. We own in fee, operate and invest in multifamily residential rental properties, which we refer to as the Properties, located in both Maine and Texas. Historically, we also invested in subordinated notes secured by multifamily residential rental properties located in California, Alabama and Nevada, which we refer to as Real Estate Debt Investments. We refer to the Properties and Real Estate Debt Investments collectively as Real Estate Investments.

Our general partner, Resource Capital Partners, Inc., or the General Partner, is in the business of sponsoring and managing real estate investment limited partnerships and tenant in common programs. Our General Partner operates and manages our Real Estate Investments on our behalf, and is responsible for evaluating, managing, refinancing, and selling our Real Estate Investments on our behalf. Our General Partner is an indirect wholly owned subsidiary of Resource America, Inc., or Resource America, a publicly traded company (NASDAQ: REXI) operating in the real estate, financial fund management and commercial finance sectors.

Our goals are to generate regular cash distributions from our operations, gains from the potential appreciation in the value of our Properties, and cash for our partners’ distributions from the sale or refinancing of the Properties or the sale or repayment of our Real Estate Debt Investments.

We will terminate on July 30, 2015, unless we are sooner dissolved or terminated. Our General Partner from time to time, in its discretion, may extend the term for up to an aggregate of two years. Our General Partner has complete and exclusive discretion in the management of our business.

Our Management

As we do not have any officers, directors or employees, we rely solely on the officers and employees of our General Partner and its affiliates for the management of our Real Estate Investments. Our General Partner and its affiliates, Resource Real Estate Management, LLC and Resource Real Estate, Inc., also conduct business activities of their own in which we have no economic interest. Employees of our General Partner and its affiliates who provide us with services are not required to work full-time on our affairs. These employees devote significant time to the affairs of our General Partner and its affiliates and are compensated by our General Partner and its affiliates for the services rendered to them. There may be significant conflicts between us and our General Partner and its affiliates regarding the availability of those employees to manage us and our Real Estate Investments.

Real Estate Manager

Resource Real Estate Management, LLC, or Resource Real Estate Management, a wholly owned subsidiary of our General Partner, manages or supervises the management of our Real Estate Investments under a real estate management agreement with us or our subsidiary holding legal title to a particular Real Estate Investment in which we are participating. Resource Real Estate Management is a Delaware limited liability company that was formed in 2005 for the purpose of managing the real estate investments of our General Partner and its affiliates either for their own account or for other real estate programs. In October 2007, Resource Real Estate Management, Inc., d/b/a Resource Residential, a wholly owned subsidiary of Resource America, was formed to manage residential real estate investments for Resource Real Estate Management. For a discussion of the management fee payable under these arrangements, see Item 13.

Resource Real Estate, Inc., or Resource Real Estate, an indirect wholly owned subsidiary of Resource America, is the parent company of our General Partner and an affiliate of Resource Real Estate Management.

Distribution Allocations

Distributable cash, which includes both distributable cash from operations as well as from capital transactions, will be distributed as described below.

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Distributable cash from operations will be distributed in the following order of priority:

• first, 100% to the limited partners until they have each received distributions from us, including distributions of distributable cash from capital transactions, equal to their respective preferred return of 8.25% if they subscribed for their units on or before December 31, 2007 or 8% if they subscribed for their units after December 31, 2007, which we refer to as their Preferred Return; and

• thereafter, 80% to the limited partners and 20% to our General Partner.

Distributable cash from capital transactions, which includes cash received from the sale or refinancing of a Property, or the sale or repayment in full of all outstanding principal and interest due and owing to us on a Real Estate Debt Investment, will be distributed in the following order of priority:

• first, 100% to our limited partners until they have each received distributions from us, including distributions of distributable cash from operations, equal to their respective Preferred Return;

• second, 100% to our limited partners until their respective adjusted capital contribution has been reduced to zero; and

• thereafter, 80% to our limited partners and 20% to our General Partner.

An adjusted capital contribution is the amount originally paid for the limited partnership interest, less previous distributions of distributable cash from capital transactions.

Redemption of Units

We are permitted, in our General Partner’s sole discretion, to redeem units upon a unitholder’s request. However, we have no obligation to redeem units at any time, and we can decline to redeem units for any reason. For example, if our General Partner determines that we do not have the necessary cash flow, taking into account future distributions to our other limited partners, investments, and foreseeable operating expenses, a unitholder’s request may be declined. In addition, our General Partner may not approve the redemption of units if it concludes that the redemption might cause our total unit transfers in the year, subject to certain exceptions, to exceed 2% of our total capital or profits interests. All of these determinations are subjective and will be made in our General Partner’s sole discretion. We will also determine the redemption price based on provisions set forth in the First Amended and Restated Agreement of Limited Partnership, or the Partnership Agreement. To the extent the formula for arriving at the redemption price has any subjective determinations, they will fall within the sole discretion of our General Partner. If we lack the requisite liquidity to redeem the units, our General Partner, in its sole discretion, may purchase the units on generally the same terms as we would have redeemed the units. As of the date of this report, 11,602 units have been redeemed for an average redemption price of $7.65 per unit. During the years ended December 31, 2012 and 2013, we did not receive any redemption requests.

Sale of Units

From October 1, 2007 through May 19, 2008, we privately sold our limited partnership units at $10.00 per unit to accredited investors, as that term is defined in Rule 501(a) of Regulation D of the Securities Act. We sold a total of 3,713,492 units, including 204,678 units to our General Partner, for total proceeds, before commissions, fees and expenses, of approximately $36.8 million. We refer to these sales as the Offering. Resource Securities, Inc., an affiliate of our General Partner, served as the dealer-manager in the Offering.

Available Information

We file annual, quarterly and current reports with the Securities and Exchange Commission, or SEC. The public may read and copy any materials we file with the SEC at the SEC's Public Reference Room at 100 F Street, NE, Washington, DC 20549. The public may obtain information on the operation of the Public Reference Room by calling the SEC at 1-800-SEC-0330. The SEC maintains an internet site that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC. The internet address of the SEC site is http://www.sec.gov.

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ITEM 1A.    RISK FACTORS

Omitted as permitted under rules applicable to smaller reporting companies.

ITEM 1B.    UNRESOLVED STAFF COMMENTS

Omitted as permitted under rules applicable to smaller reporting companies.

ITEM 2.    PROPERTIES

See Item 7 - “Overview.”

ITEM 3.    LEGAL PROCEEDINGS

We are a party to various routine legal proceedings arising out of the ordinary course of our business. Management believes that none of these actions, individually or in the aggregate, will have a material adverse effect on our financial condition or results of operations.

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PART II

ITEM 5.        MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCKHOLDER

MATTERS AND ISSUER PURCHASES OF EQUTY SECURITIES

Our limited partner units are not publicly traded. There is no market for our limited partner units and it is unlikely that any will develop. As of March 26, 2014, there were 580 holders of record of our limited partners units.

We pay distributions monthly. No distributions were paid to the General Partner for either 2013 or 2012, except for distributions on the limited partner units it owns. Total distributions paid to limited partners for those years were $1.1 million and $1.1 million, respectively. The following table details these distributions by month:

	2013				2012
	Distributions		Per Unit		Distributions		Per Unit
January	$	92,700	$	0.025	$	92,400	$	0.025
February	92,700		0.025		92,400		0.025
March	92,700		0.025		92,700		0.025
April	92,700		0.025		92,700		0.025
May	92,700		0.025		92,700		0.025
June	92,700		0.025		92,700		0.025
July	92,700		0.025		92,700		0.025
August	92,700		0.025		92,700		0.025
September	92,700		0.025		92,700		0.025
October	92,700		0.025		92,700		0.025
November	92,700		0.025		92,700		0.025
December	92,700		0.025		92,700		0.025
Total distributions for the year	$	1,112,400	$	0.300	$	1,111,800	$	0.300

We do not have any equity compensation plans.

ITEM 6.    SELECTED FINANCIAL DATA

Selected financial data have been omitted as permitted under rules applicable to smaller reporting companies.

ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following discussion relates to our financial statements and should be read in conjunction with the financial statements and notes thereto appearing elsewhere in this report.  Statements contained in this “Management’s Discussion and Analysis of Financial Condition and Results of Operations” that are not historical facts may be forward-looking statements.  Such statements are subject to certain risks and uncertainties, which could cause actual results to materially differ from those projected.  See “Cautionary Note Regarding Forward-Looking Statements.”  

Overview

We are a Delaware limited partnership that was formed on July 26, 2007 and commenced operations on October 1, 2007.  Through our wholly owned subsidiaries, we own in fee, operate and invest in multifamily residential rental properties located in both Maine and Texas. Historically, we also invested through a wholly owned subsidiary in subordinated notes secured by multifamily residential rental properties located in California, Alabama and Nevada.

As of December 31, 2013, we own five multifamily residential rental properties through our 100% owned subsidiaries, as follows:

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Subsidiary / Property	Purchase Date	Leverage Ratio (1)	Number of Units	Property Location
RRE Memorial Towers Holdings, LLC, or Memorial Towers	12/18/2007	63%	112	Houston, Texas
RRE Villas Holdings, LLC, or Villas	12/27/2007	67%	228	San Antonio, Texas
RRE Coach Lantern Holdings, LLC, or Coach Lantern	1/29/2008	61%	90	Scarborough, Maine
RRE Foxcroft Holdings, LLC, or Foxcroft	1/29/2008	62%	104	Scarborough, Maine
RRE Park Hill Holdings, LLC, or Park Hill	2/29/2008	56%	288	San Antonio, Texas
Total			822

_______________

(1) Face value of mortgage divided by the original total property capitalization, including original reserves, escrows, fees and closing costs.

The following table sets forth operating statistics about our multifamily residential rental properties: 

	Average Occupancy Rate (1)				Average Effective Rent per Square Foot (2)				Ratio of Operating Expense to Revenue (3)
	Year Ended December 31,				Year Ended December 31,				Year Ended December 31,
Property	2013		2012		2013		2012		2013		2012
Memorial Towers	96.7	%	94.9	%	$	1.30	$	1.20	62	%	63	%
Villas	93.3	%	95.0	%	$	0.94	$	0.90	54	%	52	%
Coach Lantern	95.0	%	95.9	%	$	1.08	$	1.04	31	%	37	%
Foxcroft	95.6	%	96.5	%	$	1.18	$	1.13	35	%	38	%
Park Hill	94.5	%	95.7	%	$	0.95	$	0.90	58	%	59	%

_______________

(1) Number of occupied units divided by total units adjusted for any unrentable units; average calculated on a weekly basis.

(2) Average rental revenue divided by total rentable square footage.  We calculate average rental revenue by dividing gross rental revenue by the number of months in a period.

(3) Includes rental operating expenses and general and administrative expenses as a percentage of rental income.

We also own three subordinated notes through our wholly owned subsidiary, RRE Funding II, LLC, or Funding, which was formed to hold title to our Real Estate Debt Investments as of December 31, 2013, as follows (in thousands, except units and percentages):

Real Estate Debt Investment	Face Value of Note		Carrying Value of Note		Stated Interest Rate		Number of Unites	Location
Acacia Park, or Acacia	$	2,000	$	—	10.27	%	304	San Bernardino, California
Hillwood	$	400	$	—	10.97	%	118	Montgomery, Alabama
Southern Cover	$	500	$	—	12.75	%	100	Las Vegas, Nevada

During the year ended December 31, 2012, the notes were deemed uncollectible and charged off.

Results of Operations

We generate our income from the net revenues we receive from our Properties.  We also may in the future, generate funds from the sale or refinancing of our Properties or the sale or repayment of our Real Estate Debt Investments.  We do not expect that we will sell or refinance our Properties during the next year nor, in view of their defaulted status, do we expect any repayments from, or to be able to sell, our Real Estate Debt Investments.  Should economic conditions in the areas in which our Properties are located deteriorate, we could experience lower occupancy, lower rental revenues and higher operating costs, all of which could harm our operations and financial condition, reduce the value of our Properties and limit or eliminate our ability to make distributions to our limited partners.

7

Our operating results and cash flows from our Properties are affected by four principal factors:

Ÿ occupancy and rental rates,

Ÿ property operating expenses,

Ÿ interest rates on the related financing, and

Ÿ capital expenditures.

     The amount of rental revenues from our Properties depends upon their occupancy rates, rental rates, and concessions granted.  We seek to maximize our occupancy rates through aggressive property-level programs, in particular, our Lease Rent Optimizer, or LRO, program which includes rent concessions and a substantial capital improvements program.  Under our LRO program, we seek to price our rents for apartment units on a daily basis, based upon inventory in the marketplace and competitors’ pricing.  Our Properties experienced an overall decrease in the average occupancy rate during the year endedDecember 31, 2013 of approximately (0.6)% with an average occupancy rate of 95.0% as compared to an average occupancy rate of 95.6% during the same period in 2012.  Our Properties experienced an overall increase in the average effective rent per square foot of $0.06 during the year endedDecember 31, 2013 compared to the same period in 2012 for the same properties.

We seek to control operating expenses through our General Partner’s automated purchase order system that compares actual to budgeted expenses and requires management approval of variances, and through the use of third-party service providers to seek best available pricing.

Our existing financing is at fixed rates of interest and, accordingly, our interest cost has remained stable during the period of our ownership of the Properties.  Because our existing financing extends through periods ranging from 2015 to 2018, we expect that our financing costs will remain stable during substantially all of our expected term.

Under our capital improvements program, more particularly described in “Liquidity and Capital Resources,” we could potentially spend approximately $2.9 million in the next three to four years for property improvements intended to increase the Properties’ appeal to tenants.  As we implement planned improvements to our Properties, we seek to maintain our occupancy rates and, potentially, increase rental rates.

Weare planning improvements to the Properties for the next three to four years based on the assumption that the General Partner will exercise its right to extend the term of the partnership for the two one-year extensions. At this time we expect to extend to ensure that we maximize the return to our investors.

Year EndedDecember 31, 2013 Compared to Year EndedDecember 31, 2012

The following table sets forth the results of our operations for the periods indicated (in thousands, except per unit data):

	December 31,						Increase (Decrease)
	2013			2012			Amount			Percent
Revenues:
Rental income	$	9,600		$	8,942		$	658		7	%
Expenses:
Rental operating	4,495			4,252			243			6	%
Management fees – related parties	877			845			32			4	%
General and administrative	466			508			(42		)	(8	)%
Depreciation and amortization	2,817			2,816			1			—	%
Total expenses	8,655			8,421			234			3	%
Income before other expenses	945			521			424			81	%
Other income (expense):
Interest expense, net	(2,624		)	(2,636		)	12			—	%
Casualty loss	(9		)	(32		)	23			(72	)%
Loss on disposal of fixed assets, net	(81		)	(1		)	(80		)	(100	)%
Net loss	$	(1,769	)	$	(2,148	)	$	379		(18	)%
Weighted average number of limited partner units   outstanding	3,703			3,703
Net loss per weighted average limited partner unit	$	(0.48	)	$	(0.58	)

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Revenues

We attribute the $658,000 increase in revenues principally to the increase in the average effective rent per square foot at the Properties.  Occupancy rates have varied within our expected range.  We were able to increase rents as a result of stable occupancy and strong market demand.

