National Property Investors 6 10-K 31 Mar 14 2013 FY Annual report Financial data

Document_and_Entity_Informatio

Document and Entity Information	12 Months Ended
	Dec. 31, 2013
Document and Entity Information:	'
Entity Registrant Name	'NATIONAL PROPERTY INVESTORS 6
Document Type	'10-K
Document Period End Date	31-Dec-13
Amendment Flag	'false
Entity Central Index Key	'0000708870
Current Fiscal Year End Date	'--12-31
Entity Common Stock, Shares Outstanding	109,496
Entity Filer Category	'Smaller Reporting Company
Entity Current Reporting Status	'Yes
Entity Voluntary Filers	'No
Entity Well-known Seasoned Issuer	'No
Document Fiscal Year Focus	'2013
Document Fiscal Period Focus	'FY

Balance_Sheets

Balance Sheets (USD $)	Dec. 31, 2013	Dec. 31, 2012
In Thousands, unless otherwise specified
Assets	'	'
Cash and cash equivalents	$261	$789
Receivables and deposits	425	381
Other assets	651	705
Investment property:	'	'
Land	1,366	1,366
Buildings and related personal property	30,076	29,727
Total investment property	31,442	31,093
Less accumulated depreciation	-23,203	-21,952
Investment property, net	8,239	9,141
Total assets	9,576	11,016
Liabilities	'	'
Accounts payable	50	665
Tenant security deposit liabilities	184	172
Due to affiliates	10,938	10,048
Other liabilities	395	315
Mortgage notes payable	23,048	23,432
Total liabilities	34,615	34,632
Partners' Deficit	'	'
General partner	-797	-783
Limited partners	-24,242	-22,833
Total partners' deficit	-25,039	-23,616
Total liabilities and partners' deficit	$9,576	$11,016

Statements_of_Operations

Statements of Operations (USD $)	12 Months Ended
In Thousands, except Per Share data, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Revenues:	'	'
Rental income	$4,366	$4,173
Other income	608	591
Total revenues	4,974	4,764
Expenses:	'	'
Operating	2,010	2,069
General and administrative	111	114
Depreciation	1,574	1,634
Interest	2,158	2,088
Property taxes	544	507
Total expenses	6,397	6,412
Net loss	-1,423	-1,648
Net loss allocated to general partner (1%)	-14	-16
Net loss allocated to limited partners (99%)	($1,409)	($1,632)
Net loss per limited partnership unit	($12.86)	($14.90)

Statement_of_Shareholders_Equi

Statement of Shareholders Equity (Deficit) (USD $)	General Partner	Limited Partners	Total
In Thousands
Partners' deficit, beginning balance at Dec. 31, 2011	($767)	($21,201)	($21,968)
Net loss	-16	-1,632	-1,648
Partners' deficit, ending balance at Dec. 31, 2012	-783	-22,833	-23,616
Net loss	-14	-1,409	-1,423
Partners' deficit, ending balance at Dec. 31, 2013	($797)	($24,242)	($25,039)

Statements_of_Cash_Flows

Statements of Cash Flows (USD $)	12 Months Ended
In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Cash flows from operating activities:	'	'
Net loss	($1,423)	($1,648)
Adjustments to reconcile net loss to net cash provided by operating activities:	'	'
Depreciation	1,574	1,634
Amortization of loan costs	39	39
Change in accounts:	'	'
Receivables and deposits	-44	138
Other assets	15	-5
Accounts payable	-159	77
Tenant security deposit liabilities	12	-81
Due to affiliates	365	501
Other liabilities	80	26
Net cash provided by operating activities	459	681
Cash flows used in investing activities:	'	'
Property improvements and replacements	-1,128	-926
Cash flows from financing activities:	'	'
Payments on mortgage notes payable	-384	-359
Advances from affiliate	525	1,328
Net cash provided by financing activities	141	969
Net increase (decrease) in cash and cash equivalents	-528	724
Cash and cash equivalents at beginning of period	789	65
Cash and cash equivalents at end of period	261	789
Supplemental disclosure of cash flow information:	'	'
Cash paid for interest	1,581	1,592
Supplemental disclosure of non-cash activity:	'	'
Property improvements and replacements included in accounts payable	$18	$474

