10-Q

0001628280-15-006633.txt : 20150814 0001628280-15-006633.hdr.sgml : 20150814 20150814142143 ACCESSION NUMBER: 0001628280-15-006633 CONFORMED SUBMISSION TYPE: 10-Q PUBLIC DOCUMENT COUNT: 10 CONFORMED PERIOD OF REPORT: 20150630 FILED AS OF DATE: 20150814 DATE AS OF CHANGE: 20150814 FILER: COMPANY DATA: COMPANY CONFORMED NAME: NATIONAL PROPERTY INVESTORS 6 CENTRAL INDEX KEY: 0000708870 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE [6500] IRS NUMBER: 133140364 STATE OF INCORPORATION: CA FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 10-Q SEC ACT: 1934 Act SEC FILE NUMBER: 000-11864 FILM NUMBER: 151054820 BUSINESS ADDRESS: STREET 1: 55 BEATTIE PLACE STREET 2: P O BOX 1089 CITY: GREENVILLE STATE: SC ZIP: 29602 BUSINESS PHONE: 8642391000 MAIL ADDRESS: STREET 1: 55 BEATTIE PLACE STREET 2: P O BOX 1089 CITY: GREENVILLE STATE: SC ZIP: 29602 10-Q 1 npi6q2201510-q.htm 10-Q 10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

Form 10-Q

(Mark One)


[X]	QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2015


[ ]	TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _________to _________

Commission file number 0-11864

NATIONAL PROPERTY INVESTORS 6

(Exact name of registrant as specified in its charter)



California	13-3140364
(State or other jurisdiction of	(I.R.S. Employer
incorporation or organization)	Identification No.)

80 International Drive, PO Box 1089

Greenville, South Carolina 29602

(Address of principal executive offices)

(864) 239-1000

(Registrant's telephone number, including area code)

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. [X] Yes [ ] No

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 (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). [X] Yes [ ] No

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 [X]

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

PART I – FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

NATIONAL PROPERTY INVESTORS 6

BALANCE SHEETS

(Unaudited)

(In thousands)



	June 30, 2015			December 31, 2014
	June 30, 2015			December 31, 2014
Assets held for sale:
Cash and cash equivalents	$	843		$	215
Receivables and deposits	8			446
Other assets	—			631
Investment property:
Land	—			1,366
Buildings and related personal property	—			30,579
Total investment property	—			31,945
Less accumulated depreciation	—			(24,090		)
Investment property, net	—			7,855
Total assets	$	851		$	9,147

Liabilities and Partners' Capital (Deficit)
Liabilities related to assets held for sale:
Accounts payable	$	—		$	62
Tenant security deposit liabilities	—			218
Due to affiliates	—			11,782
Other liabilities	539			363
Mortgage notes payable	—			22,638
Total liabilities	539			35,063

Partners' Capital (Deficit)
General partner	(544		)	(806		)
Limited partners	856			(25,110		)
Total partners’ capital (deficit)	312			(25,916		)
Total liabilities and partners’ capital (deficit)	$	851		$	9,147

See Accompanying Notes to Financial Statements

NATIONAL PROPERTY INVESTORS 6

STATEMENTS OF DISCONTINUED OPERATIONS

(Unaudited)

(In thousands, except per unit data)



	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2015			2014			2015		2014
Income (loss) from continuing operations	$	—		$	—		$	—	$	—
Income (loss) from discontinued operations:
Revenues:
Rental income	—			1,153			1,131		2,284
Other income	—			141			137		274
Total revenues	—			1,294			1,268		2,558

Expenses:
Operating	—			539			731		1,031
General and administrative	18			26			33		43
Depreciation	—			305			295		632
Interest	—			538			543		1,076
Property taxes	—			86			89		172
Incentive compensation fee	—			—			919		—
Loss on extinguishment of debt	—			—			5,373		—
Total expenses	18			1,494			7,983		2,954
Casualty gain	—			—			130		—
Gain from sale of discontinued operations	(32		)	—			35,278		—
Income (loss) from discontinued operations	(50		)	(200		)	28,693		(396		)
Net income (loss)	$	(50	)	$	(200	)	$	28,693	$	(396	)

Net income (loss) allocated to general partner (1%)	$	(1	)	$	(2	)	$	287	$	(4	)
Net income (loss) allocated to limited partners (99%)	$	(49	)	$	(198	)	$	28,406	$	(392	)

Income (loss) from continuing operations per limited partnership unit	$	—		$	—		$	—	$	—
Income (loss) from discontinued operations per limited partnership unit	$	(0.46	)	$	(1.81	)	$	259.55	$	(3.58	)
Net income (loss) per limited partnership unit	$	(0.46	)	$	(1.81	)	$	259.55	$	(3.58	)

See Accompanying Notes to Financial Statements

NATIONAL PROPERTY INVESTORS 6

STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)

(Unaudited)

(In thousands)



	General			Limited
	Partner			Partners			Total

Partners' deficit at December 31, 2014	$	(806	)	$	(25,110	)	$	(25,916	)

Net income	287			28,406			28,693

Distributions	(25		)	(2,440		)	(2,465		)

Partners' (deficit) capital at June 30, 2015	$	(544	)	$	856		$	312

See Accompanying Notes to Financial Statements

NATIONAL PROPERTY INVESTORS 6

STATEMENTS OF CASH FLOWS

(Unaudited)

(In thousands)



	Six Months Ended
	June 30,
	2015			2014
Cash flows from operating activities:
Net income	$	28,693		$	(396	)
Adjustments to reconcile net income (loss) to net cash provided
by operating activities:
Gain on sale of discontinued operations	(35,278		)	—
Depreciation	295			632
Amortization of loan costs	39			20
Change in accounts:
Receivables and deposits	438			(55		)
Other assets	525			217
Accounts payable	(62		)	34
Tenant security deposit liabilities	(218		)	42
Due to affiliates	(2,104		)	19
Other liabilities	(398		)	(50		)
Net cash used in operating activities	(8,070		)	463

Cash flows used in investing activities:
Net proceeds from sale of discontinued operations	43,210			—
Property improvements and replacements	(232		)	(167		)
Net cash provided by investing activities	42,978			(167		)

Cash flows used in financing activities:
Payment on Affiliate note payable	(9,678		)	—
Payments on mortgage notes payable	(22,638		)	(202		)
Distribution of sales proceeds	(1,964		)	—
Net cash provided by financing activities	(34,280		)	(202		)

Net increase in cash and cash equivalents	628			94
Cash and cash equivalents at beginning of period	215			261
Cash and cash equivalents at end of period	$	843		$	355

Supplemental disclosure of cash flow information:
Cash paid for interest	$	2,839		$	873

Supplemental disclosure of non-cash activity:
Property improvements and replacements included in accounts payable	$	—		$	185

See Accompanying Notes to Financial Statements

NATIONAL PROPERTY INVESTORS 6

NOTES TO FINANCIAL STATEMENTS

(Unaudited)

Note A – Basis of Presentation

The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust.