Expenses

We attribute the $234,000 increase in expenses across all Properties principally to:

Ÿ a $243,000 increase in rental operating expenses principally reflecting the following:

– a $28,000 increase in turnover costs due to ongoing upkeep of units for new tenants;

– a $31,000 increase in repairs and maintenance relating primarily to a HVAC project at one of the properties;

– a $228,000 increase in real estate taxes due to increased tax rates;

– a $94,000 increase in payroll and benefits due to annual salary increases; and

– a $206,000 decrease in insurance expense due to premium refunds;

• a $32,000 increase in management fees related to the increase in revenues; and

Ÿ a $42,000 decrease in general and administrative expenses due primarily to unusually high professional fees incurred in the prior year.

Other income (expense)

The $40,000 decrease in other income (expense) is reflective of the following:

• a $75,000 increase in loss on disposal of fixed assets due to the write-off of carpeting and flooring whose actual life was less than the originally estimated economic life.

• a $23,000 decrease in casualty loss (see Note 8 to our consolidated financial statements) and a $12,000 decrease in net interest expense as a result of principal amortization.

Liquidity and Capital Resources

The following table sets forth our sources and uses of cash (in thousands):

	Years Ended
	December 31,
	2013			2012
Provided by operating activities (1)	$	2,092		$	2,462
Used in investing activities	(587		)	(2,059		)
Used in financing activities	(1,432		)	(1,112		)
Net increase (decrease) in cash	$	73		$	(709	)

_______________

(1) Including changes in operating assets and liabilities.

Our liquidity needs consist principally of funds to pay the Properties’ debt service, operating expenses, capital expenditures and monthly distributions to the limited partners.  Our ability to meet our liquidity needs will be subject to our ability to generate cash from operations, and to control property operating expenses.  The ability to generate cash from operations will depend on the occupancy rates, rates charged to tenants compared with competing properties in the area and the ability of tenants to pay rent.  Occupancy rates can fluctuate based on changes in local market conditions where the Properties are located such as: excessive building resulting in an oversupply of similar properties, deterioration of surrounding areas, a decrease in market rates or local economic conditions including unemployment rates.  The rental rates charged to tenants compared to competing properties can be impacted by a lack of perceived safety, convenience and attractiveness of a property.

Under our capital improvements program, we could potentially spend approximately $2.9 million in the next three to four years for property improvements intended to increase the Properties’ appeal to tenants and to the extent possible, increase the value of the Properties.  As we implement planned improvements to our Properties, we seek to maintain our stable occupancy rates and, potentially, increase rental rates and our cash flow from operating activities in order to pay for these improvements.

The following table sets forth the capital expenditures incurred during the year endedDecember 31, 2013 and estimated future capital expenditures which are discretionary in nature (in thousands):

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Subsidiaries	Capital Expenditures		Future Discretionary Capital Expenditures
Memorial Towers	$	136	$	440
Villas	107		882
Coach Lantern	79		361
Foxcroft	111		338
Park Hill	154		877
Total	$	587	$	2,898

Funding for future discretionary capital expenditures over the remaining life of the Partnership will come from future operating cash flows.  We have planned a series of major capital projects for our Properties, such as repairs and renovations to the HVAC systems, parking improvements, and foundation work.  We review future expenditures periodically and adjust them based on both operating results, local market conditions and our expected return on the investment of capital.  We cannot assure you that we will complete projects currently planned or that we will not change our plans in response to changes in market conditions.

Our restricted cash represents escrow deposits with lenders to be used to pay real estate taxes, insurance and capital improvements.

Our payables to related parties consist of investment management fees due to our General Partner, payable monthly, equal to 1% of the gross offering proceeds, net of any limited partnership interest owned by the General Partner.  The General Partner must subordinate up to 100% of its annual investment management fee to the receipt by the limited partners of their Preferred Return.  The limited partners have not received their Preferred Return over the six years the Partnership has been operating and we do not anticipate they will receive the return in 2014. 

During the year endedDecember 31, 2013, we began to make principal payments with respect to three of the loans. The aggregate debt service requirement for all our loans over the next 12 months is $2.7 million, including principal payments of $395,000.

Redemption of Units

We are permitted, in our General Partner’s sole discretion, to redeem units upon a unitholder’s request.  However, we have no obligation to redeem units at any time, and we can decline to redeem units for any reason.  See Item 1, "Redemption of Units." As of December 31, 2013, we have redeemed 11,602 units at an aggregate redemption price of $88,784. During the years ended December 31, 2013 and 2012, we did not receive any redemption requests.

Legal Proceedings

We are a party to various routine legal proceedings arising out of the ordinary course of our business.  Management believes that none of these actions, individually or in the aggregate, will have a material adverse effect on our financial condition or results of operations.

Critical Accounting Policies

The discussion and analysis of our financial condition and results of operations are based upon our consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States of America, or GAAP.  The preparation of these financial statements requires us to make estimates and judgments that affect the reported amounts of our assets, liabilities, revenues and cost and expenses, and related disclosure of contingent assets and liabilities.  On an on-going basis, we evaluate our estimates, including those related to certain accrued liabilities.  We base our estimates on historical experience and on various other assumptions that we believe reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources.  Actual results may differ from these estimates under different assumptions or conditions.

We have identified the following policies as critical to our business operations and the understanding of our results of operations.

Property Acquisitions.We allocated the purchase price of acquired properties to the acquired tangible assets and liabilities, consisting of land, building, tenant improvements, long-term debt and identified intangible assets and liabilities, consisting of the value of above-market and below-market leases, the value of in-place leases, the value of unamortized lease origination costs and the value of tenant relationships, based in each case on their relative fair values. We amortized the value of in-place leases over twelve months on a straight line basis.

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Impairment.  We review the carrying value of each Property to determine if circumstances that indicate impairment in the carrying value of the investment exist or that depreciation periods should be modified. If we determine that an asset’s estimated future cash flows will not be sufficient to recover its carrying amount, we will record an impairment charge to reduce the carrying amount for that asset to its estimated fair value. No impairment charges were recorded in either 2012 or 2013.

Loans Held for Investment.We consider a loan to be impaired when, based on current information and events, management believes it is probable that we will be unable to collect all amounts due according to the contractual terms of the loan agreement. When a loan is impaired, the allowance for loan losses is increased by the amount of the excess of the amortized cost basis of the loan over its fair value. Fair value may be determined based on market price, if available, the fair value of the collateral less estimated disposition costs, or the present value of estimated cash flows.

We consider general and local economic conditions, neighborhood values, competitive overbuilding, casualty losses and other factors that may affect the underlying value of real estate when considering whether our Real Estate Debt Investments are impaired. The value of our Real Estate Debt Investments may also be affected by factors such as the cost of compliance with regulations and liability under applicable environmental laws, changes in interest rates and the availability of financing. Income from a property will be reduced if a significant number of tenants are unable to pay rent or if available space cannot be rented on favorable terms. In addition, we continuously monitor collections and payments from our borrowers and maintain an allowance for estimated losses based upon our historical experience and knowledge of specific borrower collection issues.

At December 31, 2011 the allowance for loan losses was $2.6 million. During the year ended December 2012, our Real Estate Debt Investments were deemed uncollectible and charged off.

Revenue Recognition.  We derive our revenue primarily from rental of residential housing units with lease agreement terms of generally one year or less. We recognize rent as income on a straight-line basis over the term of the related lease. Additionally, any incentives included in the lease are amortized on a straight-line basis over the term of the related lease.

11

Off-Balance Sheet Arrangements

As of December 31, 2013 and 2012, we do not have any off-balance sheet arrangements or obligations, including contingent obligations, other than guarantees by the General Partner of certain limited standard expectations to the non-recourse nature of the mortgage notes which are secured by the Properties.

ITEM 7A.    QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Omitted pursuant to Regulation S-K, Item 305(e)

12

ITEM 8.    FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

[THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

13

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Partners of

Resource Real Estate Investors 6, L.P.

We have audited the accompanying consolidated balance sheets of Resource Real Estate Investors 6, L.P. (a Delaware partnership) and subsidiaries (the “Partnership”) as of December 31, 2013 and 2012, and the related consolidated statements of operations, changes in partners’ capital, and cash flows for each of the two years in the period ended December 31, 2013. Our audits of the basic consolidated financial statements included the financial statement schedules listed in the index appearing under Item 15(a)2. These financial statements and financial statement schedules are the responsibility of the Partnership’s management.Our responsibility is to express an opinion on these financial statements and financial statement schedules based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (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. We were not engaged to perform an audit of the Partnership's internal control over financial reporting.Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnership’s internal control over financial reporting.Accordingly, we express no such opinion.An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by 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 consolidated financial statements referred to above present fairly, in all material respects, the financial position of Resource Real Estate Investors 6, L.P. and subsidiaries as of December 31, 2013 and 2012 and the results of their operations and their cash flows each of the two years in the period ended December 31, 2013 in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, the related financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.

/s/ GRANT THORNTON LLP

Philadelphia, Pennsylvania

March 26, 2014

14

RESOURCE REAL ESTATE INVESTORS 6, L.P.

CONSOLIDATED BALANCE SHEETS

(in thousands)

	December 31,
	2013			2012
ASSETS
Rental properties, at cost:
Land	$	7,430		$	7,430
Buildings and improvements	59,779			59,542
Personal property	2,364			2,719
Construction-in-progress	—			19
	69,573			69,710
Accumulated depreciation and amortization	(16,428		)	(14,254		)
	53,145			55,456
Cash	619			546
Restricted cash	1,237			1,352
Tenant receivables	17			12
Insurance receivable	—			84
Receivables from related parties	169			3
Prepaid expenses and other assets	139			204
Deferred financing costs, net	634			889
Total assets	$	55,960		$	58,546
LIABILITIES AND PARTNERS’ CAPITAL
Liabilities:
Mortgage notes payable	$	44,954		$	45,274
Accounts payable and accrued expenses	417			473
Real estate taxes payable	1,003			818
Accrued interest	200			200
Payables to related parties	2,360			1,833
Prepaid rent	60			88
Security deposits	169			182
Total liabilities	49,163			48,868
Partners’ capital	6,797			9,678
Total liabilities and partners’ capital	$	55,960		$	58,546

The accompanying notes are an integral part of these consolidated financial statements.

15

RESOURCE REAL ESTATE INVESTORS 6, L.P.

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except per unit data)

	For the Years Ended   December 31,
	2013			2012
Revenues:
Rental income	$	9,600		$	8,942
Expenses:
Rental operating	4,495			4,252
Management fees – related parties	877			845
General and administrative	466			508
Depreciation and amortization	2,817			2,816
Total expenses	8,655			8,421
Income before other expenses	945			521
Other (expenses) income:
Interest expense, net	(2,624		)	(2,636		)
Casualty loss	(9		)	(32		)
Loss on sale or disposal of fixed assets, net	(81		)	(1		)
Net loss	$	(1,769	)	$	(2,148	)
Weighted average number of limited partner units outstanding	3,703			3,703
Net loss per weighted average limited partner unit	$	(0.48	)	$	(0.58	)

The accompanying notes are an integral part of these consolidated financial statements.

16

RESOURCE REAL ESTATE INVESTORS 6, L.P.

CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS’ CAPITAL

FOR THE YEARS ENDED DECEMBER 31, 2013

(in thousands, except units)

	General Partner		Limited Partners
			Units	Amount			Total
Balance at January 1, 2012	$	1	3,701,890	$	12,937		$	12,938
Distributions	—		—	(1,112		)	(1,112		)
Net loss	—		—	(2,148		)	(2,148		)
Balance at December 31, 2012	$	1	3,701,890	$	9,677		$	9,678
Distributions	—		—	(1,112		)	(1,112		)
Net loss	—		—	(1,769		)	(1,769		)
Balance at December 31, 2013	$	1	3,701,890	$	6,796		$	6,797

The accompanying notes are an integral part of these consolidated financial statements.

17

RESOURCE REAL ESTATE INVESTORS 6, L.P.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

	For the Years Ended
	December 31,
	2013			2012
Cash flows from operating activities:
Net loss	$	(1,769	)	$	(2,148	)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization	2,817			2,816
Amortization of deferred financing costs	255			256
Casualty loss	9			32
Loss on sale or disposal of fixed assets	81			1
Changes in operating assets and liabilities:
Restricted cash	115			201
Tenant receivables, net	(5		)	2
Receivables from related parties	(166		)	1
Insurance proceeds receivable	78			(64		)
Prepaid expense and other assets	65			7
Accounts payable and accrued expenses	(59		)	141
Real estate tax payable	185			68
Payables to related parties	527			385
Insurance proceeds received	—			702
Accrued interest	—			(2		)
Prepaid rent	(28		)	47
Security deposits	(13		)	17
Net cash provided by operating activities	2,092			2,462
Cash flows from investing activities:
Capital expenditures	(587		)	(2,059		)
Net cash used in investing activities	(587		)	(2,059		)
Cash flows from financing activities:
Principal payments on mortgage notes payable	(320		)	—
Distributions to limited partners	(1,112		)	(1,112		)
Net cash used in financing activities	(1,432		)	(1,112		)
Net increase (decrease) in cash	73			(709		)
Cash at beginning of period	546			1,255
Cash at end of period	$	619		$	546

18

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

DECEMBER 31, 2013

NOTE 1 – NATURE OF BUSINESS AND OPERATIONS

Resource Real Estate Investors 6, L.P. (“R-6” or the “Partnership”) is a Delaware limited partnership which owns and operates multifamily residential rental properties located in Maine and Texas (the “Properties”).  The Partnership also has invested in subordinated notes secured by multifamily residential properties located in California, Alabama and Nevada.  The Partnership was formed on July 26, 2007 and commenced operations on October 1, 2007.  The Partnership was capitalized by an offering of partnership units which was closed on May 19, 2008.  The General Partner, Resource Capital Partners, Inc. (“RCP”, the “General Partner” or “GP”), is in the business of sponsoring and managing real estate investment limited partnership and tenant in common programs.  RCP contributed $1,000 in cash as its minimum capital contribution to the Partnership.  In addition, RCP held a 5.54% limited partnership interest in the Partnership at December 31, 2013 and 2012, respectively.  RCP is an indirect wholly owned subsidiary of Resource America, Inc. (“RAI”), a publicly traded company (NASDAQ: REXI) operating in the real estate, financial fund management and commercial finance sectors.

The Partnership will continue until July 30, 2015, unless terminated earlier in accordance with the First Amended and Restated Agreement of Limited Partnership (the “Agreement”).  The GP has the right to extend the Partnership term for twoone-year periods following the initial termination date, provided that all such extensions may not exceed two years in the aggregate.

The Agreement provides that income is allocated as follows: first, to the partners in proportion to and to the extent of the deficit balances, if any, in their respective capital accounts; second, to the partners in proportion to the allocations of Distributable Cash (as defined in the Agreement); and third, 100% to the limited partners (“LPs”).  All losses are allocated as follows: first, 100% to the LPs until the LPs have been allocated losses equal to the excess, if any, of their aggregate capital account balances over the aggregate Adjusted Capital Contributions (as defined in the Agreement); second, to the partners in proportion to and to the extent of their respective remaining positive capital account balances, if any; and third, 100% to the LPs.

Distributable cash from operations, payable monthly, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return (as defined in the Agreement); and thereafter, 80% to the LPs and 20% to the GP.

Distributable cash from capital transactions, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return; second, 100% to the LP’s until their Adjusted Capital Contributions (as defined in the Agreement) have been reduced to zero; and thereafter, 80% to the LPs and 20% to the GP.