Note_A_Organization_and_Summar

Note A - Organization and Summary of Significant Accounting Policies	12 Months Ended
	Dec. 31, 2013
Notes	'
Note A - Organization and Summary of Significant Accounting Policies	'
	Note A - Organization and Summary of Significant Accounting Policies
	Organization
	National Property Investors 6 (the "Partnership" or "Registrant") is a California limited partnership formed on October 15, 1982.  The Partnership is engaged in the business of operating and holding one apartment property located in Towson, Maryland for investment. NPI Equity Investments, Inc., a Florida corporation, became the Partnership's managing general partner (the "Managing General Partner" or "NPI Equity") on June 21, 1991. The Managing General Partner is a subsidiary of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. The partnership agreement provides that the Partnership is to terminate on December 31, 2022.
	Subsequent Events
	The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.
	Reclassifications
	Certain reclassifications have been made to the 2012 balances to conform to the 2013 presentation.  On the statements of cash flows, the bad debt expense for the year ended December 31, 2012 was reclassified to the change in receivables and deposits to conform with the presentation for the year ended December 31, 2013.
	Use of Estimates
	The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates.
	Abandoned Units
	During the years ended December 31, 2013 and 2012, the number of limited partnership units (the “Units”) decreased by 28 and 36 Units, respectively, due to limited partners abandoning their Units.  In abandoning his or her Units, a limited partner relinquishes all right, title and interest in the Partnership as of the date of the abandonment.
	Net Loss Per Limited Partnership Unit
	At December 31, 2013 and 2012, the Partnership had outstanding 109,496 and 109,524 Units, respectively.  Net loss per Limited Partnership Unit is computed by dividing net loss allocated to the limited partners by the number of Units outstanding at the beginning of the fiscal year. The number of Units used was 109,524 and 109,560  Units for the years ended December 31, 2013 and 2012, respectively.
	Allocation of Income, Loss and Distributions
	Net income, net loss and distributions of cash of the Partnership are allocated between the general and limited partners in accordance with the provisions of the Partnership Agreement.
	Fair Value of Financial Statements
	Financial Accounting Standards Board Accounting Standards Codification Topic 825, “Financial Instruments”, requires disclosure of fair value information about financial instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. The Partnership is required to classify these fair value measurements into one of three categories, based on the nature of the inputs used in the fair value measurement.  Level 1 of the hierarchy includes fair value measurements based on unadjusted quoted prices in active markets for identical assets or liabilities the Partnership can access at the measurement date. Level 2 includes fair value measurements based on inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly.  Level 3 includes fair value measurements based on unobservable inputs.  The classification of fair value measurements is subjective and generally accepted accounting principles requires the Partnership to disclose more detailed information regarding those fair value measurements classified within the lower levels of the hierarchy.  The Partnership believes that the carrying amount of its financial instruments (except for mortgage notes payable) approximates their fair value due to the short-term maturity of these instruments. The Partnership estimates the fair value of its mortgage notes payable by discounting future cash flows using a discount rate commensurate with that currently believed to be available to the Partnership for similar term, mortgage notes payable. The Partnership has classified this fair value measurement within Level 2 of the fair value hierarchy. At December 31, 2013, the fair value of the Partnership's mortgage notes payable at the Partnership's incremental borrowing rate was approximately $25,107,000.
	Cash and Cash Equivalents
	Cash and cash equivalents include cash on hand and cash in banks. At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits. Cash balances included approximately $ 261,000 and $ 789,000 at December 31, 2013 and 2012, respectively, that are maintained by an affiliated management company on behalf of affiliated entities in cash concentration accounts.
	Tenant Security Deposits
	The Partnership requires security deposits from lessees for the duration of the lease and such deposits are included in receivables and deposits. The security deposits are refunded when the tenant vacates, provided the tenant has not damaged the space and is current on rental payments.
	Depreciation
	Depreciation is provided by the straight-line method over the estimated lives of the apartment property and related personal property. For Federal income tax purposes, the modified accelerated cost recovery method is used for depreciation of (1) real property over 27 1/2 years and (2) personal property additions over 5 years.
	Deferred Costs
	Loan costs of approximately $ 649,000 at both December 31, 2013 and 2012, less accumulated amortization of approximately $ 388,000 and $ 349,000, respectively, are included in other assets and are amortized over the term of the related loan agreements. The total amortization expense for each of the years ended December 31, 2013 and 2012 was approximately $ 39,000 and is included in interest expense. Amortization expense is expected to be approximately $ 39,000 for each of the years 2014 through 2018.
	Leasing commissions and other direct costs incurred in connection with successful leasing efforts are deferred and amortized over the terms of the related leases.  Amortization of these costs is included in operating expenses.
	Leases
	The Partnership generally leases apartment units for twelve-month terms or less.  The Partnership will offer 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, is recognized on a straight-line basis over the term of the lease.  The Partnership evaluates all accounts receivable from residents and establishes 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.
	Investment Property
	Investment property consists of one apartment complex and is stated at cost, less accumulated depreciation, unless the carrying amount of the asset is not recoverable. The Partnership capitalizes costs incurred in connection with capital additions activities, including redevelopment and construction projects, other tangible property improvements and replacements of existing property components. Included in these capitalized costs are payroll costs associated with time spent by site employees in connection with capital additions activities at the property level. The Partnership capitalizes interest, property taxes and insurance during periods in which redevelopment and construction projects are in progress. The Partnership did not capitalize any costs related to interest, property taxes or insurance during the years ended December 31, 2013 and 2012. Capitalized costs are depreciated over the estimated useful life of the asset. The Partnership charges to expense as incurred costs including ordinary repairs, maintenance and resident turnover costs.
	If events or circumstances indicate that the carrying amount of the property may not be recoverable, the Partnership will make an assessment of its recoverability by comparing the carrying amount to the Partnership’s estimate of the undiscounted future cash flows, excluding interest charges, of the property.   If the carrying amount exceeds the estimated aggregate undiscounted future cash flows, the Partnership would recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property. No adjustments for impairment of value were necessary for the years ending December 31, 2013 and 2012.
	Segment Reporting
	ASC Topic 280-10, “Segment Reporting”, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment.
	Advertising Costs
	Advertising costs of approximately $ 85,000 and $ 76,000 for the years ended December 31, 2013 and 2012, respectively, were charged to expense as incurred and are included in operating expenses.