At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period.

As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners.

The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.

Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.

Note B - Transactions with Affiliated Parties

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

Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $65,000 and $124,000 for the six months ended June 30, 2015 and 2014, respectively, which are included in operating expenses.

Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $17,000 and $22,000 for the six months ended June 30, 2015 and 2014, respectively, which is included in general and administrative expenses or capitalized as part of investment property. The portion of these reimbursements capitalized as part of investment property during the six months ended June 30, 2015 and 2014, were comprised of construction management service fees totaling approximately $15,000 and $4,000, respectively.

As compensation for services rendered in managing the Partnership, the Managing General Partner is entitled to receive Partnership management fees in conjunction with distributions of cash from operations, subject to certain limitations. No such Partnership management fees were earned or paid during the six months ended June 30, 2015 or 2014.

The Partnership may receive advances of funds from AIMCO Properties, L.P., an affiliate of the Managing General Partner and the holder of a majority of the beneficial interest of the Partnership. There were no such advances received during the six months ended June 30, 2015 and 2014. The advances bore interest at the prime rate plus 2% (5.25% at December 31, 2014) per annum. Interest expense was approximately $155,000 and $282,000 for the six months ended June 30, 2015 and 2014, respectively. At December 31, 2014, the total advances and accrued interest owed to AIMCO Properties, L.P. was approximately $11,782,000 and is included in Due to Affiliates in the accompanying balance sheet. During the six months ended June 30, 2015, using

proceeds from the sale of its investment property, the Partnership repaid the outstanding principal and accrued interest due to AIMCO Properties, L.P. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances.

Upon the sale of the Partnership’s property, the Managing General Partner was entitled to an Incentive Compensation Fee equal to 3% of the difference between the sales price of the property and the appraised value for such property at February 1, 1992. Payment of the Incentive Compensation Fee is subordinated to the receipt by the limited partners, of: (a) distributions from capital transaction proceeds of an amount equal to their appraised investment in the Partnership at February 1, 1992, and (b) distributions from all sources (capital transactions as well as cash flow) of an amount equal to six percent (6%) per annum cumulative, non-compounded, on their appraised investment in the Partnership at February 1, 1992. These preferences were satisfied and in connection with the sale of the investment property, the Partnership paid an Incentive Compensation Fee of approximately $919,000.

The Partnership insured its property up to certain limits through coverage provided by Aimco which is generally self-insured for a portion of losses and liabilities related to workers’ compensation, property casualty, general liability, and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the six months ended June 30, 2015 and 2014, the Partnership was charged by Aimco and its affiliates approximately $48,000 and $43,000, respectively, for hazard insurance coverage and fees associated with policy claims administration.

Note C – Disposition of Investment Property and Discontinued Operations

On March 31, 2015, the Partnership sold Colony of Kenilworth, its sole investment property, to a third party for a total sales price of $44,200,000. The net proceeds realized by the Partnership were approximately $43,210,000, after payment of closing costs of $987,000. The Partnership recognized a gain of approximately $35,278,000 as a result of the sale.

In connection with the sale, the Partnership repaid the outstanding balances of property loans encumbering the property, totaling approximately $22,530,000. In connection with the loan repayments, the Partnership recognized a loss on extinguishment of debt of approximately $5,373,000, consisting of approximately $5,161,000 of prepayment penalties, as well as the write off of unamortized deferred financing costs.

In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, or ASU 2014-08. ASU 2014-08 revised the definition of, and the requirements for reporting, a "discontinued operation." Specifically, ASU 2014-08 revised the reporting requirements to only allow a component of an entity, or group of components of an entity, to be reported in discontinued operations if their disposal represents a “strategic shift that has (or will have) a major effect on an entity’s operations and financial results.”

The Partnership adopted the provisions of ASU 2014-08 during the six months ended June 30, 2015, and the Partnership’s management believes the Partnership’s disposition of its sole investment property meets the criteria of a discontinued operation. Accordingly, the Partnership has presented its results of operations for the three and six months ended June 30, 2015 and 2014, all of which relate to the operations of the disposed property, as discontinued operations within the accompanying Statements of Discontinued Operations. Additionally, the Partnership’s assets and liabilities have been reclassified as assets held for sale and liabilities related to assets held for sale.

Note D – Contingencies

The Partnership is unaware of any pending or outstanding litigation matters involving it or its investment property that are not of a routine nature arising in the ordinary course of business.

Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability

or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its property.


ITEM 2.	MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The Private Securities Litigation Reform Act of 1995 provides a “safe harbor” for forward-looking statements in certain circumstances. Certain information included in this Quarterly Report contains or may contain information that is forward-looking within the meaning of the federal securities laws, including, without limitation, statements regarding the Partnership’s ability to maintain current or meet projected occupancy, rental rates and property operating results and the effect of redevelopments. Actual results may differ materially from those described in these forward-looking statements and, in addition, may be affected by a variety of risks and factors, some of which are beyond the Partnership’s control, including, without limitation: financing risks, including the availability and cost of financing and the risk that the Partnership’s cash flows from operations may be insufficient to meet required payments of principal and interest; natural disasters and severe weather such as hurricanes; national and local economic conditions, including the pace of job growth and the level of unemployment; energy costs; the terms of governmental regulations that affect the Partnership’s property and interpretations of those regulations; the competitive environment in which the Partnership operates; real estate risks, including fluctuations in real estate values and the general economic climate in local markets and competition for residents in such markets; insurance risk, including the cost of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; and possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by the Partnership. Readers should carefully review the Partnership’s financial statements and the notes thereto, as well as the other documents the Partnership files from time to time with the Securities and Exchange Commission.

Results of Operations

The Partnership’s net income for the six months ended June 30, 2015 was approximately $28,693,000 as compared to a net loss of approximately $396,000 during the six months ended June 30, 2014. The increase in net income is due to the gain on sale of the Partnership’s investment property, and partially offset by a loss on debt extinguishment and incentive management fee, both related to the disposition, which are discussed below.