NOTE 2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

A summary of the significant accounting policies consistently applied in the preparation of the accompanying consolidated financial statements follows:

Principles of Consolidation

The consolidated financial statements include the accounts of the Partnership and its wholly owned subsidiaries, as follows:

Subsidiaries	Number of Units	Location
RRE Memorial Towers Holdings, LLC (“Memorial Towers”)	112	Houston, Texas
RRE Villas Holdings, LLC (“Villas”)	228	San Antonio, Texas
RRE Coach Lantern Holdings, LLC (“Coach Lantern”)	90	Scarborough, Maine
RRE Foxcroft Holdings, LLC (“Foxcroft”)	104	Scarborough, Maine
RRE Park Hill Holdings, LLC (“Park Hill”)	288	San Antonio, Texas
Total	822

The Partnership also owns a 100% interest in RRE Funding II, LLC (“Funding”), which owns three non-performing subordinated notes, Acacia Park (“Acacia”), Hillwood (“Hillwood”) and Southern Cove (“Southern Cove”), with a combined face value of $2.9 million. During the year ended December 31, 2012, the loans were deemed uncollectible and charged off.

All material intercompany transactions and balances have been eliminated in consolidation.

19

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.  The Partnership estimates the allowance for uncollectible receivables and loan losses and adjusts the balance quarterly.  Actual results could differ from those estimates.

Supplemental Disclosure of Cash Flow Information

During each of the years endedDecember 31, 2013 and 2012, the Partnership paid approximately $2.4 million, in cash for interest.

Deferred Financing Costs

Costs incurred to obtain financing have been capitalized and are being amortized over the term of the related debt using the effective yield method.

Income Taxes

Income taxes or credits resulting from earnings or losses are payable by or accrue to the benefit of the partners; accordingly, no provision has been made for income taxes in these consolidated financial statements.

The Partnership evaluates the benefits of tax positions taken or expected to be taken in its tax returns under a two-step recognition and measurement process.  Only the largest amount of benefits from the tax positions that will more likely than not be sustainable upon examination are recognized by the Partnership.  The Partnership does not have any unrecognized tax benefits, nor interest and penalties, recorded in the Consolidated Balance Sheets or Consolidated Statements of Operations and does not anticipate significant adjustments to the total amount of unrecognized tax benefits within the next twelve months.

The Partnership is subject to examination by the U.S. Internal Revenue Service and by the taxing authorities in those states in which the Partnership has significant business operations.  The Partnership is not currently undergoing any examinations by taxing authorities.  The Partnership may be subject to U.S. federal income tax and state/local income tax examinations for years 2010 through 2013.

Revenue Recognition

Revenue is primarily derived from the rental of residential housing units with lease agreement terms of generally one year or less.  The Partnership recognizes revenue in the period that rent is earned, which is on a monthly basis.  The Partnership recognizes rent as income on a straight-line basis over the term of the related lease.  Additionally, any incentives included in the lease are amortized on a straight-line basis over the term of the related lease.

Included within rental income are other income amounts such as utility reimbursements, late fees, parking fees, pet fees and lease application fees which are recognized when earned or received.

The future minimum rental payments to be received from noncancelable operating leases total approximately $4.4 millionand $17,000 for the twelve months ending December 31, 2014 and 2015, respectively, and none thereafter.

Loans Held for Investment, Net

The Partnership recognizes revenue from the loans it holds for investment as interest income using the effective yield method.

The initial investment made in a purchased loan includes the amount paid to the seller plus any fees. The initial investment frequently differs from the related loan’s principal amount at the date of purchase. This difference is recognized as an adjustment of the yield over the life of the loan.

The Partnership initially records its loans at their purchase price, and subsequently accounts for them based on their outstanding principal plus or minus any unamortized premiums or discounts.

20

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

Long-Lived Assets

The Partnership reviews long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable.  If it is determined that an asset’s estimated future cash flows will not be sufficient to recover its carrying amount, an impairment charge will be recorded to reduce the carrying amount for that asset to its estimated fair value.   The Partnership has estimated that the future cash flows from its properties will be sufficient to recover their carrying amounts and, as a result, the Partnership did not recognize any impairment losses with respect to its Properties for either the years endedDecember 31, 2013 or 2012.

Rental Properties

Rental properties are carried at cost, net of accumulated depreciation.  Buildings and improvements and personal property are depreciated for financial reporting purposes on the straight-line method over their estimated useful lives.  The value of in-place leases is amortized over twelve months on a straight-line basis.  Useful lives used for calculating depreciation for financial reporting purposes are as follows:

Buildings and improvements	5 - 27.5 years
Personal property	3 - 15 years

Advertising

The Partnership expenses advertising costs as they are incurred.  Advertising costs, which are included in rental operating expenses, totaled $124,000 and $119,000 for the years endedDecember 31, 2013 and 2012, respectively.

Concentration of Credit Risk

Financial instruments, which potentially subject the Partnership to concentration of credit risk, consist of periodic temporary deposits of cash. At December 31, 2013, the Partnership had $763,000 of deposits at various banks, none of which were over the insurance limit of the Federal Deposit Insurance Corporation. No losses have been experienced on such deposits.

Tenant Receivables

Tenant receivables are stated in the financial statements at amounts due from tenants net of an allowance for uncollectible receivables.  Payment terms vary and receivables outstanding longer than the payment terms are considered past due.  The Partnership determines its allowance by considering a number of factors, including the length of time receivables are past due, security deposits held, the Partnership’s previous loss history, the tenants’ current ability to pay their obligations to the Partnership, the general condition of the economy and the industry as a whole.  The Partnership writes off receivables when they become uncollectible.  At December 31, 2013 and 2012, the allowance for uncollectible receivables was $2,000 and $18,000, respectively.

Redemptions

The LPs may request redemption of their units at any time.  The Partnership has no obligation to redeem any units and will do so only at the GP’s discretion.  If the Partnership redeems units, the redemption price is generally the amount of the initial investment less all distributions from the Partnership to the LP, and less all organization and offering expenses charged to the LP.

Reclassification

Real estate tax payable was reclassified from accounts payable and accrued expenses to real estate tax payable in the 2012 consolidated balance sheet to conform to the 2013 presentation.

21

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

NOTE 3 − RESTRICTED CASH

Restricted cash represents escrow deposits with lenders to be used to pay real estate taxes, insurance, and capital improvements.  A summary of the components of restricted cash follows (in thousands):

	December 31,
	2013		2012
Real estate taxes	$	918	$	823
Insurance	228		177
Capital improvements	91		352
Total	$	1,237	$	1,352

NOTE 4 – DEFERRED FINANCING COSTS

Deferred financing costs include unamortized costs incurred to obtain financing which are being amortized over the term of the related debt.  Accumulated amortization as of December 31, 2013 and 2012 was $1.5 million and $1.2 million, respectively.  Estimated amortization of the Properties’ existing deferred financing costs for the next five years ending December 31, is as follows (in thousands):

2014	$	253
2015	163
2016	144
2017	61
2018	13
	$	634

22

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

NOTE 5 – MORTGAGE NOTES PAYABLE

The following is a summary of mortgage notes payable (in thousands, except percentages):

Property	Balance at December 31, 2013		Balance at December 31, 2012		Maturity Date	Annual Interest Rate	Average Monthly Debt Service
Memorial Towers	$	7,313	$	7,400	1/1/2017	5.49%	$	42	(1)
Villas	10,673		10,800		1/1/2017	5.48%	$	61	(1)
Coach Lantern	7,884		7,884		2/1/2015	4.92%	$	33	(2)
Foxcroft	8,760		8,760		2/1/2015	4.92%	$	36	(2)
Park Hill	10,324		10,430		3/1/2018	5.05%	$	56	(3)
Total	$	44,954	$	45,274

_________________

(1) Interest only was payable through January 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

(2) Interest only is payable through the maturity date. The partnership has the option to extend the maturity date for an additional one year to February 1, 2016.

(3) Interest only was payable through March 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

Annual principal payments on the mortgage notes payable for each of the next five years ending December 31, are as follows (in thousands):

2014	$	395
2015	17,060
2016	435
2017	17,390
2018	9,674
	$	44,954

The mortgage notes payable are with recourse only to the Properties securing them subject to certain limited standard exceptions, as defined in the mortgage notes, which the General Partner has guaranteed with respect to each property.  These exceptions are referred to as “carveouts”.  In general, carveouts relate to damages suffered by the lender for a subsidiary’s failure to pay rents, insurance or condemnation proceeds to the lender, to pay water, sewer and other public assessments or charges, to pay environmental compliance costs or to deliver books and records, in each case as required in the loan documents.  The exceptions also require the General Partner to guarantee payment of audit costs, lender’s enforcement of its rights under the loan documents and payment of the loan if the subsidiary voluntarily files for bankruptcy or seeks reorganization, or if a related party of the subsidiary does so with respect to the subsidiary.

NOTE 6 – CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS

In the ordinary course of its business operations, the Partnership has ongoing relationships with several related entities.  Receivables from and payables to related parties are summarized as follows (in thousands):

	December 31,
	2013		2012
Receivables from related parties:
RAI and affiliates	$	169	$	3
Payables to related parties:
RAI and affiliates	$	2,360	$	1,833

23

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

Substantially all of the receivable from related party represents escrow funds held by RAI for self-insurance. The Properties are partially self-insured with respect to property and casualty insurance. Therefore, unforeseen or catastrophic losses in excess of the Partnership's insured limits could have a material adverse effect on the Partnership's financial condition and operating results.

During the year ended December 31, 2012, a piece of equipment at one of the five properties was sold to a different partnership with the same General Partner.  The resulting gain of $1,000 was netted against the loss on disposal of fixed assets in the consolidated statement of operations.

RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross offering proceeds, net of any amounts otherwise attributable to LP interests owned by RCP.  During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.  Investment management fees due to RCP at December 31, 2013 and 2012 totaled $2.1 million and $1.7 million, respectively.

A wholly-owned subsidiary of RCP, Resource Real Estate Management, LLC (“RREML”) is entitled to receive property and debt management fees as set forth in the table below.  RREML engaged Resource Real Estate Management, Inc (“RREMI”), an indirect wholly owned subsidiary of RAI, to manage the Partnership’s properties.  Management fees due to RCP and affiliates at December 31, 2013 and December 31, 2012 totaled $228,000 and $127,000, respectively.

During the ordinary course of business, RCP and RREMI advance funds for ordinary operating expenses on behalf of the Properties; these advances are repaid within a few days.  Operating expense advances due to RCP and RREMI at December 31, 2013 and December 31, 2012 totaled $77,000 and $24,000, respectively.

The Partnership is obligated to pay fees and reimbursements of expenses to related parties.  These activities are summarized as follows (in thousands):

	Years Ended
	December 31,
	2013		2012
RCP:
Investment management fees (1)	$	339	$	339
RREML:
Property management fees (2)	479		447
Debt management fees (3)	59		59
	538		506
	$	877	$	845

_______________

(1) RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross proceeds from the offering of partnership units, net of any LP interest owned by RCP.  During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.

(2) RREML is entitled to receive monthly property management fees equal to 5% of the gross operating revenues from the Partnership’s 100% owned properties for managing or obtaining and supervising third party managers.

(3) RREML is also entitled to receive monthly debt management fees equal to 0.167% (2% per annum) of the gross offering proceeds that have been invested in loans held for investment.  The fee is earned for monitoring the performance of the Partnership’s loans held for investment.

NOTE 7 –FAIR VALUE OF FINANCIAL INSTRUMENTS

In analyzing the fair value of its financial instruments disclosed or accounted for on a fair value basis, the Partnership follows the fair value hierarchy, which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value.  The Partnership determines fair value based on quoted prices when available or, if quoted prices are not available, through the use of alternative approaches, such as discounting the expected cash flows using market interest rates commensurate with the credit quality and duration of the financial instruments.  The fair value of cash, tenant receivables, and accounts payables approximate their carrying values due to their short term nature.  The hierarchy followed defines three levels of inputs that may be used to measure fair value:

24

RESOURCE REAL ESTATE INVESTORS 6, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS − (Continued)

DECEMBER 31, 2013

Level 1 - Quoted prices in active markets for identical assets that the reporting entity has the ability to access at the measurement date. 

Level 2 - Inputs other than quoted prices included within Level 1 that are observable for the asset or can be corroborated with observable market data for substantially the entire contractual term of the asset.

Level 3 - Unobservable inputs that reflect the entity’s own assumptions about the assumptions that market participants would use in the pricing of the asset and are consequently not based on market activity, but rather through particular valuation techniques.

The following methods and assumptions were used to estimate the fair value of each class of financial instruments for which it is practicable to estimate that value: 

• Mortgage notes payable.  Rates currently available to the Partnership for debt with similar terms and remaining maturities are used to estimate the fair value of existing debt.

The the carrying amount and estimated fair values of the Partnership’s financial instruments were as follows (in thousands):

	December 31, 2013				December 31, 2012
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Mortgage notes payable:
Memorial Towers	$	7,313	$	7,781	$	7,400	$	7,880
Villas	10,673		11,353		10,800		11,496
Coach Lantern	7,884		8,034		7,884		8,066
Foxcroft	8,760		8,926		8,760		8,950
Park Hill	10,324		10,797		10,430		11,090
Total mortgage notes payable	$	44,954	$	46,891	$	45,274	$	47,482

NOTE 8 – INSURANCE CLAIM

On September 13, 2011, a fire damaged twelve units at Park Hill.  The Partnership was insured for both the fire loss and the loss of rental income.  The Partnership reduced the net carrying value of buildings and improvements for Park Hill by $399,000 and established a receivable for the expected net insurance proceeds of $975,000, net of the $25,000 deductible.  During the year ended December 31, 2011, insurance proceeds of $293,000 were received and additional non-capitalized expenses incurred in conjunction with the claim were $19,000, and an additional receivable of $20,000 for loss of rental income was recorded. During the year endedDecember 31, 2012, the Partnership received additional insurance proceeds of $702,000, recorded an additional receivable of $64,000 for the loss of rental income, recorded a casualty loss of $32,000 and increased the insurance receivable by $20,000 due to adjustments to previously awarded proceeds. During the year endedDecember 31, 2013 the Partnership reduced the receivable by $6,000, received rental loss proceeds of $78,000 and recorded a casualty loss of $9,000.

NOTE 9 – SUBSEQUENT EVENTS

The Partnership has evaluated subsequent events and determined that no events have occurred which would require an adjustment to the consolidated financial statements.

25

ITEM 9.    CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS

ON ACCOUNTING AND FINANCIAL DISCLOSURE

None.

ITEM 9A.    CONTROLS AND PROCEDURES

Disclosure Controls

We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our periodic reports under the Securities Exchange Act of 1934, as amended, or the Exchange Act, is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our General Partner, including its chief executive officer and its chief financial officer, as appropriate, to allow timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, our management recognized that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and our management necessarily was required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

Under the supervision of the chief executive officer and chief financial officer of our General Partner, we have carried out an evaluation of the effectiveness of our disclosure controls and procedures as of the end of the period covered by this report. Based upon that evaluation, our chief executive officer and chief financial officer concluded that our disclosure controls and procedures are effective at the reasonable assurance level.