Note_B_Mortgage_Notes_Payable

Note B - Mortgage Notes Payable	12 Months Ended
	Dec. 31, 2013
Notes	'
Note B - Mortgage Notes Payable	'
	Note B - Mortgage Notes Payable
	The principal terms of mortgage notes payable are as follows:
	Property	Principal Balance at December 31, 2013	Principal Balance at December 31, 2012	Monthly Payment Including Interest	Stated Interest Rate	Maturity Date	Principal Balance Due at Maturity
		( in thousands )		( in thousands)			(in thousands)
	Colony at Kenilworth Apartments   1st mortgage	$11,144	$11,306	$84	7.58%	7/1/21	$9,451
	Colony at Kenilworth Apartments 2nd mortgage	11,904	12,126	78	5.93%	7/1/19	10,415
	Total	$ 23,048	$ 23,432	$ 162			$19,866
	The mortgage notes payable are fixed rate mortgages that are nonrecourse and are secured by pledge of the Partnership's investment property and by a pledge of revenue from the investment property. The mortgage notes payable include prepayment penalties if repaid prior to maturity. Further, the property may not be sold subject to existing indebtedness.
	Scheduled principal payments of the mortgage notes payable subsequent to December 31, 2013 are as follows (in thousands):
	2014	$   410
	2015	438
	2016	468
	2017	501
	2018	535
	Thereafter	20,696
		$23,048

Note_C_Income_Taxes

Note C - Income Taxes	12 Months Ended
	Dec. 31, 2013
Notes	'
Note C - Income Taxes	'
	Note C - Income Taxes
	The Partnership is classified as a partnership for Federal income tax purposes. Accordingly, no provision for income taxes is made in the financial statements of the Partnership. Taxable income or loss of the Partnership is reported in the income tax returns of its partners.
	The following is a reconciliation of reported net loss and Federal taxable (loss) income (in thousands, except per unit data):
		2013	2012
	Net loss as reported	($1,423)	($1,648)
	(Deduct) add:
	Depreciation differences	363	371
	Prepaid rent	9	(2)
	Other	92	61
	Federal taxable loss	($959)	($1,218)
	Federal taxable (loss) income per limited partnership unit	$   (.77)	$   4.04
	For 2013 and 2012, allocations under the Internal Revenue Code section 704(b) resulted in the limited partners being allocated a non-pro rata amount of taxable loss or income.
	The following is a reconciliation between the Partnership's reported amounts and Federal tax basis of net liabilities (in thousands):
		2013	2012
	Net liabilities as reported	($25,039)	($23,616)
	Land and buildings	5,810	5,420
	Accumulated depreciation	(5,488)	(5,528)
	Syndication and distribution costs	6,295	6,295
	Prepaid rent	22	13
	Other	197	172
	Net liabilities - tax basis	($18,203)	($17,244)

Note_D_Transactions_With_Affil

Note D - Transactions With Affiliated Parties	12 Months Ended
	Dec. 31, 2013
Notes	'
Note D - Transactions With Affiliated Parties	'
	Note D - 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 $247,000 and $238,000 for the years ended December 31, 2013 and 2012, 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 $139,000 and $174,000 for the years ended December 31, 2013 and 2012, respectively, which is included in general and administrative expenses and investment property.  The portion of these reimbursements included in investment property for the years ended December 31, 2013 and 2012 are construction management services provided by an affiliate of the Managing General Partner of approximately $103,000 and $126,000, respectively.  At December 31, 2013 and 2012, approximately $163,000 and $332,000, respectively, of reimbursements were due to the Managing General Partner and are included in due to affiliates.
	For services relating to the administration of the Partnership and operation of the Partnership's property, the Managing General Partner is entitled to receive payment for non-accountable expenses up to a maximum of $150,000 per year, based upon the number of Partnership units sold, subject to certain limitations. No such reimbursements were made during the years ended December 31, 2013 or 2012.
	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 years ended December 31, 2013 or 2012.
	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. During the year ended December 31, 2013, AIMCO Properties, L.P. advanced the Partnership approximately $525,000 to fund real estate taxes at the Partnership’s investment property. During the year ended December 31, 2012, AIMCO Properties, L.P. advanced the Partnership approximately $1,328,000 to fund operations at the Partnership and real estate taxes, capital improvements and operations at the Partnership’s investment property. The advances bear interest at the prime rate plus 2% (5.25% at December 31, 2013) per annum. Interest expense was approximately $534,000 and $444,000 for the years ended December 31, 2013 and 2012, respectively. At December 31, 2013 and 2012, the total advances and accrued interest owed to AIMCO Properties, L.P. was approximately $10,775,000 and $9,716,000, respectively, and is included in due to affiliates. 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.  For more information on AIMCO Properties, L.P., including copies of its audited balance sheet, please see its reports filed with the Securities and Exchange Commission.
	Upon the sale of the Partnership’s property, NPI Equity will be 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. Prior to 2012, these preferences were met.
	The Partnership insures 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 years ended December 31, 2013 and 2012, the Partnership was charged by Aimco and its affiliates approximately $60,000 and $66,000, respectively, for insurance coverage and fees associated with policy claims administration.
	In addition to its indirect ownership of the Managing General Partner interest in the Partnership, Aimco and its affiliates owned 76,622 Units in the Partnership representing 69.98% of the outstanding Units at December 31, 2013. A number of these Units were acquired pursuant to tender offers made by Aimco or its affiliates. It is possible that Aimco or its affiliates will acquire additional Units in exchange for cash or a combination of cash and units in AIMCO Properties, L.P., the operating partnership of Aimco, either through private purchases or tender offers. 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 69.98% 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 46,289 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 unitholders. 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.