As discussed in Note C to the financial statements in Item 1, on March 31, 2015, the Partnership sold Colony of Kenilworth, its sole investment property, to a third party for a total sales price of $44,200,000. The net proceeds realized by the Partnership were approximately $43,210,000, after payment of closing costs of $987,000. The Partnership recognized a gain of approximately $35,278,000 as a result of the sale. Based on the limited activity subsequent to sale, the discussion of the results of operations is limited to the six month periods.

Additionally, as discussed in Note B, as a consequence of the sale, the Partnership paid an Incentive Compensation Fee of approximately $919,000 payable to the Managing General Partner.

Excluding the gain on sale, loss on debt extinguishment and incentive compensation fee, the Partnership recognized a net loss of approximately $293,000 during the six months ended June 30, 2015, as compared to a net loss of $396,000 during the six months ended June 30, 2014. The decrease in net loss of approximately $103,000 was primarily due to lower operating expenses, depreciation and interest expense partially offset by lower revenues resulting from timing of the property sale, as further described below.

Liquidity and Capital Resources

At June 30, 2015, the Partnership had cash and cash equivalents of approximately $843,000, compared to approximately $215,000 at December 31, 2014. Cash and cash equivalents increased approximately $628,000, primarily due to cash provided by investing activities of $42,978,000, consisting primarily of sales proceeds, partially offset by cash used in financing activities of $34,280,000, consisting of payments on mortgage notes payable and repayment of advances from affiliates, and cash used in operating activities of $8,070,000, consisting primarily of the debt prepayment penalties.

The Partnership may receive advances of funds from AIMCO Properties, L.P., an affiliate of the Managing General Partner and the holder of a majority of the beneficial interest of the Partnership. The Partnership received no such advances during the six months ended June 30, 2015 and 2014. The advances bear interest at the prime rate plus 2% (5.25% at December 31, 2014) per annum. Interest expense related to amounts payable to AIMCO Properties, L.P. totaled approximately $155,000 and $282,000 for the six months ended June 30, 2015 and 2014, respectively. At December 31, 2014, the total advances and accrued interest owed to AIMCO Properties, L.P. were approximately $11,782,000 and were included in due to affiliates.

Subsequent to the sale of the investment property, during the three months ended June 30, 2015, the Partnership commenced dissolution, which included repayment of outstanding advances to AIMCO Properties, L.P. during April 2015, and to date has included partial distribution of remaining amounts available for distribution to the partners.

Other

In addition to its indirect ownership of the Managing General Partner interest in the Partnership, Aimco and its affiliates owned 76,622 limited partnership units (the “Units”) in the Partnership representing 70.01% of the outstanding Units at June 30, 2015. A number of these Units were acquired pursuant to tender offers made by Aimco or its affiliates.

Pursuant to the Partnership Agreement, Unit holders holding a majority of the Units are entitled to take action with respect to a variety of matters that include, but are not limited to, voting on certain amendments to the Partnership Agreement and voting to remove the Managing General Partner. As a result of its ownership of 70.01% of the outstanding Units, Aimco and its affiliates are in a position to influence all such voting decisions with respect to the Partnership. However, with respect to the 47,624 Units acquired on January 19, 1996, AIMCO IPLP, L.P. ("IPLP"), an affiliate of the Managing General Partner and of Aimco, agreed to vote such Units: (i) against any increase in compensation payable to the Managing General Partner or to its affiliates; and (ii) on all other matters submitted by it or its affiliates, in proportion to the vote cast by third party unit holders. Except for the foregoing, no other limitations are imposed on IPLP's, Aimco's or any other affiliates' right to vote each Unit held. Although the Managing General Partner owes fiduciary duties to the limited partners of the Partnership, the Managing General Partner also owes fiduciary duties to Aimco as its sole stockholder. As a result, the duties of the Managing General Partner, as Managing General Partner, to the Partnership and its limited partners may come into conflict with the duties of the Managing General Partner to Aimco as its sole stockholder.

Critical Accounting Policies and Estimates

The financial statements are prepared in accordance with accounting principles generally accepted in the United States, which require the Partnership to make estimates and assumptions. The Partnership believes that of its significant accounting policies, the following may involve a higher degree of judgment and complexity.

Assets Held for Sale

The Partnership classifies long-lived assets as held for sale in the period in which all of the following criteria are met: management, having the authority to approve the action, commits to a plan to sell the asset; the asset is available for immediate sale in its present condition subject only to terms that are usual and customary for sales of such assets; an active program to locate a buyer and other actions required to complete the plan to sell the asset have been initiated; the sale of the asset is probable, and transfer of the asset is expected to qualify for recognition as a completed sale, within one year; the asset is being actively marketed for sale at a price that is reasonable in relation to its current fair value and actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn. Depreciation is not recorded during the period in which the long-lived asset is classified as held for sale. When the asset is designated as held for sale, the related assets and liabilities related to the long-lived assets are reclassified within the current and prior period balance sheets.

Revenue Recognition

Prior to the disposition of its investment property, the Partnership generally leased apartment units for twelve-month terms or less. The Partnership offered rental concessions during particularly slow months or in response to heavy competition from other similar complexes in the area. Rental income attributable to leases, net of any concessions, was recognized on a straight-line basis over the term of the lease. The Partnership evaluated all accounts receivable from residents and established an allowance, after the application of security deposits, for accounts greater than 30 days past due on current residents and all receivables due from former residents.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Not applicable.

ITEM 4. CONTROLS AND PROCEDURES

(a) Disclosure Controls and Procedures

The Partnership’s management, with the participation of the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, has evaluated the effectiveness of the Partnership’s disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and principal financial officer of the Managing General Partner, who are the equivalent of the Partnership’s principal executive officer and principal financial officer, respectively, have concluded that, as of the end of such period, the Partnership’s disclosure controls and procedures are effective.

(b) Changes in Internal Control Over Financial Reporting

There has been no change in the Partnership’s internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that has materially affected, or is reasonably likely to materially affect, the Partnership’s internal control over financial reporting.

PART II - OTHER INFORMATION

ITEM 6. EXHIBITS

See Exhibit Index.