Management’s Report on Internal Control Over Financial Reporting

Our General Partner is responsible for establishing and maintaining adequate internal control over financial reporting as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act. Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Projections of any evaluation of effectiveness to future periods are subject to the risks that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

Our General Partner assessed the effectiveness of our internal control over financial reporting as of December 31, 2013. In making this assessment, the General Partner used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission, or COSO, in Internal Control - Integrated Framework of 1992. Based upon this assessment, our General Partner concluded that, as of December 31, 2013, our internal control over financial reporting is effective.

This annual report does not include an attestation report of our independent registered public accounting firm regarding internal control over financial reporting. Management's report was not subject to attestation by our independent registered public accounting firm pursuant to the Dodd-Frank Wall Street and Consumer Protection Act, which exempted smaller reporting companies from the auditor attestation requirements of Section 404(b) of the Sarbanes-Oxley Act.

Changes in Internal Control over Financial Reporting

There has been no change in our internal control over financial reporting that occurred during our fourth quarter ended December 31, 2013 that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

ITEM 9B.    OTHER INFORMATION

None.

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PART III

ITEM 10.    DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

We do not have any officers, directors or employees. Rather, our General Partner manages our activities and supervises our Real Estate Investments using its affiliates under the provisions of our Limited Partnership Agreement which governs its conduct. Officers of our General Partner and its affiliates may spend a substantial amount of time managing its business and affairs and may face a conflict regarding the allocation of their time between our business and affairs and their other business interests.

Directors and Executive Officers of Our General Partner

The following table sets forth information with respect to the executive officers, directors and key personnel of our General Partner:

NAME	AGE	POSITION OR OFFICE
Jonathan Z. Cohen	43	Director
Alan F. Feldman	50	Director and Senior Vice President
David E. Bloom	49	Director and Senior Vice President
Kevin M. Finkel	42	President
Steven R. Saltzman	50	Vice President of Finance and Chief Financial and Accounting Officer
Darshan V. Patel	43	Chief Legal Officer and Secretary

Jonathan Z. Cohen, a Director since 2002. Mr. Cohen also has served as Chairman and a Director of Resource Real Estate Management since 2005 and as Chief Executive Officer, President and a Director of Resource Capital Corp., (NYSE: RSO), a real estate investment trust managed by Resource America, since its formation in 2005. Mr. Cohen has been President since 2003 and Chief Executive Officer since 2004 of Resource America and also has served as Chairman and a Director of Resource Financial Institutions Group, Inc., a subsidiary of Resource America, since 2005. Mr. Cohen was Executive Vice President of Resource America from 2001 to 2003, Senior Vice President from 1999 to 2001 and Chief Operating Officer from 2002 to 2004. Mr. Cohen has been Vice Chairman of the Managing Board of Atlas Pipeline Partners GP, LLC, the general partner of Atlas Pipeline Partners, L.P., a publicly registered (NYSE: APL) natural gas pipeline company since its formation in 1999, Vice Chairman of Atlas Energy, Inc. (formerly Atlas America Inc.), a publicly-traded natural gas and oil exploration and production company since 2000 and Vice Chairman of Atlas Energy Resources, a natural gas and oil exploration and production company since 2006. Mr. Cohen was the Vice Chairman of RAIT Investment Trust, (now RAIT Financial Trust), or RAIT, a publicly-traded REIT (NYSE: RAS), from 2003 to 2006, and Secretary, trustee and a member of RAIT’s investment committee from 1997 to 2006. Among the reasons for his appointment as director, Mr. Cohen’s financial, business and real estate experience adds strategic vision to our General Partner’s board.

Alan F. Feldman, a Director and Senior Vice President since 2004.  Mr. Feldman also has served as Chief Executive Officer of Resource Real Estate, a subsidiary of Resource America, since 2004, and of Resource Real Estate Opportunity REIT, a real estate investment trust managed by Resource America, since 2009, President and a Director of Resource Real Estate Management since 2005 and a Senior Vice President of Resource America since 2002.  Mr. Feldman was President of Resource Properties, a subsidiary of Resource America, from 2002 to 2005.  From 1998 to 2002, Mr. Feldman was a Vice President at Lazard Freres & Co., an investment banking firm, specializing in real estate mergers and acquisitions, asset and portfolio sales and recapitalization.  From 1992 through 1998 Mr. Feldman was an Executive Vice President of the Pennsylvania Real Estate Investment Trust and its predecessor, The Rubin Organization, where he was responsible for the firm’s 20 million square feet of managed retail properties.  From 1990 to 1992 Mr. Feldman was a Director at Strouse, Greenberg & Co., a regional full service real estate company.  From 1986 through 1988, Mr. Feldman was an engineer at Squibb Corporation.  Mr. Feldman’s extensive experience and knowledge in the real estate business is an asset to our General Partner’s board.

David E. Bloom, a Director since 2002, President from 2002 to 2006 and Senior Vice President since 2006. Mr. Bloom also has served as President and a Director of Resource Real Estate since 2004, and as a Senior Vice President of Resource America, a position he has held since September 2001. Mr. Bloom joined Resource America from Colony Capital, LLC, a Los Angeles-based real estate fund, where he was a Senior Vice President as well as a Principal of Colony Capital Asia Pacific from 1999 to 2001. While at Colony, Mr. Bloom was responsible for the identification, evaluation and consummation of new investments, and he actively participated in the firm’s equity and debt raising efforts. From 1998 to 1999, Mr. Bloom was a Director at Sonnenblick-Goldman Company, a New York based real estate investment bank. From 1992 to 1998, Mr. Bloom practiced law in the real estate and corporate departments of Wilkie Farr & Gallagher in New York and Drinker Biddle & Reath in Philadelphia. Prior to practicing law, Mr. Bloom began his real estate career in 1987 as an Acquisitions and Development Associate with Strouse, Greenberg &

27

Company, a regional full-service real estate company. Mr. Bloom’s extensive experience and knowledge in the real estate business is an asset to our General Partner’s board.

Kevin M. Finkel, President since 2006 and Senior Vice President from 2003 to 2006. Mr. Finkel also has served as Executive Vice President since 2008 and Director of Acquisitions since 2004 of Resource Real Estate. Mr. Finkel joined Resource America in 2002, and has been a Vice President of Resource America since 2006. Prior to joining Resource America, Mr. Finkel was an investment banker at Barclays Capital from 1998 to 2000 and at Deutsche Bank Securities from 1994 to 1998.

Steven R. Saltzman, Vice President of Finance and Chief Financial and Accounting Officer since August 2003. Mr. Saltzman also has served as Vice President and Controller of Resource Real Estate since 2004 and Vice President of Finance of Resource Real Estate Management since 2006. From 1999 to 2003, Mr. Saltzman was Controller at WP Realty, Inc., a regional developer and property manager specializing in community shopping centers.  Mr. Saltzman began his real estate career in 1988 as a Property Controller at The Rubin Organization, a predecessor to the Pennsylvania Real Estate Investment Trust.  Mr. Saltzman began his professional career at Price Waterhouse from 1985 to 1988. 

Darshan V. Patel, Chief Legal Officer and Secretary since 2002.  Mr. Patel also has served as Vice President of Resource America since 2005 and Associate General Counsel for Resource America since 2001.  From 1998 to 2001, Mr. Patel was associated with the law firm of Berman, Paley, Goldstein & Kannry practicing commercial litigation and real estate law.  From 1996 to 1998, Mr. Patel was associated with the law firm of Glynn & Associates practicing litigation and real estate law. 

Code of Business Conduct and Ethics

Because we do not directly employ any persons, we rely on a Code of Business Conduct and Ethics adopted by Resource America that applies to the principal executive officer, principal financial officer and principal accounting officer of our General Partner, as well as to persons performing services for us generally. You may obtain a copy of this code of ethics by a request to our General Partner, Resource Capital Partners, at One Crescent Drive, Suite 203, Navy Yard Corporate Center, Philadelphia, PA 19112.

Audit Committee Financial Expert

Neither we nor our General Partner’s Board of Director has a standing audit committee; our General Partner’s entire Board of Directors acts as the audit committee. Our General Partner’s Board of Directors does not currently have any member who qualifies as an audit committee financial expert. We believe that the cost related to retaining such a financial expert at this time is prohibitive for a small entity such as ours, and that it would reduce amounts otherwise distributable to our limited partners.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Securities Exchange Act of 1934, which we refer to as the Exchange Act, requires the directors and executive officers of our General Partner, our General Partner, and holders of greater than 10% of our limited partnership interests to file reports with the SEC. SEC regulations require us to identify anyone who filed a required report late during the most recent fiscal year. Based on our review of these reports, we believe that the filing requirements for all of these reporting persons were complied with during 2013.

ITEM 11.    EXECUTIVE COMPENSATION

We have no directors or officers and we do not directly employ any persons to manage or operate our business. Our affairs are managed by our General Partner and its affiliates. As compensation for its services, we pay our General Partner various fees as set forth in Item 13.

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ITEM 12.    SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND

MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The following table sets forth the number and percentage of our limited partnership interests owned by beneficial owners of 5% or more of our limited partnership interests as well as the beneficial ownership of our General Partner, and its officer and directors, as of April 1, 2013. Under the terms of the Partnership Agreement, our affairs are managed by our General Partner. We do not have any officers or directors. This information is reported in accordance with the beneficial ownership rules of the SEC under which a person is deemed to be the beneficial owner of a security if that person has or shares voting power or investment power with respect to such security or has the right to acquire such ownership within 60 days.

Title of Class	Name and address of beneficial owner (1)	Amount and nature of beneficial ownership (2)	Percent of Class
Units of limited partnership interest	Resource Capital Partners, Inc.	205,078	5.54%
Units of limited partnership interest	Jonathan Z. Cohen, Chairman of the Board	−	−
	Alan F. Feldman, Senior Vice President and Director	967	Less than 0.01%
	Kevin M. Finkel, President	−	−
	Steven R. Saltzman, Vice President - Finance	−	−
	David E. Bloom, Senior Vice President and Director	−	−
	Darshan V. Patel, Chief Legal Office and Secretary	−	−
	Michael S. Yecies, Secretary	−	−
	All directors and executive officers as a group	967	Less than 0.01%

(1) The address for each beneficial owner is One Crescent Drive, Suite 203, Philadelphia, Pennsylvania 19112.

(2) Beneficial ownership of directors and officers excludes amounts that may be attributable to them as a result of the units beneficially owned by Resource Capital Partners.

ITEM 13.    CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS,

AND DIRECTOR INDEPENDENCE

We pay our General Partner and its affiliates the following fees for their services.

Property Management Fees

We pay Resource Real Estate Management, an affiliate of our General Partner, a monthly property management fee in an amount equal to 5% of our gross cash receipts from the operation of our Properties. This fee is for Resource Real Estate Management’s services in managing the Properties or obtaining and supervising subcontractor Property managers, which may be affiliates of Resource Real Estate Management or independent third-parties. Resource Real Estate Management is permitted to manage the Properties through a property management affiliate or subcontract the management of the Properties out to unaffiliated third-party subcontractors. If Resource Real Estate Management subcontracts the management of the Properties, then it will pay all management fees payable to the subcontractor managers of our Properties. For the years ended December 31, 2013 and 2012, Resource Real Estate Management earned $479,000 and $447,000, respectively, in real estate property management fees.

Real Estate Debt Management Fees

We also pay Resource Real Estate Management a monthly real estate debt management fee equal to 0.167% (2% per annum) of the gross offering proceeds that have been, and continue to be, deployed in Real Estate Debt Investments. This fee is for Resource Real Estate Management’s services in monitoring the performance of our Real Estate Debt Investments, including:

• the collection of amounts owed to us;

• reviewing on an as-needed basis the underlying multifamily residential rental properties serving, directly or indirectly, as collateral for the Real Estate Debt Investments and the owners of those properties, and the markets in general, to identify any potential problem loans; and

• determining whether or when to sell a Real Estate Debt Investment.

29

Resource Real Estate Management earned $59,000 in real estate debt management fees during each of the years ended December 31, 2013 and 2012.

Deferral of Real Estate Management Fees

We pay Resource Real Estate Management or its affiliates the real estate management fees for our Real Estate Investments from our operating revenues and our General Partner may, in its discretion, from time to time defer payment of all or any portion of such fees related to our Real Estate Investments, and accrue the same, if it deems our operating revenues are insufficient to pay such fees and still satisfy our investment objectives. We will pay any deferred fees to Resource Real Estate Management when our General Partner deems our operating revenues are sufficient to make such payment. As of December 31, 2013 and 2012, no fees had been deferred.

Investment Management Fees

We pay our General Partner or its affiliates an annual investment management fee payable from our revenues in an amount equal to 1% of the gross offering proceeds from the offering that have been, and continue to be, deployed in Real Estate Investments. The investment management fee is for our General Partner’s professional services rendered in our administration, including, but not limited to, the preparation and distribution of our required quarterly and annual reports to our limited partners. Since the annual investment management fee is for our General Partner’s professional services, it is in addition to the reimbursements we pay our General Partner for certain administrative expenses that it and its affiliates incur on our behalf as described below in “Reimbursement of Administrative Expenses and Direct Costs.” Up to 100% of our General Partner’s annual investment management fee is subordinated to our limited partners’ receipt of their Preferred Return. Our General Partner is entitled at any time to an additional share of our cash distributions to recoup any investment management fees or distributions that were previously subordinated to the extent that our cash distributions to our limited partners exceeded their Preferred Return. For the years ended December 31, 2013 and 2012, our General Partner earned $339,000 and $339,000, respectively, in investment management fees, the payment of which was deferred under the subordination clause of the Partnership Agreement.

Property Financing Fee for Refinancing a Property

We pay our General Partner or its affiliates a property financing fee equal to 0.5% of the face amount of any refinancing we obtain for our interest in the Properties. This fee is for our General Partner’s or its affiliates’ services in obtaining the financing and negotiating its terms. The property financing fee for refinancing will not be paid for Real Estate Debt Investments. There were no refinancings of the Properties during the years ended December 31, 2013 and 2012, and, accordingly, no fees were paid.

Cash Distributions to Our General Partner

Our General Partner will receive distributions from us from the following sources:

• distributable cash from operations;

• distributable cash from capital transactions; and

• cash distributions to the partners upon our liquidation.

Cash distributions from our operations will be first paid to our limited partners until they have received distributions totaling their Preferred Return and, thereafter, 80% to our limited partners and 20% to our General Partner.

Cash distributions from capital transactions, which include cash we receive from the sale or refinancing of a Property or the sale or repayment in full of all outstanding principal and interest due and owing to us on a Real Estate Debt Investment, are distributed in the following order:

• first, 100% to our limited partners until they receive distributions, including distributions of distributable cash from operations totaling their Preferred Return;

• second, 100% to our limited partners until their respective adjusted capital contributions (amount originally paid for a limited partnership interest less previous distributions of distributable cash from capital transactions) have been reduced to zero; and

• thereafter, 80% to our limited partners and 20% to our General Partner.