Note_E_Investment_Property_and

Note E - Investment Property and Accumulated Depreciation	12 Months Ended
	Dec. 31, 2013
Notes	'
Note E - Investment Property and Accumulated Depreciation	'
	Note E – Investment Property and Accumulated Depreciation
			Initial Cost
			To Partnership
			(in thousands)
	Description	Encumbrances	Land	Buildings and Related Personal Property	Net Cost Capitalized Subsequent to Acquisition
		(in thousands)			(in thousands)
	Colony at Kenilworth  Apartments	$23,048	$1,306	$13,187	$16,949
		Gross Amount At Which Carried
		At December 31, 2013
		(in thousands)
	Description	Land	Buildings And Related Personal Property	Total	Accumulated Depreciation	Year of Construction	Date Acquired	Depreciable Life
					(in thousands)
	Colony at Kenilworth Apartments	$1,366	$30,076	$31,442	$23,203	1967	Mar-84	5-30 yrs
	Reconciliation of “Investment Property and Accumulated Depreciation” (in thousands):
		December 31, 2013	December 31, 2012
	Investment Property
	Balance at beginning of year	$31,093	$29,941
	Property improvements and replacements	672	1,362
	Casualty adjustment	--	2
	Retirement of assets	(323)	(212)
	Balance at end of year	$31,442	$31,093
	Accumulated Depreciation
	Balance at beginning of year	$21,952	$20,528
	Additions charged to expense	1,574	1,634
	Casualty adjustment	--	2
	Retirement of assets	(323)	(212)
	Balance at end of year	$23,203	$21,952
	During the years ended December 31, 2013 and 2012, the Partnership retired and wrote-off property improvements and replacements no longer being used that had a cost basis of approximately $ 323,000 and $ 212,000, respectively, and accumulated depreciation of approximately $ 323,000 and $ 212,000, respectively, which are included in the table above.
	The aggregate cost of the investment property for Federal income tax purposes at December 31, 2013 and 2012 is approximately $ 37,252,000 and $ 36,513,000, respectively. The accumulated depreciation taken for Federal income tax purposes at December 31, 2013 and 2012 is approximately $ 28,691,000 and $ 27,480,000, respectively.

Note_F_Contingencies

Note F - Contingencies	12 Months Ended
	Dec. 31, 2013
Notes	'
Note F - Contingencies	'
	Note F - 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.

Note_A_Organization_and_Summar1

Note A - Organization and Summary of Significant Accounting Policies: Organization (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Organization	'
	Organization
	National Property Investors 6 (the "Partnership" or "Registrant") is a California limited partnership formed on October 15, 1982.  The Partnership is engaged in the business of operating and holding one apartment property located in Towson, Maryland for investment. NPI Equity Investments, Inc., a Florida corporation, became the Partnership's managing general partner (the "Managing General Partner" or "NPI Equity") on June 21, 1991. The Managing General Partner is a subsidiary of Apartment Investment and Management Company ("Aimco"), a publicly traded real estate investment trust. The partnership agreement provides that the Partnership is to terminate on December 31, 2022.

Note_A_Organization_and_Summar2

Note A - Organization and Summary of Significant Accounting Policies: Subsequent Events (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Subsequent Events	'
	Subsequent Events
	The Partnership’s management evaluated subsequent events through the time this Annual Report on Form 10-K was filed.

Note_A_Organization_and_Summar3

Note A - Organization and Summary of Significant Accounting Policies: Reclassifications (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Reclassifications	'
	Reclassifications
	Certain reclassifications have been made to the 2012 balances to conform to the 2013 presentation.  On the statements of cash flows, the bad debt expense for the year ended December 31, 2012 was reclassified to the change in receivables and deposits to conform with the presentation for the year ended December 31, 2013.