The agreements included as exhibits to this Form 10-Q contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:


•	should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;


•	have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;


•	may apply standards of materiality in a way that is different from what may be viewed as material to an investor; and


•	were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time. The Partnership acknowledges that, notwithstanding the inclusion of the foregoing cautionary statements, it is responsible for considering whether additional specific disclosures of material information regarding material contractual provisions are required to make the statements in this Form 10-Q not misleading. Additional information about the Partnership may be found elsewhere in this Form 10-Q and the Partnership’s other public filings, which are available without charge through the SEC’s website at http://www.sec.gov.

SIGNATURES

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



		NATIONAL PROPERTY INVESTORS 6

		By: NPI EQUITY INVESTMENTS, INC.
		Managing General Partner

Date:	August 14, 2015	By: /s/ Steven D. Cordes
		Steven D. Cordes
		Senior Vice President

Date:	August 14, 2015	By: /s/ Andrew Higdon
		Andrew Higdon
		Vice President

NATIONAL PROPERTY INVESTORS 6

EXHIBIT INDEX



Exhibit		Description of Exhibit

2.1		NPI, Inc. Stock Purchase Agreement dated as of August 17, 1995, incorporated by reference to Exhibit 2 to the Partnership's Current Report on Form 8-K dated August 17, 1995.

2.2		Partnership Units Purchase Agreement dated as of August 17, 1995, incorporated by reference to Exhibit 2.1 to Form 8-K filed by Insignia Financial Group, Inc. with the Securities and Exchange Commission on September 1, 1995.

2.3		Management Purchase Agreement dated as of August 17, 1995, incorporated by reference to Exhibit 2.2 to Form 8-K filed by Insignia Financial Group, Inc. with the Securities and Exchange Commission on September 1, 1995.

3.4	(a)	Agreement of Limited Partnership, incorporated by reference to Exhibit A to the Prospectus of the Partnership dated January 12, 1983, included in the Partnership's Registration Statement on Form S-11 (Reg. No. 2-80141).

	(b)	Amendments to Agreement of Limited Partnership, incorporated by reference to the Definitive Proxy Statement of the Partnership dated April 3, 1991.

	(c)	Amendments to the Partnership Agreement, incorporated by reference to the Statement Furnished in Connection with the Solicitation of the Registrant dated August 28, 1992.

31.1		Certification of equivalent of Chief Executive Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2		Certification of equivalent of Chief Financial Officer pursuant to Securities Exchange Act Rules 13a-14(a)/15d-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32.1		Certification of equivalent of Chief Executive Officer and Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

101		XBRL (Extensible Business Reporting Language). The following materials from National Property Investors 6’s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2015, formatted in XBRL: (i) balance sheets, (ii) statements of discontinued operations, (iii) statement of changes in partners' capital (deficit), (iv) statements of cash flows, and (v) notes to financial statements (1).

(1)		As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934.

EX-31.1 2 exhibit311q22015npi6.htm EXHIBIT 31.1 Exhibit

Exhibit 31.1

CERTIFICATION

I, Steven D. Cordes, certify that:


1.	I have reviewed this quarterly report on Form 10-Q of National Property Investors 6;


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.

Date: August 14, 2015

/s/ Steven D. Cordes

Senior Vice President of NPI Equity Investments, Inc., equivalent of the chief executive officer of the Partnership

EX-31.2 3 exhibit312q22015npi6.htm EXHIBIT 31.2 Exhibit

Exhibit 31.2

CERTIFICATION

I, Andrew Higdon, certify that:


1.	I have reviewed this quarterly report on Form 10-Q of National Property Investors 6;


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.

Date: August 14, 2015

/s/ Andrew Higdon

Andrew Higdon

Vice President and Controller of NPI Equity Investments, Inc., equivalent of chief financial officer of the Partnership

EX-32.1 4 exhibit321q22015npi6.htm EXHIBIT 32.1 Exhibit

Exhibit 32.1

Certification of CEO and CFO

Pursuant to 18 U.S.C. Section 1350,

As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

In connection with the Quarterly Report on Form 10-Q of National Property Investors 6 (the "Partnership"), for the quarterly period ended June 30, 2015 as filed with the Securities and Exchange Commission on the date hereof (the "Report"), Steven D. Cordes, as the equivalent of the chief executive officer of the Partnership, and Andrew Higdon, as the equivalent of the chief financial officer of the Partnership, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of his knowledge:


(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 Partnership.



	/s/ Steven D. Cordes
	Name: Steven D. Cordes
	Date:	August 14, 2015

	/s/ Andrew Higdon
	Name: Andrew Higdon
	Date:	August 14, 2015

This certification is furnished with this Report pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed filed by the Partnership for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.

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<div style="font-family:Times New Roman;font-size:10pt;"><div style="line-height:120%;text-align:justify;font-size:10pt;">The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust.</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period.</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners.</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.</div></div>

<div style="font-family:Times New Roman;font-size:10pt;"><div style="line-height:120%;text-align:justify;font-size:10pt;">Note B - Transactions with Affiliated Parties</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">The Partnership has no employees and depends on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Partnership Agreement provides for certain payments to affiliates for services and as reimbursement of certain expenses incurred by affiliates on behalf of the Partnership. </div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $65,000 and $124,000 for the six months ended June 30, 2015 and 2014, respectively, which are included in operating expenses. </div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $17,000 and $22,000 for the six months ended June 30, 2015 and 2014, respectively, which is included in general and administrative expenses or capitalized as part of investment property. The portion of these reimbursements capitalized as part of investment property during the six months ended June 30, 2015 and 2014, were comprised of construction management service fees totaling approximately $15,000 and $4,000, respectively. </div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">As compensation for services rendered in managing the Partnership, the Managing General Partner is entitled to receive Partnership management fees in conjunction with distributions of cash from operations, subject to certain limitations. No such Partnership management fees were earned or paid during the six months ended June 30, 2015 or 2014.</div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">The Partnership may receive advances of funds from AIMCO Properties, L.P., an affiliate of the Managing General Partner and the holder of a majority of the beneficial interest of the Partnership. There were no such advances received during the six months ended June 30, 2015 and 2014. The advances bore interest at the prime rate plus 2% (5.25% at December 31, 2014) per annum. Interest expense was approximately $155,000 and $282,000 for the six months ended June 30, 2015 and 2014, respectively. At December 31, 2014, the total advances and accrued interest owed to AIMCO Properties, L.P. was approximately $11,782,000 and is included in Due to Affiliates in the accompanying balance sheet. During the six months ended June 30, 2015, using proceeds from the sale of its investment property, the Partnership repaid the outstanding principal and accrued interest due to AIMCO Properties, L.P. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances. </div><div style="line-height:120%;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">Upon the sale of the Partnership’s property, the Managing General Partner was entitled to an Incentive Compensation Fee equal to 3% of the difference between the sales price of the property and the appraised value for such property at February 1, 1992. Payment of the Incentive Compensation Fee is subordinated to the receipt by the limited partners, of: (a) distributions from capital transaction proceeds of an amount equal to their appraised investment in the Partnership at February 1, 1992, and (b) distributions from all sources (capital transactions as well as cash flow) of an amount equal to six percent (6%) per annum cumulative, non-compounded, on their appraised investment in the Partnership at February 1, 1992. These preferences were satisfied and in connection with the sale of the investment property, the Partnership paid an Incentive Compensation Fee of approximately $919,000. </div><div style="line-height:120%;text-align:justify;font-size:10pt;"> </div><div style="line-height:120%;text-align:justify;font-size:10pt;">The Partnership insured its property up to certain limits through coverage provided by Aimco which is generally self-insured for a portion of losses and liabilities related to workers’ compensation, property casualty, general liability, and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the six months ended June 30, 2015 and 2014, the Partnership was charged by Aimco and its affiliates approximately $48,000 and $43,000, respectively, for hazard insurance coverage and fees associated with policy claims administration.</div></div>