When we dissolve and liquidate, we will distribute the liquidation proceeds in the following order of priority:

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• first, to the payment of our creditors in the order of priority provided by law, except obligations to partners or their affiliates;

• next, to establish any reserve that our General Partner (or any other person effecting the winding up) determines is reasonably necessary for any contingent or unforeseen liability or obligation;

• next, to the payment of all unpaid fees (other than our General Partner’s right to reimbursement of any previous fees subordinated to distributions to our limited partners) and other obligations owed by us to our General Partner and its affiliates (other than expense reimbursements), such as loans to us, in proportion to, and to the extent of, the unpaid fees, advances and other obligations to our General Partner and its affiliates under the Partnership Agreement;

• next, to the payment of all expense reimbursements (other than our General Partner’s right to reimbursement of any previous fees subordinated to distributions to our limited partners) to which our General Partner or its affiliates may be entitled under the Partnership Agreement;

• next, to the partners in proportion to, and to the extent of, the positive balances of their capital accounts;

• next, 100% to our limited partners until they have received their respective Preferred Returns;

• next, to our General Partner as reimbursement for any previous fess subordinated to distributions to our limited partners, if any; and

• thereafter, 80% to our limited partners and 20% to our General Partner.

Director Independence

Because we are not listed on any national securities exchange or inter-dealer quotation system, we have elected to use the NASDAQ National Stock Market’s definition of “independent director” in evaluating whether any of our General Partner’s directors are independent. Under this definition, the board of directors of our General Partner has determined that our General Partner does not have any independent directors, nor are we required to have any.

Parent Entities

See Item 1, “Business - General

ITEM 14.    PRINCIPAL ACCOUNTING FEES AND SERVICES

Audit Fees. The aggregate fees billed by our independent auditors, Grant Thornton LLP for the period ended December 31, 2013 and 2012 for professional services rendered was $137,866 and $92,575, respectively.

Audit-Related Fees. We did not incur any audit-related fees from Grant Thornton LLP during 2013 and 2012.

Tax Fees. We did not incur any fees for tax services from Grant Thornton LLP during 2013 and 2012.

All Other Fees. We did not incur any other fees from Grant Thornton LLP during 2013 and 2012.

Procedures for Audit Committee Pre-Approval of Audit and Permissible Non-Audit Services of Independent Auditor. As a limited partnership, we do not have an audit committee. Our General Partner’s Board of Directors, acting as a committee of the whole, reviews and approves in advance any audit and any permissible non-audit engagement or relationship between us and our independent auditors.

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PART IV

ITEM 15.     EXHIBITS AND FINANCIAL STATEMENT SCHEDULES

(a) The following documents are filed as part of this Annual Report on Form 10-K:

1. Financial Statements

Report of Independent Registered Public Accounting Firm

Consolidated Balance Sheets at December 31, 2013 and 2012

Consolidated Statements of Operations for the

Years Ended December 31, 2013 and 2012

Consolidated Statement of Changes in Partners’ Capital for the Years Ended

December 31, 2013 and 2012

Consolidated Statements of Cash Flows for the Years Ended December 31, 2013 and 2012

Notes to Consolidated Financial Statements - December 31, 2013

2. Financial Statement Schedules

i. Schedule II - Valuation and Qualifying Accounts

ii. Schedule III Investments in Real Estate

iii. Schedule IV - Investments in Mortgage Loans on Real Estate

Exhibit No.	Description
3.1	Amended and Restated Agreement of Limited Partnership. (1)
3.2	Certificate of Limited Partnership. (1)
4.1	Forms of letters sent to limited partners confirming their investment. (1)
31.1	Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2	Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1	Certification of Chief Executive Officer pursuant to Section 1350 18 U.S.C., as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
32.2	Certification of Chief Financial Officer pursuant to Section 1350 18 U.S.C., as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
101.1	The following information from the Partnership's annual report on Form 10-K for the year ended December 31, 2013, formatted in XBRL (eXtensible Business Reporting Language): (i) Consolidated Balance Sheets; (ii) Consolidated Statements of Operations; (iii) Consolidated Statement of Changes in Partners' Capital; and (iv) Consolidated Statements of Cash Flows.

_______________

(1) Filed previously as an exhibit to the Partnership’s registration statement on Form 10 for the year ended December 31, 2008 and by this reference incorporated herein.

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SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	RESOURCE REAL ESTATE INVESTORS 6, L.P.
	By:  Resource Capital Partners, Inc., its general partner
March 26, 2014	By:         /s/ Kevin M. Finkel
	Kevin M. Finkel
	President
	(Principal Executive Officer)

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

/s/ Jonathan Z. Cohen	Director	March 26, 2014
JONATHAN Z. COHEN
/s/ Alan F. Feldman	Director and Senior Vice President	March 26, 2014
ALAN F. FELDMAN
/s/ David E. Bloom	Director and Senior Vice President	March 26, 2014
DAVID E. BLOOM
/s/ Kevin M. Finkel	President	March 26, 2014
KEVIN M. FINKEL	(Principal Executive Officer)
/s/ Steven R. Saltzman	Vice President - Finance	March 26, 2014
STEVEN R. SALTZMAN	(Principal Financial and Accounting Officer)

33

Resource Real Estate Investors 6, L.P.

SCHEDULE II

Valuation and Qualifying Accounts

(in thousands)

	Balance at Beginning of Year		Additions Charged to Costs and Expenses		Amounts Written-off Against the Allowance, Net of Recoveries		Balance at End of Year
Allowance for investments in loans held for investment:
December 31, 2013	$	—	$	—	$	—	$	—
December 31, 2012	$	2,603	$	—	$	2,603	$	—

Resource Real Estate Investors 6, L.P.

SCHEDULE III

Real Estate and Accumulated Depreciation

December 31, 2013

(dollars in thousands)

Column A	Column B		Column C		Column D		Column E		Column F			Column G	Column H	Column I
Description	Encumbrances		Initial cost to Company		Cost capitalized subsequent to acquisition		Gross amount at which carried at close of period		Accumulated depreciation			Date of construction	Date acquired	Life on which depreciation in latest income is computed
			Buildings and land improvements		Improvements carrying costs		Buildings and land improvements total
Real estate owned:
Residential	$	7,313	9,561		$	1,609	$	11,170	$	(2,517	)	1969	12/18/2007	3 - 27.5 years
Houston, TX
Residential	10,673		13,726		1,100		14,826		(3,686		)	1985	12/27/2007	3 - 27.5 years
San Antonio, TX
Residential	7,884		11,166		1,372		12,538		(3,188		)	1972	1/29/2008	3 - 27.5 years
Scarborough, ME
Residential	8,760		12,335		1,328		13,663		(3,149		)	1981	1/29/2008	3 - 27.5 years
Scarborough, ME
Residential	10,324		15,329		2,046		17,375		(3,888		)	1984	2/29/2008	3 - 27.5 years
San Antonio, TX
	$	44,954	$	62,117	$	7,455	$	69,572	$	(16,428	)

	Years Ended
	December 31, 2013
	2013		2012
Balance at the beginning of the period	69,710		67,656
Additions during period:
Improvements, etc.	587		2,059
Deductions during period:
Write-downs	(725	)	(5	)
Balance at close of period	69,572		69,710

Resource Real Estate Investors 6, L.P.

SCHEDULE IV

Loans Held for Investment

December 31, 2013

(in thousands)

Column A	Column B	Column C	Column D	Column E	Column F		Column G		Column H
Description	Interest rate	Final maturity date	Periodic payment term	Prior liens	Face amount of mortgages		Carrying amount of mortgages		Principal amount of loans subject to delinquent principal or interest
Multi-family unit, San Bernardino, CA	Fixed interest rate of 10.27%	8/11/2016		n/a	$	2,000	$	—	$	2,000
Multi-family unit, Montgomery, AL	Fixed interest rate of 10.97%	1/18/2017		n/a	400		—		400
Multi-family unit, Las Vegas, NV	Fixed interest rate of 12.75%	5/8/2017		n/a	500		—		500
					$	2,900	$	—	$	2,900

EX-31.1

EXHIBIT 31.1

CERTIFICATION

I, Kevin M. Finkel, certify that:

1) I have reviewed this annual report on Form 10-K for the year ended December 31, 2013 of Resource Real Estate Investors 6, L.P.;

2) Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3) Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4) The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5) The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

	RESOURCE REAL ESTATE INVESTORS 6, L.P.
	By:  Resource Capital Partners, Inc., its general partner
March 26, 2014	By:           /s/ Kevin M. Finkel
	Kevin M. Finkel
	President
	(Principal Executive Officer)

EX-31.2

EXHIBIT 31.2

CERTIFICATION

I, Steven R. Saltzman, certify that:

1) I have reviewed this annual report on Form 10-K for the year ended December 31, 2013 of Resource Real Estate Investors 6, L.P.;

2) Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3) Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4) The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5) The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

	RESOURCE REAL ESTATE INVESTORS 6, L.P.
	By:  Resource Capital Partners, Inc., its general partner
March 26, 2014	By:          /s/ Steven R. Saltzman
	Steven R. Saltzman
	Vice President - Finance
	(Principal Accounting Officer)

EX-32.1

EXHIBIT 32.1

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARANES-OXLEY ACT OF 2002

In connection with the Annual Report of Resource Real Estate Investors 6, L.P. (“the Company”) on Form 10-K for the year ended December 31, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Kevin M. Finkel, President of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

	RESOURCE REAL ESTATE INVESTORS 6, L.P.
	By:  Resource Capital Partners, Inc., its general partner
March 26, 2014	By:         /s/ Kevin M. Finkel
	Kevin M. Finkel
	President
	(Principal Executive Officer)

EX-32.2

EXHIBIT 32.2

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARANES-OXLEY ACT OF 2002

In connection with the Annual Report of Resource Real Estate Investors 6, L.P. (“the Company”) on Form 10-K for the year ended December 31, 2013 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), I, Steven R. Saltzman, Vice President - Finance of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities Exchange Act of 1934, and

(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

	RESOURCE REAL ESTATE INVESTORS 6, L.P.
	By:  Resource Capital Partners, Inc., its general partner
March 26, 2014	By:         /s/ Steven R. Saltzman
	Steven R. Saltzman
	Vice President - Finance
	(Principal Accounting Officer)

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SCHEDULE II Valuation and Qualifying Accounts (Details) (Allowance for Investments in Loans Held for Investment [Member], USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Allowance for Investments in Loans Held for Investment [Member]
Movement in Valuation Allowances and Reserves [Roll Forward]
Balance at Beginning of Year	$ 0	$ 2,603
Additions Charged to Costs and Expenses	0	0
Amounts Written-off Against the Allowance, Net of Recoveries	0	2,603
Balance at End of Year	$ 0	$ 0

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NATURE OF BUSINESS AND OPERATIONS (Details) (USD $)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Number of one year extensions permitted	2
Minimum number of periods partnership agreement can be extended	1 year
Maximum Partnership extension period	2 years
Distribution Policy, Members or Limited Partners, Description	The Agreement provides that income is allocated as follows: first, to the partners in proportion to and to the extent of the deficit balances, if any, in their respective capital accounts; second, to the partners in proportion to the allocations of Distributable Cash (as defined in the Agreement); and third, 100% to the limited partners (“LPs”).  All losses are allocated as follows: first, 100% to the LPs until the LPs have been allocated losses equal to the excess, if any, of their aggregate capital account balances over the aggregate Adjusted Capital Contributions (as defined in the Agreement); second, to the partners in proportion to and to the extent of their respective remaining positive capital account balances, if any; and third, 100% to the LPs.Distributable cash from operations, payable monthly, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return (as defined in the Agreement); and thereafter, 80% to the LPs and 20% to the GP.Distributable cash from capital transactions, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return; second, 100% to the LP’s until their Adjusted Capital Contributions (as defined in the Agreement) have been reduced to zero; and thereafter, 80% to the LPs and 20% to the GP.
General Partner [Member]
Capital contribution	$ 1,000
Distributable cash from operations allocated, excess (in hundredths)	20.00%
Distributable cash from capital transactions allocated, excess (in hundredths)	20.00%
Limited Partners [Member]
Ownership interest (in hundredths)	5.54%	5.54%
Income allocation to Limited Partners (in hundredths)	100.00%
Losses allocated to Limited Partners until their aggregate capital account balances (in hundredths)	100.00%
Losses allocated to Limited Partners, excess (in hundredths)	100.00%
Distributable cash from operations allocated to Limited Partners (in hundredths)	100.00%
Distributable cash from operations allocated, excess (in hundredths)	80.00%
Distributable cash from capital transactions allocated to Limited Partners after receiving Preferred Return (in hundredths)	100.00%
Distributable cash from capital transactions allocated to Limited Partners after receiving Adjusted Capital Contributions (in hundredths)	100.00%
Distributable cash from capital transactions allocated, excess (in hundredths)	80.00%

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DEFERRED FINANCING COSTS

12 Months Ended

Dec. 31, 2013

Deferred Finance Costs [Abstract]

DEFERRED FINANCING COSTS

DEFERRED FINANCING COSTS

Deferred financing costs include unamortized costs incurred to obtain financing which are being amortized over the term of the related debt.  Accumulated amortization as of December 31, 2013 and 2012 was $1.5 million and $1.2 million, respectively.  Estimated amortization of the Properties’ existing deferred financing costs for the next five years ending December 31, is as follows (in thousands):

2014	$	253
2015	163
2016	144
2017	61
2018	13
	$	634

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MORTGAGE NOTES PAYABLE (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013		Dec. 31, 2012
Mortgage notes payable [Abstract]
Balance	$ 44,954		$ 45,274
Total	44,954		45,274
Period of option to extend maturity date	1 year
Annual principal payments on the mortgage notes [Abstract]
2014	395
2015	17,060
2016	435
2017	17,390
2018	9,674
Long-term Debt	44,954
Memorial Towers [Member]
Mortgage notes payable [Abstract]
Balance	7,313		7,400
Maturity Date	Jan. 01, 2017
Annual Interest Rate (in hundredths)	5.49%
Average Monthly Debt Service	42	[1]
Villas [Member]
Mortgage notes payable [Abstract]
Balance	10,673		10,800
Maturity Date	Jan. 01, 2017
Annual Interest Rate (in hundredths)	5.48%
Average Monthly Debt Service	61	[1]
Coach Lantern [Member]
Mortgage notes payable [Abstract]
Balance	7,884		7,884
Maturity Date	Feb. 01, 2015
Annual Interest Rate (in hundredths)	4.92%
Average Monthly Debt Service	33	[2]
Foxcroft [Member]
Mortgage notes payable [Abstract]
Balance	8,760		8,760
Maturity Date	Feb. 01, 2015
Annual Interest Rate (in hundredths)	4.92%
Average Monthly Debt Service	36	[2]
Park Hill [Member]
Mortgage notes payable [Abstract]
Balance	10,324		10,430
Maturity Date	Mar. 01, 2018
Annual Interest Rate (in hundredths)	5.05%
Average Monthly Debt Service	$ 56	[3]

[1] Interest only was payable through January 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

[2] Interest only is payable through the maturity date. The partnership has the option to extend the maturity date for an additional one year to February 1, 2016.