Note_A_Organization_and_Summar4

Note A - Organization and Summary of Significant Accounting Policies: Use of Estimates (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Use of Estimates	'
	Use of Estimates
	The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates.

Note_A_Organization_and_Summar5

Note A - Organization and Summary of Significant Accounting Policies: Abandoned Units (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Abandoned Units	'
	Abandoned Units
	During the years ended December 31, 2013 and 2012, the number of limited partnership units (the “Units”) decreased by 28 and 36 Units, respectively, due to limited partners abandoning their Units.  In abandoning his or her Units, a limited partner relinquishes all right, title and interest in the Partnership as of the date of the abandonment.

Note_A_Organization_and_Summar6

Note A - Organization and Summary of Significant Accounting Policies: Net Loss Per Limited Partnership Unit (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Net Loss Per Limited Partnership Unit	'
	Net Loss Per Limited Partnership Unit
	At December 31, 2013 and 2012, the Partnership had outstanding 109,496 and 109,524 Units, respectively.  Net loss per Limited Partnership Unit is computed by dividing net loss allocated to the limited partners by the number of Units outstanding at the beginning of the fiscal year. The number of Units used was 109,524 and 109,560  Units for the years ended December 31, 2013 and 2012, respectively.

Note_A_Organization_and_Summar7

Note A - Organization and Summary of Significant Accounting Policies: Allocation of Income, Loss and Distributions (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Allocation of Income, Loss and Distributions	'
	Allocation of Income, Loss and Distributions
	Net income, net loss and distributions of cash of the Partnership are allocated between the general and limited partners in accordance with the provisions of the Partnership Agreement.

Note_A_Organization_and_Summar8

Note A - Organization and Summary of Significant Accounting Policies: Fair Value of Financial Statements (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Fair Value of Financial Statements	'
	Fair Value of Financial Statements
	Financial Accounting Standards Board Accounting Standards Codification Topic 825, “Financial Instruments”, requires disclosure of fair value information about financial instruments, whether or not recognized in the balance sheet, for which it is practicable to estimate fair value. Fair value is defined as the amount at which the instruments could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale. The Partnership is required to classify these fair value measurements into one of three categories, based on the nature of the inputs used in the fair value measurement.  Level 1 of the hierarchy includes fair value measurements based on unadjusted quoted prices in active markets for identical assets or liabilities the Partnership can access at the measurement date. Level 2 includes fair value measurements based on inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly or indirectly.  Level 3 includes fair value measurements based on unobservable inputs.  The classification of fair value measurements is subjective and generally accepted accounting principles requires the Partnership to disclose more detailed information regarding those fair value measurements classified within the lower levels of the hierarchy.  The Partnership believes that the carrying amount of its financial instruments (except for mortgage notes payable) approximates their fair value due to the short-term maturity of these instruments. The Partnership estimates the fair value of its mortgage notes payable by discounting future cash flows using a discount rate commensurate with that currently believed to be available to the Partnership for similar term, mortgage notes payable. The Partnership has classified this fair value measurement within Level 2 of the fair value hierarchy. At December 31, 2013, the fair value of the Partnership's mortgage notes payable at the Partnership's incremental borrowing rate was approximately $25,107,000.

Note_A_Organization_and_Summar9

Note A - Organization and Summary of Significant Accounting Policies: Cash and Cash Equivalents (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Cash and Cash Equivalents	'
	Cash and Cash Equivalents
	Cash and cash equivalents include cash on hand and cash in banks. At certain times, the amount of cash deposited at a bank may exceed the limit on insured deposits. Cash balances included approximately $ 261,000 and $ 789,000 at December 31, 2013 and 2012, respectively, that are maintained by an affiliated management company on behalf of affiliated entities in cash concentration accounts.

Recovered_Sheet1

Note A - Organization and Summary of Significant Accounting Policies: Tenant Security Deposits (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Tenant Security Deposits	'
	Tenant Security Deposits
	The Partnership requires security deposits from lessees for the duration of the lease and such deposits are included in receivables and deposits. The security deposits are refunded when the tenant vacates, provided the tenant has not damaged the space and is current on rental payments.

Recovered_Sheet2

Note A - Organization and Summary of Significant Accounting Policies: Depreciation (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Depreciation	'
	Depreciation
	Depreciation is provided by the straight-line method over the estimated lives of the apartment property and related personal property. For Federal income tax purposes, the modified accelerated cost recovery method is used for depreciation of (1) real property over 27 1/2 years and (2) personal property additions over 5 years.

Recovered_Sheet3

Note A - Organization and Summary of Significant Accounting Policies: Deferred Costs (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Deferred Costs	'
	Deferred Costs
	Loan costs of approximately $ 649,000 at both December 31, 2013 and 2012, less accumulated amortization of approximately $ 388,000 and $ 349,000, respectively, are included in other assets and are amortized over the term of the related loan agreements. The total amortization expense for each of the years ended December 31, 2013 and 2012 was approximately $ 39,000 and is included in interest expense. Amortization expense is expected to be approximately $ 39,000 for each of the years 2014 through 2018.
	Leasing commissions and other direct costs incurred in connection with successful leasing efforts are deferred and amortized over the terms of the related leases.  Amortization of these costs is included in operating expenses.