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Contingencies (Notes)
6 Months Ended

Jun. 30, 2015

Commitments and Contingencies Disclosure [Abstract]

Contingencies
Note D – Contingencies

The Partnership is unaware of any pending or outstanding litigation matters involving it or its investment property that are not of a routine nature arising in the ordinary course of business.

Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its property.

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Disposition of Investment Property and Discontinued Operations (Notes)
6 Months Ended

Jun. 30, 2015

Disposal Groups, Including Discontinue Operations Disclosure [Abstract]

Disposal Groups, Including Discontinued Operations, Disclosure [Text Block]
Note C – Disposition of Investment Property and Discontinued Operations

On March 31, 2015, the Partnership sold Colony of Kenilworth, its sole investment property, to a third party for a total sales price of $44,200,000. The net proceeds realized by the Partnership were approximately $43,210,000, after payment of closing costs of $987,000. The Partnership recognized a gain of approximately $35,278,000 as a result of the sale.

In connection with the sale, the Partnership repaid the outstanding balances of property loans encumbering the property, totaling approximately $22,530,000. In connection with the loan repayments, the Partnership recognized a loss on extinguishment of debt of approximately $5,373,000, consisting of approximately $5,161,000 of prepayment penalties, as well as the write off of unamortized deferred financing costs.

In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, or ASU 2014-08. ASU 2014-08 revised the definition of, and the requirements for reporting, a "discontinued operation." Specifically, ASU 2014-08 revised the reporting requirements to only allow a component of an entity, or group of components of an entity, to be reported in discontinued operations if their disposal represents a “strategic shift that has (or will have) a major effect on an entity’s operations and financial results.”

The Partnership adopted the provisions of ASU 2014-08 during the six months ended June 30, 2015, and the Partnership’s management believes the Partnership’s disposition of its sole investment property meets the criteria of a discontinued operation. Accordingly, the Partnership has presented its results of operations for the three and six months ended June 30, 2015 and 2014, all of which relate to the operations of the disposed property, as discontinued operations within the accompanying Statements of Discontinued Operations. Additionally, the Partnership’s assets and liabilities have been reclassified as assets held for sale and liabilities related to assets held for sale.

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Balance Sheets (Unaudited) - USD ($)
$ in Thousands

Jun. 30, 2015

Dec. 31, 2014

Assets

Cash and cash equivalents $ 843 $ 215

Receivables and deposits 8 446

Other assets 0 631

Investment property:

Land 0 1,366

Buildings and related personal property 0 30,579

Total investment property 0 31,945

Less accumulated depreciation 0 (24,090)

Investment property, net 0 7,855

Total assets 851 9,147

Liabilities related to assets held for sale:

Accounts payable 0 62

Tenant security deposit liabilities 0 218

Due to affiliates 0 11,782

Other liabilities 539 363

Mortgage notes payable 0 22,638

Total liabilities 539 35,063

Partners' Capital (Deficit)

General partner (544) (806)

Limited partners 856 (25,110)

Total partners’ capital (deficit) 312 (25,916)

Total liabilities and partners’ capital (deficit) $ 851 $ 9,147

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Basis of Presentation (Notes)
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Jun. 30, 2015

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Basis of Presentation
Note A – Basis of Presentation

The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust.

At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period.

As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners.

The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.

Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.

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Transactions With Affiliated Parties (Notes)
6 Months Ended

Jun. 30, 2015

Related Party Transactions [Abstract]

Transactions with Affiliates
Note B - Transactions with Affiliated Parties

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

Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $65,000 and $124,000 for the six months ended June 30, 2015 and 2014, respectively, which are included in operating expenses.

Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $17,000 and $22,000 for the six months ended June 30, 2015 and 2014, respectively, which is included in general and administrative expenses or capitalized as part of investment property. The portion of these reimbursements capitalized as part of investment property during the six months ended June 30, 2015 and 2014, were comprised of construction management service fees totaling approximately $15,000 and $4,000, respectively.

As compensation for services rendered in managing the Partnership, the Managing General Partner is entitled to receive Partnership management fees in conjunction with distributions of cash from operations, subject to certain limitations. No such Partnership management fees were earned or paid during the six months ended June 30, 2015 or 2014.

The Partnership may receive advances of funds from AIMCO Properties, L.P., an affiliate of the Managing General Partner and the holder of a majority of the beneficial interest of the Partnership. There were no such advances received during the six months ended June 30, 2015 and 2014. The advances bore interest at the prime rate plus 2% (5.25% at December 31, 2014) per annum. Interest expense was approximately $155,000 and $282,000 for the six months ended June 30, 2015 and 2014, respectively. At December 31, 2014, the total advances and accrued interest owed to AIMCO Properties, L.P. was approximately $11,782,000 and is included in Due to Affiliates in the accompanying balance sheet. During the six months ended June 30, 2015, using proceeds from the sale of its investment property, the Partnership repaid the outstanding principal and accrued interest due to AIMCO Properties, L.P. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances.