[3] Interest only was payable through March 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

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DEFERRED FINANCING COSTS (Details) (USD $)	Dec. 31, 2013	Dec. 31, 2012
Deferred Finance Costs [Abstract]
Accumulated amortization	$ 1,500,000	$ 1,200,000
Amortization of Financing Costs and Discounts [Abstract]
2014	253,000
2015	163,000
2016	144,000
2017	61,000
2018	13,000
Total deferred finance costs, net	$ 634,000	$ 889,000

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CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013		Dec. 31, 2012 Property
Related Party Transaction [Line Items]
Sale of equipment to related partnership, number of properties			1
Number of properties owned			5
Receivables from related parties	$ 169		$ 3
Payables to related parties	2,360		1,833
Total obligation to related parties	877		845
RAI and affiliates [Member]
Related Party Transaction [Line Items]
Receivables from related parties	169		3
Payables to related parties	2,360		1,833
Partnership with same General Partner [Member]
Related Party Transaction [Line Items]
Gain on sale of fixed asset			1
RCP [Member]
Related Party Transaction [Line Items]
Investment management fee entitled to receive (in hundredths)	1.00%
Investment management fee subordinated to its preferred returns (in hundredths)	100.00%
Accrued management fees	2,100		1,700
Investment management fees	339	[1]	339	[1]
RCP and Affiliates [Member]
Related Party Transaction [Line Items]
Accrued management fees	228		127
RREML [Member]
Related Party Transaction [Line Items]
Investment management fee entitled to receive (in hundredths)	5.00%
Investment management fee subordinated to its preferred returns (in hundredths)	100.00%
Operating expense advances	77		24
Property management fees	479	[2]	447	[2]
Debt management fees	59	[3]	59	[3]
Total obligation to related parties	$ 538		$ 506
Monthly debt management fee entitled to receive (in hundredths)	0.167%
Annual debt management fee entitled to receive (in hundredths)	2.00%

[1] RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross proceeds from the offering of partnership units, net of any LP interest owned by RCP. During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.

[2] RREML is entitled to receive monthly property management fees equal to 5% of the gross operating revenues from the Partnership’s 100% owned properties for managing or obtaining and supervising third party managers.

[3] RREML is also entitled to receive monthly debt management fees equal to 0.167% (2% per annum) of the gross offering proceeds that have been invested in loans held for investment. The fee is earned for monitoring the performance of the Partnership’s loans held for investment.

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FAIR VALUE OF FINANCIAL INSTRUMENTS (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Carrying Amount [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	$ 44,954	$ 45,274
Carrying Amount [Member] | Memorial Towers [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	7,313	7,400
Carrying Amount [Member] | Villas [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	10,673	10,800
Carrying Amount [Member] | Coach Lantern [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	7,884	7,884
Carrying Amount [Member] | Foxcroft [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	8,760	8,760
Carrying Amount [Member] | Park Hill [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	10,324	10,430
Fair Value [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	46,891	47,482
Fair Value [Member] | Memorial Towers [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	7,781	7,880
Fair Value [Member] | Villas [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	11,353	11,496
Fair Value [Member] | Coach Lantern [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	8,034	8,066
Fair Value [Member] | Foxcroft [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	8,926	8,950
Fair Value [Member] | Park Hill [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Total mortgage notes payable	$ 10,797	$ 11,090

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RESTRICTED CASH

12 Months Ended

Dec. 31, 2013

Restricted Cash and Investments [Abstract]

RESTRICTED CASH

RESTRICTED CASH

Restricted cash represents escrow deposits with lenders to be used to pay real estate taxes, insurance, and capital improvements.  A summary of the components of restricted cash follows (in thousands):

	December 31,
	2013		2012
Real estate taxes	$	918	$	823
Insurance	228		177
Capital improvements	91		352
Total	$	1,237	$	1,352

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INSURANCE CLAIM (Details) (USD $)	0 Months Ended	12 Months Ended
	Sep. 13, 2011 Unit	Dec. 31, 2013	Dec. 31, 2012	Dec. 31, 2011
Extraordinary and Unusual Items [Abstract]
Number of units damaged by fire	12
Damaged rental property	$ 399,000
Insurance proceeds receivable	975,000
Deductible for insurance claim	25,000
Insurance proceeds received		0	702,000	293,000,000
Non-capitalized expenses incurred in conjunction with this claim				19,000
Insurance claim receivable			64,000	20,000
Casualty loss		9,000	32,000
Increase (decrease) in insurance settlements receivable		(6,000)	20,000
Rental Loss Proceeds Received		$ 78,000

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CONSOLIDATED BALANCE SHEETS (USD $) In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Rental properties, at cost:
Land	$ 7,430	$ 7,430
Buildings and improvements	59,779	59,542
Personal property	2,364	2,719
Construction-in-progress	0	19
Rental property, at cost	69,573	69,710
Accumulated depreciation and amortization	(16,428)	(14,254)
Rental property, net	53,145	55,456
Cash	619	546
Restricted cash	1,237	1,352
Tenant receivables	17	12
Insurance receivable	0	84
Receivables from related parties	169	3
Prepaid expenses and other assets	139	204
Deferred financing costs, net	634	889
Total assets	55,960	58,546
Liabilities:
Mortgage notes payable	44,954	45,274
Accounts payable and accrued expenses	417	473
Real estate taxes payable	1,003	818
Accrued interest	200	200
Payables to related parties	2,360	1,833
Prepaid rent	60	88
Security deposits	169	182
Total liabilities	49,163	48,868
Partners’ capital	6,797	9,678
Total liabilities and partners’ capital	$ 55,960	$ 58,546

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NATURE OF BUSINESS AND OPERATIONS

12 Months Ended

Dec. 31, 2013

Organization, Consolidation and Presentation of Financial Statements [Abstract]

NATURE OF BUSINESS AND OPERATIONS

NATURE OF BUSINESS AND OPERATIONS

Resource Real Estate Investors 6, L.P. (“R-6” or the “Partnership”) is a Delaware limited partnership which owns and operates multifamily residential rental properties located in Maine and Texas (the “Properties”).  The Partnership also has invested in subordinated notes secured by multifamily residential properties located in California, Alabama and Nevada.  The Partnership was formed on July 26, 2007 and commenced operations on October 1, 2007.  The Partnership was capitalized by an offering of partnership units which was closed on May 19, 2008.  The General Partner, Resource Capital Partners, Inc. (“RCP”, the “General Partner” or “GP”), is in the business of sponsoring and managing real estate investment limited partnership and tenant in common programs.  RCP contributed $1,000 in cash as its minimum capital contribution to the Partnership.  In addition, RCP held a 5.54% limited partnership interest in the Partnership at December 31, 2013 and 2012, respectively.  RCP is an indirect wholly owned subsidiary of Resource America, Inc. (“RAI”), a publicly traded company (NASDAQ: REXI) operating in the real estate, financial fund management and commercial finance sectors.

The Partnership will continue until July 30, 2015, unless terminated earlier in accordance with the First Amended and Restated Agreement of Limited Partnership (the “Agreement”).  The GP has the right to extend the Partnership term for twoone-year periods following the initial termination date, provided that all such extensions may not exceed two years in the aggregate.

The Agreement provides that income is allocated as follows: first, to the partners in proportion to and to the extent of the deficit balances, if any, in their respective capital accounts; second, to the partners in proportion to the allocations of Distributable Cash (as defined in the Agreement); and third, 100% to the limited partners (“LPs”).  All losses are allocated as follows: first, 100% to the LPs until the LPs have been allocated losses equal to the excess, if any, of their aggregate capital account balances over the aggregate Adjusted Capital Contributions (as defined in the Agreement); second, to the partners in proportion to and to the extent of their respective remaining positive capital account balances, if any; and third, 100% to the LPs.

Distributable cash from operations, payable monthly, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return (as defined in the Agreement); and thereafter, 80% to the LPs and 20% to the GP.

Distributable cash from capital transactions, as determined by the GP, is first allocated 100% to the LPs until the LPs have received their Preferred Return; second, 100% to the LP’s until their Adjusted Capital Contributions (as defined in the Agreement) have been reduced to zero; and thereafter, 80% to the LPs and 20% to the GP.

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SCHEDULE IV Loans Held for Investment (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013
Mortgage Loans on Real Estate [Line Items]
Face amount of mortgages	$ 2,900
Carrying amount of mortgages	0
Principal amount of loans subject to delinquent principal or interest	2,900
Multi-family unit, San Bernardino, Ca [Member]
Mortgage Loans on Real Estate [Line Items]
Interest rate (in hundredths)	10.27%
Interest rate type	Fixed rate
Final maturity date	Aug. 11, 2016
Periodic payment term
Prior liens
Face amount of mortgages	2,000
Carrying amount of mortgages	0
Principal amount of loans subject to delinquent principal or interest	2,000
Multi-family unit, Montgomery, AL [Member]
Mortgage Loans on Real Estate [Line Items]
Interest rate (in hundredths)	10.97%
Interest rate type	Fixed rate
Final maturity date	Jan. 18, 2017
Periodic payment term
Prior liens
Face amount of mortgages	400
Carrying amount of mortgages	0
Principal amount of loans subject to delinquent principal or interest	400
Multi-family unit, Las Vegas, NV [Member]
Mortgage Loans on Real Estate [Line Items]
Interest rate (in hundredths)	12.75%
Interest rate type	Fixed rate
Final maturity date	May 08, 2017
Periodic payment term
Prior liens
Face amount of mortgages	500
Carrying amount of mortgages	0
Principal amount of loans subject to delinquent principal or interest	$ 500

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MORTGAGE NOTES PAYABLE (Tables)

12 Months Ended

Dec. 31, 2013

Notes Payable [Abstract]

Mortgage notes payable

The following is a summary of mortgage notes payable (in thousands, except percentages):

Property	Balance at December 31, 2013		Balance at December 31, 2012		Maturity Date	Annual Interest Rate	Average Monthly Debt Service
Memorial Towers	$	7,313	$	7,400	1/1/2017	5.49%	$	42	(1)
Villas	10,673		10,800		1/1/2017	5.48%	$	61	(1)
Coach Lantern	7,884		7,884		2/1/2015	4.92%	$	33	(2)
Foxcroft	8,760		8,760		2/1/2015	4.92%	$	36	(2)
Park Hill	10,324		10,430		3/1/2018	5.05%	$	56	(3)
Total	$	44,954	$	45,274

_________________

(1) Interest only was payable through January 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

(2) Interest only is payable through the maturity date. The partnership has the option to extend the maturity date for an additional one year to February 1, 2016.

(3) Interest only was payable through March 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

Aggregate principal payments on the mortgage notes payable

Annual principal payments on the mortgage notes payable for each of the next five years ending December 31, are as follows (in thousands):

2014	$	395
2015	17,060
2016	435
2017	17,390
2018	9,674
	$	44,954

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FAIR VALUE OF FINANCIAL INSTRUMENTS (Tables)

12 Months Ended

Dec. 31, 2013

Fair Value Disclosures [Abstract]

Carrying and fair value of the partnership's financial instruments

The the carrying amount and estimated fair values of the Partnership’s financial instruments were as follows (in thousands):

	December 31, 2013				December 31, 2012
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Mortgage notes payable:
Memorial Towers	$	7,313	$	7,781	$	7,400	$	7,880
Villas	10,673		11,353		10,800		11,496
Coach Lantern	7,884		8,034		7,884		8,066
Foxcroft	8,760		8,926		8,760		8,950
Park Hill	10,324		10,797		10,430		11,090
Total mortgage notes payable	$	44,954	$	46,891	$	45,274	$	47,482

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

12 Months Ended

Dec. 31, 2013

Accounting Policies [Abstract]

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

A summary of the significant accounting policies consistently applied in the preparation of the accompanying consolidated financial statements follows:

Principles of Consolidation

The consolidated financial statements include the accounts of the Partnership and its wholly owned subsidiaries, as follows:

Subsidiaries	Number of Units	Location
RRE Memorial Towers Holdings, LLC (“Memorial Towers”)	112	Houston, Texas
RRE Villas Holdings, LLC (“Villas”)	228	San Antonio, Texas
RRE Coach Lantern Holdings, LLC (“Coach Lantern”)	90	Scarborough, Maine
RRE Foxcroft Holdings, LLC (“Foxcroft”)	104	Scarborough, Maine
RRE Park Hill Holdings, LLC (“Park Hill”)	288	San Antonio, Texas
Total	822

The Partnership also owns a 100% interest in RRE Funding II, LLC (“Funding”), which owns three non-performing subordinated notes, Acacia Park (“Acacia”), Hillwood (“Hillwood”) and Southern Cove (“Southern Cove”), with a combined face value of $2.9 million. During the year ended December 31, 2012, the loans were deemed uncollectible and charged off.

All material intercompany transactions and balances have been eliminated in consolidation.

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.  The Partnership estimates the allowance for uncollectible receivables and loan losses and adjusts the balance quarterly.  Actual results could differ from those estimates.

Supplemental Disclosure of Cash Flow Information

During each of the years endedDecember 31, 2013 and 2012, the Partnership paid approximately $2.4 million, in cash for interest.

Deferred Financing Costs

Costs incurred to obtain financing have been capitalized and are being amortized over the term of the related debt using the effective yield method.

Income Taxes

Income taxes or credits resulting from earnings or losses are payable by or accrue to the benefit of the partners; accordingly, no provision has been made for income taxes in these consolidated financial statements.

The Partnership evaluates the benefits of tax positions taken or expected to be taken in its tax returns under a two-step recognition and measurement process.  Only the largest amount of benefits from the tax positions that will more likely than not be sustainable upon examination are recognized by the Partnership.  The Partnership does not have any unrecognized tax benefits, nor interest and penalties, recorded in the Consolidated Balance Sheets or Consolidated Statements of Operations and does not anticipate significant adjustments to the total amount of unrecognized tax benefits within the next twelve months.

The Partnership is subject to examination by the U.S. Internal Revenue Service and by the taxing authorities in those states in which the Partnership has significant business operations.  The Partnership is not currently undergoing any examinations by taxing authorities.  The Partnership may be subject to U.S. federal income tax and state/local income tax examinations for years 2010 through 2013.

Revenue Recognition

Revenue is primarily derived from the rental of residential housing units with lease agreement terms of generally one year or less.  The Partnership recognizes revenue in the period that rent is earned, which is on a monthly basis.  The Partnership recognizes rent as income on a straight-line basis over the term of the related lease.  Additionally, any incentives included in the lease are amortized on a straight-line basis over the term of the related lease.

Included within rental income are other income amounts such as utility reimbursements, late fees, parking fees, pet fees and lease application fees which are recognized when earned or received.

The future minimum rental payments to be received from noncancelable operating leases total approximately $4.4 millionand $17,000 for the twelve months ending December 31, 2014 and 2015, respectively, and none thereafter.

Loans Held for Investment, Net

The Partnership recognizes revenue from the loans it holds for investment as interest income using the effective yield method.

The initial investment made in a purchased loan includes the amount paid to the seller plus any fees. The initial investment frequently differs from the related loan’s principal amount at the date of purchase. This difference is recognized as an adjustment of the yield over the life of the loan.

The Partnership initially records its loans at their purchase price, and subsequently accounts for them based on their outstanding principal plus or minus any unamortized premiums or discounts.

Long-Lived Assets

The Partnership reviews long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable.  If it is determined that an asset’s estimated future cash flows will not be sufficient to recover its carrying amount, an impairment charge will be recorded to reduce the carrying amount for that asset to its estimated fair value.   The Partnership has estimated that the future cash flows from its properties will be sufficient to recover their carrying amounts and, as a result, the Partnership did not recognize any impairment losses with respect to its Properties for either the years endedDecember 31, 2013 or 2012.