Recovered_Sheet4

Note A - Organization and Summary of Significant Accounting Policies: Leases (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Leases	'
	Leases
	The Partnership generally leases apartment units for twelve-month terms or less.  The Partnership will offer 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, is recognized on a straight-line basis over the term of the lease.  The Partnership evaluates all accounts receivable from residents and establishes 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.

Recovered_Sheet5

Note A - Organization and Summary of Significant Accounting Policies: Investment Property (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Investment Property	'
	Investment Property
	Investment property consists of one apartment complex and is stated at cost, less accumulated depreciation, unless the carrying amount of the asset is not recoverable. The Partnership capitalizes costs incurred in connection with capital additions activities, including redevelopment and construction projects, other tangible property improvements and replacements of existing property components. Included in these capitalized costs are payroll costs associated with time spent by site employees in connection with capital additions activities at the property level. The Partnership capitalizes interest, property taxes and insurance during periods in which redevelopment and construction projects are in progress. The Partnership did not capitalize any costs related to interest, property taxes or insurance during the years ended December 31, 2013 and 2012. Capitalized costs are depreciated over the estimated useful life of the asset. The Partnership charges to expense as incurred costs including ordinary repairs, maintenance and resident turnover costs.
	If events or circumstances indicate that the carrying amount of the property may not be recoverable, the Partnership will make an assessment of its recoverability by comparing the carrying amount to the Partnership’s estimate of the undiscounted future cash flows, excluding interest charges, of the property.   If the carrying amount exceeds the estimated aggregate undiscounted future cash flows, the Partnership would recognize an impairment loss to the extent the carrying amount exceeds the estimated fair value of the property. No adjustments for impairment of value were necessary for the years ending December 31, 2013 and 2012.

Recovered_Sheet6

Note A - Organization and Summary of Significant Accounting Policies: Segment Reporting (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Segment Reporting	'
	Segment Reporting
	ASC Topic 280-10, “Segment Reporting”, established standards for the way that public business enterprises report information about operating segments in annual financial statements and requires that those enterprises report selected information about operating segments in interim financial reports. ASC Topic 280-10 also established standards for related disclosures about products and services, geographic areas, and major customers. As defined in ASC Topic 280-10, the Partnership has only one reportable segment.

Recovered_Sheet7

Note A - Organization and Summary of Significant Accounting Policies: Advertising Costs (Policies)	12 Months Ended
	Dec. 31, 2013
Policies	'
Advertising Costs	'
	Advertising Costs
	Advertising costs of approximately $ 85,000 and $ 76,000 for the years ended December 31, 2013 and 2012, respectively, were charged to expense as incurred and are included in operating expenses.

Note_B_Mortgage_Notes_Payable_

Note B - Mortgage Notes Payable: Schedule of Mortgage Notes Payable (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Schedule of Mortgage Notes Payable	'
	Property	Principal Balance at December 31, 2013	Principal Balance at December 31, 2012	Monthly Payment Including Interest	Stated Interest Rate	Maturity Date	Principal Balance Due at Maturity
		( in thousands )		( in thousands)			(in thousands)
	Colony at Kenilworth Apartments   1st mortgage	$11,144	$11,306	$84	7.58%	7/1/21	$9,451
	Colony at Kenilworth Apartments 2nd mortgage	11,904	12,126	78	5.93%	7/1/19	10,415
	Total	$ 23,048	$ 23,432	$ 162			$19,866

Note_B_Mortgage_Notes_Payable_1

Note B - Mortgage Notes Payable: Schedule of Maturities of Long-term Debt (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Schedule of Maturities of Long-term Debt	'
	2014	$   410
	2015	438
	2016	468
	2017	501
	2018	535
	Thereafter	20,696
		$23,048

Note_C_Income_Taxes_Reconcilia

Note C - Income Taxes: Reconciliation of Book Income (Loss) to Federal Taxable Income (Loss) (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Reconciliation of Book Income (Loss) to Federal Taxable Income (Loss)	'
		2013	2012
	Net loss as reported	($1,423)	($1,648)
	(Deduct) add:
	Depreciation differences	363	371
	Prepaid rent	9	(2)
	Other	92	61
	Federal taxable loss	($959)	($1,218)
	Federal taxable (loss) income per limited partnership unit	$   (.77)	$   4.04

Note_C_Income_Taxes_Reconcilia1

Note C - Income Taxes: Reconciliation of Book Net Assets (Liabilities) to Tax Basis Net Assets (Liabilities) (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Reconciliation of Book Net Assets (Liabilities) to Tax Basis Net Assets (Liabilities)	'
		2013	2012
	Net liabilities as reported	($25,039)	($23,616)
	Land and buildings	5,810	5,420
	Accumulated depreciation	(5,488)	(5,528)
	Syndication and distribution costs	6,295	6,295
	Prepaid rent	22	13
	Other	197	172
	Net liabilities - tax basis	($18,203)	($17,244)