Upon the sale of the Partnership’s property, the Managing General Partner was entitled to an Incentive Compensation Fee equal to 3% of the difference between the sales price of the property and the appraised value for such property at February 1, 1992. Payment of the Incentive Compensation Fee is subordinated to the receipt by the limited partners, of: (a) distributions from capital transaction proceeds of an amount equal to their appraised investment in the Partnership at February 1, 1992, and (b) distributions from all sources (capital transactions as well as cash flow) of an amount equal to six percent (6%) per annum cumulative, non-compounded, on their appraised investment in the Partnership at February 1, 1992. These preferences were satisfied and in connection with the sale of the investment property, the Partnership paid an Incentive Compensation Fee of approximately $919,000.

The Partnership insured its property up to certain limits through coverage provided by Aimco which is generally self-insured for a portion of losses and liabilities related to workers’ compensation, property casualty, general liability, and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the six months ended June 30, 2015 and 2014, the Partnership was charged by Aimco and its affiliates approximately $48,000 and $43,000, respectively, for hazard insurance coverage and fees associated with policy claims administration.

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Statements of Discontinued Operations (Unaudited) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended

Jun. 30, 2015

Jun. 30, 2014

Jun. 30, 2015

Jun. 30, 2014

Income Statement [Abstract]

Income (loss) from continuing operations $ 0 $ 0 $ 0 $ 0

Revenues:

Rental income 0 1,153 1,131 2,284

Other income 0 141 137 274

Total revenues 0 1,294 1,268 2,558

Expenses:

Operating 0 539 731 1,031

General and administrative 18 26 33 43

Depreciation 0 305 295 632

Interest 0 538 543 1,076

Property taxes 0 86 89 172

Incentive compensation fee 0 0 919 0

Loss on extinguishment of debt 0 0 5,373 0

Total expenses 18 1,494 7,983 2,954

Casualty gain 0 0 130 0

Gain from sale of discontinued operations (32) 0 35,278 0

Income (loss) from discontinued operations (50) (200) 28,693 (396)

Net income (loss) (50) (200) 28,693 (396)

Net income (loss) allocated to general partner (1%) (1) (2) 287 (4)

Net income (loss) allocated to limited partners (99%) $ (49) $ (198) $ 28,406 $ (392)

Income (loss) from continuing operations per limited partnership unit $ 0.00 $ 0.00 $ 0.00 $ 0.00

Income (loss) from discontinued operations per limited partnership unit (0.46) (1.81) 259.55 (3.58)

Net income (loss) per limited partnership unit $ (0.46) $ (1.81) $ 259.55 $ (3.58)

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Statement of Changes in Partners' Deficit (Unaudited) - 6 months ended Jun. 30, 2015 - USD ($)
$ in Thousands

Total

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Limited Partner [Member]

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Increase (Decrease) in Partners' Capital [Roll Forward]

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Transactions With Affiliated Parties (Details) - USD ($)
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Jun. 30, 2014

Jun. 30, 2015

Jun. 30, 2014

Dec. 31, 2014

Related Party Transactions [Abstract]

Property management fee percentage - Related Party 5.00%

Property management fees - Related Party $ 65,000 $ 124,000

Accountable administrative expense reimbursement - Related Party 17,000 22,000

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Disposition of Investment Property and Discontinued Operations (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended

Jun. 30, 2015

Jun. 30, 2014

Jun. 30, 2015

Jun. 30, 2014

Mar. 31, 2015

Disposal Groups, Including Discontinued Operations Disclosure [Abstract]

Sales price of real estate $ 44,200

Net proceeds from sale of discontinued operations $ 43,210 $ 0

Noncash Commission and Closing Costs 987

Gain from sale of discontinued operations $ (32) $ 0 35,278 0

Payments of Debt Extinguishment Costs 22,530

Loss on extinguishment of debt $ 0 $ 0 5,373 $ 0

Prepayment Penalties Associated With Loans $ 5,161

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Statements of Cash Flows (Unaudited) - USD ($)
$ in Thousands
6 Months Ended

Jun. 30, 2015

Jun. 30, 2014

Cash flows from operating activities:

Net income $ 28,693 $ (396)

Adjustments to reconcile net income (loss) to net cash provided

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Depreciation 295 632

Amortization of loan costs 39 20

Change in accounts:

Receivables and deposits 438 (55)

Other assets 525 217

Accounts payable (62) 34

Tenant security deposit liabilities (218) 42

Due to affiliates (2,104) 19

Other liabilities (398) (50)

Net cash used in operating activities (8,070) 463

Cash flows used in investing activities:

Net proceeds from sale of discontinued operations 43,210 0

Property improvements and replacements (232) (167)

Net cash provided by investing activities 42,978 (167)

Cash flows used in financing activities:

Repayments of Related Party Debt (9,678) 0

Payments on mortgage notes payable (22,638) (202)

Payments of Capital Distribution (1,964) 0

Net Cash Provided by (Used in) Financing Activities (34,280) (202)

Net increase in cash and cash equivalents 628 94

Cash and cash equivalents at beginning of period 215 261

Cash and cash equivalents at end of period 843 355

Supplemental disclosure of cash flow information:

Cash paid for interest 2,839 873

Supplemental disclosure of non-cash activity:

Property improvements and replacements included in accounts payable $ 0 $ 185

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Basis of Presentation (Policies)
6 Months Ended

Jun. 30, 2015

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Basis of Presentation
The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust.

At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period.

As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners.

The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed.

Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.

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Contingencies (Notes)	6 Months Ended
Contingencies (Notes)	Jun. 30, 2015
Commitments and Contingencies Disclosure [Abstract]
Contingencies	Note D – Contingencies The Partnership is unaware of any pending or outstanding litigation matters involving it or its investment property that are not of a routine nature arising in the ordinary course of business. Various Federal, state and local laws subject property owners or operators to liability for management, and the costs of removal or remediation, of certain potentially hazardous materials present on a property, including lead-based paint, asbestos, polychlorinated biphenyls, petroleum-based fuels, and other miscellaneous materials. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release or presence of such materials. The presence of, or the failure to manage or remedy properly, these materials may adversely affect occupancy at affected apartment communities and the ability to sell or finance affected properties. In addition to the costs associated with investigation and remediation actions brought by government agencies, and potential fines or penalties imposed by such agencies in connection therewith, the improper management of these materials on a property could result in claims by private plaintiffs for personal injury, disease, disability or other infirmities. Various laws also impose liability for the cost of removal, remediation or disposal of these materials through a licensed disposal or treatment facility. Anyone who arranges for the disposal or treatment of these materials is potentially liable under such laws for the proper operation of the disposal facility. These laws often impose liability whether or not the person arranging for the disposal ever owned or operated the disposal facility. In connection with the ownership, operation and management of its property, the Partnership could potentially be responsible for environmental liabilities or costs associated with its property.