Rental Properties

Rental properties are carried at cost, net of accumulated depreciation.  Buildings and improvements and personal property are depreciated for financial reporting purposes on the straight-line method over their estimated useful lives.  The value of in-place leases is amortized over twelve months on a straight-line basis.  Useful lives used for calculating depreciation for financial reporting purposes are as follows:

Buildings and improvements	5 - 27.5 years
Personal property	3 - 15 years

Advertising

The Partnership expenses advertising costs as they are incurred.  Advertising costs, which are included in rental operating expenses, totaled $124,000 and $119,000 for the years endedDecember 31, 2013 and 2012, respectively.

Concentration of Credit Risk

Financial instruments, which potentially subject the Partnership to concentration of credit risk, consist of periodic temporary deposits of cash. At December 31, 2013, the Partnership had $763,000 of deposits at various banks, none of which were over the insurance limit of the Federal Deposit Insurance Corporation. No losses have been experienced on such deposits.

Tenant Receivables

Tenant receivables are stated in the financial statements at amounts due from tenants net of an allowance for uncollectible receivables.  Payment terms vary and receivables outstanding longer than the payment terms are considered past due.  The Partnership determines its allowance by considering a number of factors, including the length of time receivables are past due, security deposits held, the Partnership’s previous loss history, the tenants’ current ability to pay their obligations to the Partnership, the general condition of the economy and the industry as a whole.  The Partnership writes off receivables when they become uncollectible.  At December 31, 2013 and 2012, the allowance for uncollectible receivables was $2,000 and $18,000, respectively.

Redemptions

The LPs may request redemption of their units at any time.  The Partnership has no obligation to redeem any units and will do so only at the GP’s discretion.  If the Partnership redeems units, the redemption price is generally the amount of the initial investment less all distributions from the Partnership to the LP, and less all organization and offering expenses charged to the LP.

Reclassification

Real estate tax payable was reclassified from accounts payable and accrued expenses to real estate tax payable in the 2012 consolidated balance sheet to conform to the 2013 presentation.

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CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS (USD $) In Thousands, except Per Share data, unless otherwise specified	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Revenues:
Rental income	$ 9,600	$ 8,942
Expenses:
Rental operating	4,495	4,252
Management fees – related parties	877	845
General and administrative	466	508
Depreciation and amortization	2,817	2,816
Total expenses	8,655	8,421
Income before other expenses	945	521
Other (expenses) income:
Interest expense, net	(2,624)	(2,636)
Casualty loss	(9)	(32)
Loss on sale or disposal of fixed assets, net	(81)	(1)
Net loss	$ (1,769)	$ (2,148)
Weighted average number of limited partner units outstanding	3,703	3,703
Net loss per weighted average limited partner unit	$ (0.48)	$ (0.58)

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SCHEDULE IV Loans Held for Investment

12 Months Ended

Dec. 31, 2013

Mortgage Loans on Real Estate [Abstract]

SCHEDULE IV Loans Held for Investment

Resource Real Estate Investors 6, L.P.

SCHEDULE IV

Loans Held for Investment

December 31, 2013

(in thousands)

Column A	Column B	Column C	Column D	Column E	Column F		Column G		Column H
Description	Interest rate	Final maturity date	Periodic payment term	Prior liens	Face amount of mortgages		Carrying amount of mortgages		Principal amount of loans subject to delinquent principal or interest
Multi-family unit, San Bernardino, CA	Fixed interest rate of 10.27%	8/11/2016		n/a	$	2,000	$	—	$	2,000
Multi-family unit, Montgomery, AL	Fixed interest rate of 10.97%	1/18/2017		n/a	400		—		400
Multi-family unit, Las Vegas, NV	Fixed interest rate of 12.75%	5/8/2017		n/a	500		—		500
					$	2,900	$	—	$	2,900

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Document and Entity Information (USD $)	12 Months Ended
	Dec. 31, 2013
Document and Entity Information [Abstract]
Entity Registrant Name	Resource Real Estate Investors 6 LP
Entity Central Index Key	0001414964
Current Fiscal Year End Date	--12-31
Entity Well-known Seasoned Issuer	No
Entity Filer Category	Smaller Reporting Company
Entity Common Stock, Shares Outstanding	0
Document Fiscal Year Focus	2013
Document Fiscal Period Focus	FY
Document Type	10-K
Amendment Flag	false
Document Period End Date	Dec. 31, 2013
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Entity Public Float	$ 0

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Policies)

12 Months Ended

Dec. 31, 2013

Accounting Policies [Abstract]

Principles of Consolidation

Principles of Consolidation

The consolidated financial statements include the accounts of the Partnership and its wholly owned subsidiaries, as follows:

Subsidiaries	Number of Units	Location
RRE Memorial Towers Holdings, LLC (“Memorial Towers”)	112	Houston, Texas
RRE Villas Holdings, LLC (“Villas”)	228	San Antonio, Texas
RRE Coach Lantern Holdings, LLC (“Coach Lantern”)	90	Scarborough, Maine
RRE Foxcroft Holdings, LLC (“Foxcroft”)	104	Scarborough, Maine
RRE Park Hill Holdings, LLC (“Park Hill”)	288	San Antonio, Texas
Total	822

The Partnership also owns a 100% interest in RRE Funding II, LLC (“Funding”), which owns three non-performing subordinated notes, Acacia Park (“Acacia”), Hillwood (“Hillwood”) and Southern Cove (“Southern Cove”), with a combined face value of $2.9 million. During the year ended December 31, 2012, the loans were deemed uncollectible and charged off.

All material intercompany transactions and balances have been eliminated in consolidation.

Use of Estimates

Use of Estimates

The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.  The Partnership estimates the allowance for uncollectible receivables and loan losses and adjusts the balance quarterly.  Actual results could differ from those estimates.

Deferred Financing Costs

Deferred Financing Costs

Costs incurred to obtain financing have been capitalized and are being amortized over the term of the related debt using the effective yield method.

Income Taxes

Income Taxes

Income taxes or credits resulting from earnings or losses are payable by or accrue to the benefit of the partners; accordingly, no provision has been made for income taxes in these consolidated financial statements.

The Partnership evaluates the benefits of tax positions taken or expected to be taken in its tax returns under a two-step recognition and measurement process.  Only the largest amount of benefits from the tax positions that will more likely than not be sustainable upon examination are recognized by the Partnership.  The Partnership does not have any unrecognized tax benefits, nor interest and penalties, recorded in the Consolidated Balance Sheets or Consolidated Statements of Operations and does not anticipate significant adjustments to the total amount of unrecognized tax benefits within the next twelve months.

The Partnership is subject to examination by the U.S. Internal Revenue Service and by the taxing authorities in those states in which the Partnership has significant business operations.  The Partnership is not currently undergoing any examinations by taxing authorities.  The Partnership may be subject to U.S. federal income tax and state/local income tax examinations for years 2010 through 2013.

Revenue Recognition

Revenue Recognition

Revenue is primarily derived from the rental of residential housing units with lease agreement terms of generally one year or less.  The Partnership recognizes revenue in the period that rent is earned, which is on a monthly basis.  The Partnership recognizes rent as income on a straight-line basis over the term of the related lease.  Additionally, any incentives included in the lease are amortized on a straight-line basis over the term of the related lease.

Included within rental income are other income amounts such as utility reimbursements, late fees, parking fees, pet fees and lease application fees which are recognized when earned or received.

Loans Held for Investment, Net

Loans Held for Investment, Net

The Partnership recognizes revenue from the loans it holds for investment as interest income using the effective yield method.

The initial investment made in a purchased loan includes the amount paid to the seller plus any fees. The initial investment frequently differs from the related loan’s principal amount at the date of purchase. This difference is recognized as an adjustment of the yield over the life of the loan.

The Partnership initially records its loans at their purchase price, and subsequently accounts for them based on their outstanding principal plus or minus any unamortized premiums or discounts.

Long-Lived Assets

Long-Lived Assets

The Partnership reviews long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable.  If it is determined that an asset’s estimated future cash flows will not be sufficient to recover its carrying amount, an impairment charge will be recorded to reduce the carrying amount for that asset to its estimated fair value.

Rental Properties

Rental Properties

Rental properties are carried at cost, net of accumulated depreciation.  Buildings and improvements and personal property are depreciated for financial reporting purposes on the straight-line method over their estimated useful lives.  The value of in-place leases is amortized over twelve months on a straight-line basis.  Useful lives used for calculating depreciation for financial reporting purposes are as follows:

Buildings and improvements	5 - 27.5 years
Personal property	3 - 15 years

Advertising

Advertising

The Partnership expenses advertising costs as they are incurred.  Advertising costs, which are included in rental operating expenses

Concentration of Credit Risk

Concentration of Credit Risk

Financial instruments, which potentially subject the Partnership to concentration of credit risk, consist of periodic temporary deposits of cash.

Tenant Receivables

Tenant Receivables

Tenant receivables are stated in the financial statements at amounts due from tenants net of an allowance for uncollectible receivables.  Payment terms vary and receivables outstanding longer than the payment terms are considered past due.  The Partnership determines its allowance by considering a number of factors, including the length of time receivables are past due, security deposits held, the Partnership’s previous loss history, the tenants’ current ability to pay their obligations to the Partnership, the general condition of the economy and the industry as a whole.  The Partnership writes off receivables when they become uncollectible.

Redemptions

Redemptions

The LPs may request redemption of their units at any time.  The Partnership has no obligation to redeem any units and will do so only at the GP’s discretion.  If the Partnership redeems units, the redemption price is generally the amount of the initial investment less all distributions from the Partnership to the LP, and less all organization and offering expenses charged to the LP.

Reclassification

Reclassification

Real estate tax payable was reclassified from accounts payable and accrued expenses to real estate tax payable in the 2012 consolidated balance sheet to conform to the 2013 presentation.

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CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS' CAPITAL (USD $) In Thousands, except Share data, unless otherwise specified	Total	General Partner [Member]	Limited Partners [Member]
Balance at Dec. 31, 2011	$ 12,938	$ 1	$ 12,937
Balance (in units) at Dec. 31, 2011			3,701,890
Increase (Decrease) in Partners' Capital [Roll Forward]
Distributions	(1,112)		(1,112)
Net loss	(2,148)		(2,148)
Balance at Dec. 31, 2012	9,678	1	9,677
Balance (in units) at Dec. 31, 2012			3,701,890
Increase (Decrease) in Partners' Capital [Roll Forward]
Distributions	(1,112)		(1,112)
Net loss	(1,769)		(1,769)
Balance at Dec. 31, 2013	$ 6,797	$ 1	$ 6,796
Balance (in units) at Dec. 31, 2013			3,701,890

XML

FAIR VALUE OF FINANCIAL INSTRUMENTS

12 Months Ended

Dec. 31, 2013

Fair Value Disclosures [Abstract]

FAIR VALUE OF FINANCIAL INSTRUMENTS

FAIR VALUE OF FINANCIAL INSTRUMENTS

In analyzing the fair value of its financial instruments disclosed or accounted for on a fair value basis, the Partnership follows the fair value hierarchy, which requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value.  The Partnership determines fair value based on quoted prices when available or, if quoted prices are not available, through the use of alternative approaches, such as discounting the expected cash flows using market interest rates commensurate with the credit quality and duration of the financial instruments.  The fair value of cash, tenant receivables, and accounts payables approximate their carrying values due to their short term nature.  The hierarchy followed defines three levels of inputs that may be used to measure fair value:

Level 1 - Quoted prices in active markets for identical assets that the reporting entity has the ability to access at the measurement date. 

Level 2 - Inputs other than quoted prices included within Level 1 that are observable for the asset or can be corroborated with observable market data for substantially the entire contractual term of the asset.

Level 3 - Unobservable inputs that reflect the entity’s own assumptions about the assumptions that market participants would use in the pricing of the asset and are consequently not based on market activity, but rather through particular valuation techniques.

The following methods and assumptions were used to estimate the fair value of each class of financial instruments for which it is practicable to estimate that value: 

• Mortgage notes payable.  Rates currently available to the Partnership for debt with similar terms and remaining maturities are used to estimate the fair value of existing debt.

The the carrying amount and estimated fair values of the Partnership’s financial instruments were as follows (in thousands):

	December 31, 2013				December 31, 2012
	Carrying Amount		Fair Value		Carrying Amount		Fair Value
Mortgage notes payable:
Memorial Towers	$	7,313	$	7,781	$	7,400	$	7,880
Villas	10,673		11,353		10,800		11,496
Coach Lantern	7,884		8,034		7,884		8,066
Foxcroft	8,760		8,926		8,760		8,950
Park Hill	10,324		10,797		10,430		11,090
Total mortgage notes payable	$	44,954	$	46,891	$	45,274	$	47,482

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CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS

12 Months Ended

Dec. 31, 2013

Related Party Transactions [Abstract]

CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS

CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS

In the ordinary course of its business operations, the Partnership has ongoing relationships with several related entities.  Receivables from and payables to related parties are summarized as follows (in thousands):

	December 31,
	2013		2012
Receivables from related parties:
RAI and affiliates	$	169	$	3
Payables to related parties:
RAI and affiliates	$	2,360	$	1,833

Substantially all of the receivable from related party represents escrow funds held by RAI for self-insurance. The Properties are partially self-insured with respect to property and casualty insurance. Therefore, unforeseen or catastrophic losses in excess of the Partnership's insured limits could have a material adverse effect on the Partnership's financial condition and operating results.

During the year ended December 31, 2012, a piece of equipment at one of the five properties was sold to a different partnership with the same General Partner.  The resulting gain of $1,000 was netted against the loss on disposal of fixed assets in the consolidated statement of operations.

RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross offering proceeds, net of any amounts otherwise attributable to LP interests owned by RCP.  During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.  Investment management fees due to RCP at December 31, 2013 and 2012 totaled $2.1 million and $1.7 million, respectively.

A wholly-owned subsidiary of RCP, Resource Real Estate Management, LLC (“RREML”) is entitled to receive property and debt management fees as set forth in the table below.  RREML engaged Resource Real Estate Management, Inc (“RREMI”), an indirect wholly owned subsidiary of RAI, to manage the Partnership’s properties.  Management fees due to RCP and affiliates at December 31, 2013 and December 31, 2012 totaled $228,000 and $127,000, respectively.

During the ordinary course of business, RCP and RREMI advance funds for ordinary operating expenses on behalf of the Properties; these advances are repaid within a few days.  Operating expense advances due to RCP and RREMI at December 31, 2013 and December 31, 2012 totaled $77,000 and $24,000, respectively.

The Partnership is obligated to pay fees and reimbursements of expenses to related parties.  These activities are summarized as follows (in thousands):

	Years Ended
	December 31,
	2013		2012
RCP:
Investment management fees (1)	$	339	$	339
RREML:
Property management fees (2)	479		447
Debt management fees (3)	59		59
	538		506
	$	877	$	845

_______________

(1) RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross proceeds from the offering of partnership units, net of any LP interest owned by RCP.  During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.

(2) RREML is entitled to receive monthly property management fees equal to 5% of the gross operating revenues from the Partnership’s 100% owned properties for managing or obtaining and supervising third party managers.

(3) RREML is also entitled to receive monthly debt management fees equal to 0.167% (2% per annum) of the gross offering proceeds that have been invested in loans held for investment.  The fee is earned for monitoring the performance of the Partnership’s loans held for investment.