Note_E_Investment_Property_and1

Note E - Investment Property and Accumulated Depreciation: Investment Property Initial Cost and Associated Debt (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Investment Property Initial Cost and Associated Debt	'
			Initial Cost
			To Partnership
			(in thousands)
	Description	Encumbrances	Land	Buildings and Related Personal Property	Net Cost Capitalized Subsequent to Acquisition
		(in thousands)			(in thousands)
	Colony at Kenilworth  Apartments	$23,048	$1,306	$13,187	$16,949

Note_E_Investment_Property_and2

Note E - Investment Property and Accumulated Depreciation: Investment Property and Accumulated Depreciation (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Investment Property and Accumulated Depreciation	'
		Gross Amount At Which Carried
		At December 31, 2013
		(in thousands)
	Description	Land	Buildings And Related Personal Property	Total	Accumulated Depreciation	Year of Construction	Date Acquired	Depreciable Life
					(in thousands)
	Colony at Kenilworth Apartments	$1,366	$30,076	$31,442	$23,203	1967	Mar-84	5-30 yrs

Note_E_Investment_Property_and3

Note E - Investment Property and Accumulated Depreciation: Reconciliation of Investment Property and Accumulated Depreciation (Tables)	12 Months Ended
	Dec. 31, 2013
Tables/Schedules	'
Reconciliation of Investment Property and Accumulated Depreciation	'
		December 31, 2013	December 31, 2012
	Investment Property
	Balance at beginning of year	$31,093	$29,941
	Property improvements and replacements	672	1,362
	Casualty adjustment	--	2
	Retirement of assets	(323)	(212)
	Balance at end of year	$31,442	$31,093
	Accumulated Depreciation
	Balance at beginning of year	$21,952	$20,528
	Additions charged to expense	1,574	1,634
	Casualty adjustment	--	2
	Retirement of assets	(323)	(212)
	Balance at end of year	$23,203	$21,952

Recovered_Sheet8

Note A - Organization and Summary of Significant Accounting Policies: Abandoned Units (Details)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Abandoned Units	28	36

Recovered_Sheet9

Note A - Organization and Summary of Significant Accounting Policies: Net Loss Per Limited Partnership Unit (Details)	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Outstanding Limited Partnership Units	109,496	109,524
Limited Partnership Units outstanding at beginning of year - per unit calculations	109,524	109,560

Recovered_Sheet10

Note A - Organization and Summary of Significant Accounting Policies: Fair Value of Financial Statements (Details) (USD $)	Dec. 31, 2013
Details	'
Fair value mortgage notes - Level 2	$25,107,000

Recovered_Sheet11

Note A - Organization and Summary of Significant Accounting Policies: Cash and Cash Equivalents (Details) (USD $)	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Cash concentration accounts - held by affiliated management company	$261,000	$789,000

Recovered_Sheet12

Note A - Organization and Summary of Significant Accounting Policies: Deferred Costs (Details) (USD $)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Deferred Finance Costs, Gross	$649,000	$649,000
Accumulated Amortization, Deferred Finance Costs	388,000	349,000
Amortization expense for the year	39,000	39,000
Amortization expense for each of the years 2014 through 2018	$39,000	'

Recovered_Sheet13

Note A - Organization and Summary of Significant Accounting Policies: Advertising Costs (Details) (USD $)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Advertising Expense	$85,000	$76,000

Note_B_Mortgage_Notes_Payable_2

Note B - Mortgage Notes Payable: Schedule of Mortgage Notes Payable (Details) (USD $)	12 Months Ended
In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Colony at Kenilworth Apartments 1st mortgage	'	'
Mortgage Loans on Real Estate	$11,144	$11,306
Debt Instrument, Periodic Payment	84	'
Debt Instrument, Interest Rate, Stated Percentage	7.58%	'
Debt Instrument, Maturity Date	1-Jul-21	'
Principal Balance Due at Maturity	9,451	'
Colony at Kenilworth Apartments 2nd mortgage	'	'
Mortgage Loans on Real Estate	11,904	12,126
Debt Instrument, Periodic Payment	78	'
Debt Instrument, Interest Rate, Stated Percentage	5.93%	'
Debt Instrument, Maturity Date	1-Jul-19	'
Principal Balance Due at Maturity	10,415	'
Total Mortgage Loans	'	'
Mortgage Loans on Real Estate	23,048	23,432
Debt Instrument, Periodic Payment	162	'
Principal Balance Due at Maturity	$19,866	'

Note_B_Mortgage_Notes_Payable_3

Note B - Mortgage Notes Payable: Schedule of Maturities of Long-term Debt (Details) (USD $)	Dec. 31, 2013
In Thousands, unless otherwise specified
Details	'
Long-term Debt, Maturities, Repayments of Principal in Next Twelve Months	$410
Long-term Debt, Maturities, Repayments of Principal in Year Two	438
Long-term Debt, Maturities, Repayments of Principal in Year Three	468
Long-term Debt, Maturities, Repayments of Principal in Year Four	501
Long-term Debt, Maturities, Repayments of Principal in Year Five	535
Long-term Debt, Maturities, Repayments of Principal after Year Five	20,696
Other Long-term Debt	$23,048