Disposition of Investment Property and Discontinued Operations (Notes)	6 Months Ended
	Jun. 30, 2015
Disposal Groups, Including Discontinue Operations Disclosure [Abstract]
Disposal Groups, Including Discontinued Operations, Disclosure [Text Block]	Note C – Disposition of Investment Property and Discontinued Operations On March 31, 2015, the Partnership sold Colony of Kenilworth, its sole investment property, to a third party for a total sales price of $44,200,000. The net proceeds realized by the Partnership were approximately $43,210,000, after payment of closing costs of $987,000. The Partnership recognized a gain of approximately $35,278,000 as a result of the sale. In connection with the sale, the Partnership repaid the outstanding balances of property loans encumbering the property, totaling approximately $22,530,000. In connection with the loan repayments, the Partnership recognized a loss on extinguishment of debt of approximately $5,373,000, consisting of approximately $5,161,000 of prepayment penalties, as well as the write off of unamortized deferred financing costs. In April 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity, or ASU 2014-08. ASU 2014-08 revised the definition of, and the requirements for reporting, a "discontinued operation." Specifically, ASU 2014-08 revised the reporting requirements to only allow a component of an entity, or group of components of an entity, to be reported in discontinued operations if their disposal represents a “strategic shift that has (or will have) a major effect on an entity’s operations and financial results.” The Partnership adopted the provisions of ASU 2014-08 during the six months ended June 30, 2015, and the Partnership’s management believes the Partnership’s disposition of its sole investment property meets the criteria of a discontinued operation. Accordingly, the Partnership has presented its results of operations for the three and six months ended June 30, 2015 and 2014, all of which relate to the operations of the disposed property, as discontinued operations within the accompanying Statements of Discontinued Operations. Additionally, the Partnership’s assets and liabilities have been reclassified as assets held for sale and liabilities related to assets held for sale.

Balance Sheets (Unaudited) - USD ($) $ in Thousands	Jun. 30, 2015	Dec. 31, 2014
Assets
Cash and cash equivalents	$ 843	$ 215
Receivables and deposits	8	446
Other assets	0	631
Investment property:
Land	0	1,366
Buildings and related personal property	0	30,579
Total investment property	0	31,945
Less accumulated depreciation	0	(24,090)
Investment property, net	0	7,855
Total assets	851	9,147
Liabilities related to assets held for sale:
Accounts payable	0	62
Tenant security deposit liabilities	0	218
Due to affiliates	0	11,782
Other liabilities	539	363
Mortgage notes payable	0	22,638
Total liabilities	539	35,063
Partners' Capital (Deficit)
General partner	(544)	(806)
Limited partners	856	(25,110)
Total partners’ capital (deficit)	312	(25,916)
Total liabilities and partners’ capital (deficit)	$ 851	$ 9,147

Basis of Presentation (Notes)	6 Months Ended
Basis of Presentation (Notes)	Jun. 30, 2015
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Basis of Presentation	Note A – Basis of Presentation The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period. As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners. The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed. Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.

Transactions With Affiliated Parties (Notes)	6 Months Ended
Transactions With Affiliated Parties (Notes)	Jun. 30, 2015
Related Party Transactions [Abstract]
Transactions with Affiliates	Note B - Transactions with Affiliated Parties The Partnership has no employees and depends on the Managing General Partner and its affiliates for the management and administration of all Partnership activities. The Partnership Agreement provides for certain payments to affiliates for services and as reimbursement of certain expenses incurred by affiliates on behalf of the Partnership. Affiliates of the Managing General Partner receive 5% of gross receipts from the Partnership's property as compensation for providing property management services. The Partnership paid to such affiliates approximately $65,000 and $124,000 for the six months ended June 30, 2015 and 2014, respectively, which are included in operating expenses. Affiliates of the Managing General Partner charged the Partnership for reimbursement of accountable administrative expenses amounting to approximately $17,000 and $22,000 for the six months ended June 30, 2015 and 2014, respectively, which is included in general and administrative expenses or capitalized as part of investment property. The portion of these reimbursements capitalized as part of investment property during the six months ended June 30, 2015 and 2014, were comprised of construction management service fees totaling approximately $15,000 and $4,000, respectively. As compensation for services rendered in managing the Partnership, the Managing General Partner is entitled to receive Partnership management fees in conjunction with distributions of cash from operations, subject to certain limitations. No such Partnership management fees were earned or paid during the six months ended June 30, 2015 or 2014. The Partnership may receive advances of funds from AIMCO Properties, L.P., an affiliate of the Managing General Partner and the holder of a majority of the beneficial interest of the Partnership. There were no such advances received during the six months ended June 30, 2015 and 2014. The advances bore interest at the prime rate plus 2% (5.25% at December 31, 2014) per annum. Interest expense was approximately $155,000 and $282,000 for the six months ended June 30, 2015 and 2014, respectively. At December 31, 2014, the total advances and accrued interest owed to AIMCO Properties, L.P. was approximately $11,782,000 and is included in Due to Affiliates in the accompanying balance sheet. During the six months ended June 30, 2015, using proceeds from the sale of its investment property, the Partnership repaid the outstanding principal and accrued interest due to AIMCO Properties, L.P. The Partnership may receive additional advances of funds from AIMCO Properties, L.P. although AIMCO Properties, L.P. is not obligated to provide such advances. Upon the sale of the Partnership’s property, the Managing General Partner was entitled to an Incentive Compensation Fee equal to 3% of the difference between the sales price of the property and the appraised value for such property at February 1, 1992. Payment of the Incentive Compensation Fee is subordinated to the receipt by the limited partners, of: (a) distributions from capital transaction proceeds of an amount equal to their appraised investment in the Partnership at February 1, 1992, and (b) distributions from all sources (capital transactions as well as cash flow) of an amount equal to six percent (6%) per annum cumulative, non-compounded, on their appraised investment in the Partnership at February 1, 1992. These preferences were satisfied and in connection with the sale of the investment property, the Partnership paid an Incentive Compensation Fee of approximately $919,000. The Partnership insured its property up to certain limits through coverage provided by Aimco which is generally self-insured for a portion of losses and liabilities related to workers’ compensation, property casualty, general liability, and vehicle liability. The Partnership insures its property above the Aimco limits through insurance policies obtained by Aimco from insurers unaffiliated with the Managing General Partner. During the six months ended June 30, 2015 and 2014, the Partnership was charged by Aimco and its affiliates approximately $48,000 and $43,000, respectively, for hazard insurance coverage and fees associated with policy claims administration.