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CERTAIN RELATIONSHIPS AND RELATED PARTY TRANSACTIONS (Tables)

12 Months Ended

Dec. 31, 2013

Related Party Transactions [Abstract]

Related party transactions

The Partnership is obligated to pay fees and reimbursements of expenses to related parties.  These activities are summarized as follows (in thousands):

	Years Ended
	December 31,
	2013		2012
RCP:
Investment management fees (1)	$	339	$	339
RREML:
Property management fees (2)	479		447
Debt management fees (3)	59		59
	538		506
	$	877	$	845

_______________

(1) RCP is entitled to receive an annual investment management fee, payable monthly, equal to 1% of the gross proceeds from the offering of partnership units, net of any LP interest owned by RCP.  During the term of the Partnership, RCP must subordinate up to 100% of its annual investment management fee to the receipt by the LPs of their Preferred Return.

(2) RREML is entitled to receive monthly property management fees equal to 5% of the gross operating revenues from the Partnership’s 100% owned properties for managing or obtaining and supervising third party managers.

(3) RREML is also entitled to receive monthly debt management fees equal to 0.167% (2% per annum) of the gross offering proceeds that have been invested in loans held for investment.  The fee is earned for monitoring the performance of the Partnership’s loans held for investment.

Receivables from and payables to related parties are summarized as follows (in thousands):

	December 31,
	2013		2012
Receivables from related parties:
RAI and affiliates	$	169	$	3
Payables to related parties:
RAI and affiliates	$	2,360	$	1,833

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Tables)

12 Months Ended

Dec. 31, 2013

Accounting Policies [Abstract]

Accounts of partnership and its wholly owned subsidiaries included in consolidated financial statements

The consolidated financial statements include the accounts of the Partnership and its wholly owned subsidiaries, as follows:

Subsidiaries	Number of Units	Location
RRE Memorial Towers Holdings, LLC (“Memorial Towers”)	112	Houston, Texas
RRE Villas Holdings, LLC (“Villas”)	228	San Antonio, Texas
RRE Coach Lantern Holdings, LLC (“Coach Lantern”)	90	Scarborough, Maine
RRE Foxcroft Holdings, LLC (“Foxcroft”)	104	Scarborough, Maine
RRE Park Hill Holdings, LLC (“Park Hill”)	288	San Antonio, Texas
Total	822

Rental properties useful lives

Useful lives used for calculating depreciation for financial reporting purposes are as follows:

Buildings and improvements	5 - 27.5 years
Personal property	3 - 15 years

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SCHEDULE II Valuation and Qualifying Accounts

12 Months Ended

Dec. 31, 2013

Valuation and Qualifying Accounts [Abstract]

SCHEDULE II - Valuation and Qualifying Accounts

Resource Real Estate Investors 6, L.P.

SCHEDULE II

Valuation and Qualifying Accounts

(in thousands)

	Balance at Beginning of Year		Additions Charged to Costs and Expenses		Amounts Written-off Against the Allowance, Net of Recoveries		Balance at End of Year
Allowance for investments in loans held for investment:
December 31, 2013	$	—	$	—	$	—	$	—
December 31, 2012	$	2,603	$	—	$	2,603	$	—

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INSURANCE CLAIM

12 Months Ended

Dec. 31, 2013

Extraordinary and Unusual Items [Abstract]

INSURANCE CLAIM

INSURANCE CLAIM

On September 13, 2011, a fire damaged twelve units at Park Hill.  The Partnership was insured for both the fire loss and the loss of rental income.  The Partnership reduced the net carrying value of buildings and improvements for Park Hill by $399,000 and established a receivable for the expected net insurance proceeds of $975,000, net of the $25,000 deductible.  During the year ended December 31, 2011, insurance proceeds of $293,000 were received and additional non-capitalized expenses incurred in conjunction with the claim were $19,000, and an additional receivable of $20,000 for loss of rental income was recorded. During the year endedDecember 31, 2012, the Partnership received additional insurance proceeds of $702,000, recorded an additional receivable of $64,000 for the loss of rental income, recorded a casualty loss of $32,000 and increased the insurance receivable by $20,000 due to adjustments to previously awarded proceeds. During the year endedDecember 31, 2013 the Partnership reduced the receivable by $6,000, received rental loss proceeds of $78,000 and recorded a casualty loss of $9,000.

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SUBSEQUENT EVENTS

12 Months Ended

Dec. 31, 2013

Subsequent Events [Abstract]

SUBSEQUENT EVENTS

SUBSEQUENT EVENTS

The Partnership has evaluated subsequent events and determined that no events have occurred which would require an adjustment to the consolidated financial statements.

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SCHEDULE III Real Estate and Accumulated Depreciation

12 Months Ended

Dec. 31, 2013

SEC Schedule III, Real Estate and Accumulated Depreciation Disclosure [Abstract]

SCHEDULE III - Real Estate and Accumulated Depreciation

Resource Real Estate Investors 6, L.P.

SCHEDULE III

Real Estate and Accumulated Depreciation

December 31, 2013

(dollars in thousands)

Column A	Column B		Column C		Column D		Column E		Column F			Column G	Column H	Column I
Description	Encumbrances		Initial cost to Company		Cost capitalized subsequent to acquisition		Gross amount at which carried at close of period		Accumulated depreciation			Date of construction	Date acquired	Life on which depreciation in latest income is computed
			Buildings and land improvements		Improvements carrying costs		Buildings and land improvements total
Real estate owned:
Residential	$	7,313	9,561		$	1,609	$	11,170	$	(2,517	)	1969	12/18/2007	3 - 27.5 years
Houston, TX
Residential	10,673		13,726		1,100		14,826		(3,686		)	1985	12/27/2007	3 - 27.5 years
San Antonio, TX
Residential	7,884		11,166		1,372		12,538		(3,188		)	1972	1/29/2008	3 - 27.5 years
Scarborough, ME
Residential	8,760		12,335		1,328		13,663		(3,149		)	1981	1/29/2008	3 - 27.5 years
Scarborough, ME
Residential	10,324		15,329		2,046		17,375		(3,888		)	1984	2/29/2008	3 - 27.5 years
San Antonio, TX
	$	44,954	$	62,117	$	7,455	$	69,572	$	(16,428	)

	Years Ended
	December 31, 2013
	2013		2012
Balance at the beginning of the period	69,710		67,656
Additions during period:
Improvements, etc.	587		2,059
Deductions during period:
Write-downs	(725	)	(5	)
Balance at close of period	69,572		69,710

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SCHEDULE III Real Estate and Accumulated Depreciation (Details) (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	$ 44,954
Initial cost to Company Buildings and land improvements	62,117
Cost capitalized subsequent to acquisition Improvements carrying costs	7,455
Gross amount at which carried at close of period Buildings and land improvements total	69,572
Accumulated depreciation	(16,428)
Reconciliation of Carrying Amount of Real Estate Investments [Roll Forward]
Balance at the beginning of the period	69,710	67,656
Additions during period [Abstract]
Improvements, etc.	587	2,059
Deductions during period [Abstract]
Write-downs	(725)	(5)
Balance at close of period	69,572	69,710
Residential Houston, TX [Member]
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	7,313
Initial cost to Company Buildings and land improvements	9,561
Cost capitalized subsequent to acquisition Improvements carrying costs	1,609
Gross amount at which carried at close of period Buildings and land improvements total	11,170
Accumulated depreciation	(2,517)
Date of construction	1969
Date acquired	Dec. 18, 2007
Residential Houston, TX [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	27 years 6 months
Residential Houston, TX [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	3 years
Residential San Antonio, TX One [Member]
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	10,673
Initial cost to Company Buildings and land improvements	13,726
Cost capitalized subsequent to acquisition Improvements carrying costs	1,100
Gross amount at which carried at close of period Buildings and land improvements total	14,826
Accumulated depreciation	(3,686)
Date of construction	1985
Date acquired	Dec. 27, 2007
Residential San Antonio, TX One [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	27 years 6 months
Residential San Antonio, TX One [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	3 years
Residential Scarborough, ME One [Member]
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	7,884
Initial cost to Company Buildings and land improvements	11,166
Cost capitalized subsequent to acquisition Improvements carrying costs	1,372
Gross amount at which carried at close of period Buildings and land improvements total	12,538
Accumulated depreciation	(3,188)
Date of construction	1972
Date acquired	Jan. 29, 2008
Residential Scarborough, ME One [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	27 years 6 months
Residential Scarborough, ME One [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	3 years
Residential Scarborough, ME Two [Member]
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	8,760
Initial cost to Company Buildings and land improvements	12,335
Cost capitalized subsequent to acquisition Improvements carrying costs	1,328
Gross amount at which carried at close of period Buildings and land improvements total	13,663
Accumulated depreciation	(3,149)
Date of construction	1981
Date acquired	Jan. 29, 2008
Residential Scarborough, ME Two [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	27 years 6 months
Residential Scarborough, ME Two [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	3 years
Residential San Antonio, TX Two [Member]
Real Estate and Accumulated Depreciation [Line Items]
Encumbrances	10,324
Initial cost to Company Buildings and land improvements	15,329
Cost capitalized subsequent to acquisition Improvements carrying costs	2,046
Gross amount at which carried at close of period Buildings and land improvements total	17,375
Accumulated depreciation	$ (3,888)
Date of construction	1984
Date acquired	Feb. 29, 2008
Residential San Antonio, TX Two [Member] | Maximum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	27 years 6 months
Residential San Antonio, TX Two [Member] | Minimum [Member]
Real Estate and Accumulated Depreciation [Line Items]
Life on which depreciation in latest income is computed	3 years

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DEFERRED FINANCING COSTS (Tables)

12 Months Ended

Dec. 31, 2013

Deferred Finance Costs [Abstract]

Estimated amortization expense of deferred financing costs

Estimated amortization of the Properties’ existing deferred financing costs for the next five years ending December 31, is as follows (in thousands):

2014	$	253
2015	163
2016	144
2017	61
2018	13
	$	634

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SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Details) (USD $)	12 Months Ended
	Dec. 31, 2013 Unit	Dec. 31, 2012
Number of Units	822
Face value of non-performing subordinated notes	$ 2,900,000
Supplemental Disclosure of Cash Flow Information
Cash paid for interest	2,400,000	2,400,000
Revenue Recognition
Future minimum payments receivable, 2015	4,400,000
Future minimum payments receivable, 2016	17,000
Future minimum payments receivable, thereafter	0
Advertising
Advertising expense	124,000	119,000
Concentrations of Credit Risk
Amount of deposits at various banks	763,000
Tenant Receivables
Uncollectible receivables	$ 2,000	$ 18,000
Building and Improvements [Member] | Minimum [Member]
Property, Plant and Equipment [Line Items]
Useful life	5 years
Building and Improvements [Member] | Maximum [Member]
Property, Plant and Equipment [Line Items]
Useful life	27 years 6 months
Personal Property [Member] | Minimum [Member]
Property, Plant and Equipment [Line Items]
Useful life	3 years
Personal Property [Member] | Maximum [Member]
Property, Plant and Equipment [Line Items]
Useful life	15 years
Memorial Towers [Member]
Number of Units	112
Location	Houston, Texas
Villas [Member]
Number of Units	228
Location	San Antonio, Texas
Coach Lantern [Member]
Number of Units	90
Location	Scarborough, Maine
Foxcroft [Member]
Number of Units	104
Location	Scarborough, Maine
Park Hill [Member]
Number of Units	288
Location	San Antonio, Texas
Funding [Member]
Ownership interest (in hundredths)	100.00%
Number of non-performing subordinated notes	3

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CONSOLIDATED STATEMENTS OF CASH FLOWS (USD $) In Thousands, unless otherwise specified	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Cash flows from operating activities:
Net loss	$ (1,769)	$ (2,148)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization	2,817	2,816
Amortization of deferred financing costs	255	256
Casualty loss	9	32
Loss on sale or disposal of fixed assets	81	1
Changes in operating assets and liabilities:
Restricted cash	115	201
Tenant receivables, net	(5)	2
Receivables from related parties	(166)	1
Insurance proceeds receivable	78	(64)
Prepaid expense and other assets	65	7
Accounts payable and accrued expenses	(59)	141
Real estate tax payable	185	68
Payables to related parties	527	385
Insurance proceeds received	0	702
Accrued interest	0	(2)
Prepaid rent	(28)	47
Security deposits	(13)	17
Net cash provided by operating activities	2,092	2,462
Cash flows from investing activities:
Capital expenditures	(587)	(2,059)
Net cash used in investing activities	(587)	(2,059)
Cash flows from financing activities:
Principal payments on mortgage notes payable	(320)	0
Distributions to limited partners	(1,112)	(1,112)
Net cash used in financing activities	(1,432)	(1,112)
Net increase (decrease) in cash	73	(709)
Cash at beginning of period	546	1,255
Cash at end of period	$ 619	$ 546

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MORTGAGE NOTES PAYABLE

12 Months Ended

Dec. 31, 2013

Notes Payable [Abstract]

MORTGAGE NOTES PAYABLE

MORTGAGE NOTES PAYABLE

The following is a summary of mortgage notes payable (in thousands, except percentages):

Property	Balance at December 31, 2013		Balance at December 31, 2012		Maturity Date	Annual Interest Rate	Average Monthly Debt Service
Memorial Towers	$	7,313	$	7,400	1/1/2017	5.49%	$	42	(1)
Villas	10,673		10,800		1/1/2017	5.48%	$	61	(1)
Coach Lantern	7,884		7,884		2/1/2015	4.92%	$	33	(2)
Foxcroft	8,760		8,760		2/1/2015	4.92%	$	36	(2)
Park Hill	10,324		10,430		3/1/2018	5.05%	$	56	(3)
Total	$	44,954	$	45,274

_________________

(1) Interest only was payable through January 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

(2) Interest only is payable through the maturity date. The partnership has the option to extend the maturity date for an additional one year to February 1, 2016.

(3) Interest only was payable through March 1, 2013; thereafter through the maturity date, monthly payment includes principal and interest.

Annual principal payments on the mortgage notes payable for each of the next five years ending December 31, are as follows (in thousands):

2014	$	395
2015	17,060
2016	435
2017	17,390
2018	9,674
	$	44,954

The mortgage notes payable are with recourse only to the Properties securing them subject to certain limited standard exceptions, as defined in the mortgage notes, which the General Partner has guaranteed with respect to each property.  These exceptions are referred to as “carveouts”.  In general, carveouts relate to damages suffered by the lender for a subsidiary’s failure to pay rents, insurance or condemnation proceeds to the lender, to pay water, sewer and other public assessments or charges, to pay environmental compliance costs or to deliver books and records, in each case as required in the loan documents.  The exceptions also require the General Partner to guarantee payment of audit costs, lender’s enforcement of its rights under the loan documents and payment of the loan if the subsidiary voluntarily files for bankruptcy or seeks reorganization, or if a related party of the subsidiary does so with respect to the subsidiary.

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RESTRICTED CASH (Details) (USD $) In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	$ 1,237	$ 1,352
Real Estate Taxes [Member]
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	918	823
Insurance [Member]
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	228	177
Capital Improvements [Member]
Restricted Cash and Cash Equivalents Items [Line Items]
Restricted cash	$ 91	$ 352

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RESTRICTED CASH (Tables)

12 Months Ended

Dec. 31, 2013

Restricted Cash and Investments [Abstract]

Components of restricted cash

A summary of the components of restricted cash follows (in thousands):

	December 31,
	2013		2012
Real estate taxes	$	918	$	823
Insurance	228		177
Capital improvements	91		352
Total	$	1,237	$	1,352