Note_C_Income_Taxes_Reconcilia2

Note C - Income Taxes: Reconciliation of Book Income (Loss) to Federal Taxable Income (Loss) (Details) (USD $)	12 Months Ended
In Thousands, except Per Share data, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Net loss	($1,423)	($1,648)
Depreciation differences	363	371
Prepaid rent book tax differences	9	-2
Other book tax differences	92	61
Federal taxable income (loss)	($959)	($1,218)
Federal taxable income (loss) per limited partnership unit	($0.77)	$4.04

Note_C_Income_Taxes_Reconcilia3

Note C - Income Taxes: Reconciliation of Book Net Assets (Liabilities) to Tax Basis Net Assets (Liabilities) (Details) (USD $)	Dec. 31, 2013	Dec. 31, 2012
In Thousands, unless otherwise specified
Details	'	'
Net assets (liabilities) as reported per book	($25,039)	($23,616)
Land and buildings differences	5,810	5,420
Accumulated depreciation differences	-5,488	-5,528
Syndication and distribution costs	6,295	6,295
Prepaid rent differences	22	13
Other differences	197	172
Net assets (liabilities) - Federal tax basis	($18,203)	($17,244)

Note_D_Transactions_With_Affil1

Note D - Transactions With Affiliated Parties (Details) (USD $)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Property management fees - Related Party	$247,000	$238,000
Accountable administrative expense reimbursement - Related Party	139,000	174,000
Construction management service reimbursements capitalized - Related Party	103,000	126,000
Unpaid reimbursements owed - Related Party	163,000	332,000
Advances received from affiliates - Related Party	525,000	1,328,000
Interest expense on advances - Related Party	534,000	444,000
Unpaid advances & accrued interest - Related Party	10,775,000	9,716,000
Insurance expense - Related Party	$60,000	$66,000
Limited Partnership Units owned by Affiliates	76,622	'
Limited Partnership Percentage owned by Affiliates	69.98%	'
Limited Partnership Units owned by Affiliates with Voting Restrictions	46,289	'

Note_E_Investment_Property_and4

Note E - Investment Property and Accumulated Depreciation: Investment Property Initial Cost and Associated Debt (Details) (USD $)	Dec. 31, 2013
In Thousands, unless otherwise specified
Details	'
SEC Schedule III, Real Estate and Accumulated Depreciation, Amount of Encumbrances	$23,048
SEC Schedule III, Real Estate and Accumulated Depreciation, Initial Cost of Land	1,306
SEC Schedule III, Real Estate and Accumulated Depreciation, Initial Cost of Buildings and Improvements	13,187
SEC Schedule III, Real Estate and Accumulated Depreciation, Costs Capitalized Subsequent to Acquisition, Improvements	$16,949

Note_E_Investment_Property_and5

Note E - Investment Property and Accumulated Depreciation: Investment Property and Accumulated Depreciation (Details) (USD $)	Dec. 31, 2013
In Thousands, unless otherwise specified
Details	'
SEC Schedule III, Real Estate and Accumulated Depreciation, Carrying Amount of Land	$1,366
SEC Schedule III, Real Estate and Accumulated Depreciation, Carrying Amount of Buildings and Improvements	30,076
SEC Schedule III, Real Estate, Gross	31,442
Real Estate Owned, Accumulated Depreciation	$23,203

Note_E_Investment_Property_and6

Note E - Investment Property and Accumulated Depreciation: Reconciliation of Investment Property and Accumulated Depreciation (Details) (USD $)	12 Months Ended
In Thousands, unless otherwise specified	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Investment Property Assets Beginning of Year	$31,093	$29,941
Property Improvements Additions for the year	672	1,362
Property, Plant and Equipment, Disposals	'	2
Property, Plant and Equipment, Transfers and Changes	-323	-212
Property, Plant and Equipment, Gross, Ending Balance	31,442	31,093
Investment Property Accumulated Depreciation Beginning of Year	21,952	20,528
Depreciation	1,574	1,634
Accumulated Depreciation, Depletion and Amortization, Sale or Disposal of Property, Plant and Equipment	'	2
Accumulated Depreciation, Depletion and Amortization, Reclassifications of Property, Plant and Equipment	-323	-212
Accumulated Depreciation, Depletion and Amortization, Property, Plant, and Equipment, Ending Balance	$23,203	$21,952

Note_E_Investment_Property_and7

Note E - Investment Property and Accumulated Depreciation (Details) (USD $)	12 Months Ended
	Dec. 31, 2013	Dec. 31, 2012
Details	'	'
Retired property improvements and replacements cost basis	$323,000	$212,000
Retired property improvements and replacements accumulated depreciation	323,000	212,000
Investment Property - Gross Cost - Federal tax basis	37,252,000	36,513,000
Investment Property - Accumulated Depreciation - Federal tax basis	$28,691,000	$27,480,000