Statements of Discontinued Operations (Unaudited) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2015	Jun. 30, 2014	Jun. 30, 2015	Jun. 30, 2014
Income Statement [Abstract]
Income (loss) from continuing operations	$ 0	$ 0	$ 0	$ 0
Revenues:
Rental income	0	1,153	1,131	2,284
Other income	0	141	137	274
Total revenues	0	1,294	1,268	2,558
Expenses:
Operating	0	539	731	1,031
General and administrative	18	26	33	43
Depreciation	0	305	295	632
Interest	0	538	543	1,076
Property taxes	0	86	89	172
Incentive compensation fee	0	0	919	0
Loss on extinguishment of debt	0	0	5,373	0
Total expenses	18	1,494	7,983	2,954
Casualty gain	0	0	130	0
Gain from sale of discontinued operations	(32)	0	35,278	0
Income (loss) from discontinued operations	(50)	(200)	28,693	(396)
Net income (loss)	(50)	(200)	28,693	(396)
Net income (loss) allocated to general partner (1%)	(1)	(2)	287	(4)
Net income (loss) allocated to limited partners (99%)	$ (49)	$ (198)	$ 28,406	$ (392)
Income (loss) from continuing operations per limited partnership unit	$ 0.00	$ 0.00	$ 0.00	$ 0.00
Income (loss) from discontinued operations per limited partnership unit	(0.46)	(1.81)	259.55	(3.58)
Net income (loss) per limited partnership unit	$ (0.46)	$ (1.81)	$ 259.55	$ (3.58)

Document and Entity Information - Jun. 30, 2015 - shares	Total
Document and Entity Information [Abstract]
Entity Registrant Name	NATIONAL PROPERTY INVESTORS 6
Entity Central Index Key	0000708870
Document Type	10-Q
Document Period End Date	Jun. 30, 2015
Amendment Flag	false
Document Fiscal Year Focus	2015
Document Fiscal Period Focus	Q2
Current Fiscal Year End Date	--12-31
Entity Well-known Seasoned Issuer	No
Entity Current Reporting Status	Yes
Entity Filer Category	Smaller Reporting Company
Outstanding Limited Partnership Units	109,446

Statement of Changes in Partners' Deficit (Unaudited) - 6 months ended Jun. 30, 2015 - USD ($) $ in Thousands	Total	General Partner [Member]	Limited Partner [Member]
Partners' deficit at December 31, 2014 at Dec. 31, 2014	$ (25,916)	$ (806)	$ (25,110)
Increase (Decrease) in Partners' Capital [Roll Forward]
Net income for the six months ended June 30, 2015	28,693	287	28,406
Partners' (deficit) capital at June 30, 2015 at Jun. 30, 2015	312	(544)	856
Increase (Decrease) in Partners' Capital [Roll Forward]
Distributed Earnings	$ (2,465)	$ (25)	$ (2,440)

Basis of Presentation (Details) - shares	Jun. 30, 2015	Dec. 31, 2014
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Outstanding Limited Partnership Units (in shares)	109,446	109,496

Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2015	Jun. 30, 2014
Cash flows from operating activities:
Net income	$ 28,693	$ (396)
Adjustments to reconcile net income (loss) to net cash provided
Gain on sale of discontinued operations	(35,278)	0
Depreciation	295	632
Amortization of loan costs	39	20
Change in accounts:
Receivables and deposits	438	(55)
Other assets	525	217
Accounts payable	(62)	34
Tenant security deposit liabilities	(218)	42
Due to affiliates	(2,104)	19
Other liabilities	(398)	(50)
Net cash used in operating activities	(8,070)	463
Cash flows used in investing activities:
Net proceeds from sale of discontinued operations	43,210	0
Property improvements and replacements	(232)	(167)
Net cash provided by investing activities	42,978	(167)
Cash flows used in financing activities:
Repayments of Related Party Debt	(9,678)	0
Payments on mortgage notes payable	(22,638)	(202)
Payments of Capital Distribution	(1,964)	0
Net Cash Provided by (Used in) Financing Activities	(34,280)	(202)
Net increase in cash and cash equivalents	628	94
Cash and cash equivalents at beginning of period	215	261
Cash and cash equivalents at end of period	843	355
Supplemental disclosure of cash flow information:
Cash paid for interest	2,839	873
Supplemental disclosure of non-cash activity:
Property improvements and replacements included in accounts payable	$ 0	$ 185

Basis of Presentation (Policies)	6 Months Ended
Basis of Presentation (Policies)	Jun. 30, 2015
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Basis of Presentation	The accompanying unaudited financial statements of National Property Investors 6 (the "Partnership" or "Registrant") have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of NPI Equity Investments, Inc. (the "Managing General Partner"), all adjustments (consisting of normal recurring items) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2014 has been derived from the audited financial statements at that date but does not include all of the information and disclosures required by generally accepted accounting principles for complete financial statements. For further information, refer to the financial statements and footnotes thereto included in the Partnership's Annual Report on Form 10-K for the fiscal year ended December 31, 2014. The Managing General Partner is an affiliate of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. At June 30, 2015 and December 31, 2014, the Partnership had outstanding 109,446 and 109,496 units of limited partnership interest, respectively. Net income or loss per Limited Partnership Unit is computed by dividing the net income or loss allocated to the limited partners by the number of Limited Partnership Units outstanding at the beginning of the corresponding period. As discussed in Note C, the Partnership sold its sole investment property on March 31, 2015, and, in accordance with the terms of its Partnership Agreement, has commenced dissolution of the Partnership, which includes repayment of outstanding advances to an affiliate of the Managing General Partner and distribution of remaining amounts available for distribution to the partners. The Partnership’s management evaluated subsequent events through the time this Quarterly Report on Form 10-Q was filed. Certain reclassifications have been made to the 2014 balances to conform to the 2015 presentation, specifically related to reflecting the discontinued operations and held for sale presentations.