content: SECURITIES AND EXCHANGE COMMISSION
  
                               Washington, D.C. 20549
  
  
                                      FORM 8-K
  
                                   CURRENT REPORT
  
  
  
  Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
  
  
  Date of Report (Date of earliest event reported):  January 25, 2005
                                                    ------------------
  
  
                   WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 12
  --------------------------------------------------------------------------------
               (Exact name of registrant as specified in its charter)
  
  
        California                     333-107181                72-1566910
  --------------------------------------------------------------------------------
  (State or other jurisdiction       (Commission               (IRS Employer
   of incorporation)                  File Number)             Identification No.)
  
  
             17782 Sky Park Circle, Irvine, California             92614
  --------------------------------------------------------------------------------
              (Address of principal executive offices)           (Zip Code)
  
  
  Registrant's telephone number, including area code:  (714) 662-5565
                                                       --------------
  
                                         N/A
            -------------------------------------------------------------
            (Former name or former address, if changed since last report)
  
  
  
  
  
  
  
  
  
  <PAGE>
  
  Item 8.01.  Other Events
  
           WNC Housing Tax Credit Fund VI, L.P., Series 12 ("Series 12") has
  acquired an interest in:
  
  o        Marshall Senior Housing Limited Partnership, a Minnesota limited
           partnership.
  
  This entity is referred to herein as a local limited partnership.
  
  o        Marshall owns the Marshall Square Apartments in Marshall, Minnesota.
  
           The following tables contain  information  concerning the local limited
  partnership identified herein and its property:
  
  <TABLE>
  ----------------------------------------------------------------------------------------------------------------------
  <CAPTION>
                                           ESTIMATED
                                           OR ACTUAL    ESTIMATED                              PERMANENT    ANTICIPATED
                PROJECT                    CONSTRUC-    DEVELOPMENT                            MORTGAGE     AGGREGATE
  LOCAL         NAME AND                   TION         COST         NUMBER OF     BASIC       LOAN         TAX
  LIMITED       NUMBER        LOCATION     COMPLETION   (INCLUDING   APARTMENT     MONTHLY     PRINCIPAL    CREDITS
  PARTNERSHIP   OF BUILDINGS  OF PROPERTY  DATE         LAND COST)   UNITS         RENTS       AMOUNT       (1)
  ------------- ------------- ------------ ------------ ------------ ------------- ----------- ------------ ------------
  <S>           <C>           <C>          <C>          <C>          <C>           <C>         <C>          <C>
  MARSHALL      Marshall      Marshall     August 2005  $4,008,532   87 1BR Units  $432-$470   $1,582,369   $1,120,716
                Square        (Lyon                                  3 2BR Units   $545        MHFA
                Apartments    County),                                                         (2)
                              Minnesota
                1 building                                                                     $1,528,315
                                                                                               MHFA (3)
  ------------- ------------- ------------ ------------ ------------ ------------- ----------- ------------ ------------
  <FN>
  1.   Low income housing tax credits are available over a 10-year period. In the
       first credit year, Series 12 will receive only that percentage of the
       annual credit which corresponds to the number of months during which Series
       12 was a limited partner of the local limited partnership, and during which
       the apartment complex was completed and in service.
  
  2.   Minnesota Housing Finance Agency will provide the first mortgage loan for a
       term of 30 years at an annual interest rate of 6.75% per annum. Principal
       and interest will be payable based on a 30-year amortization schedule.
  
  3.   Minnesota Housing Finance Agency will provide the second mortgage loan for
       a term of 30 years at no interest. Outstanding principal will be due on
       maturity of the loan.
  
  </FN>
  </TABLE>
  
  Marshall (Marshall): Marshall is in Lyon County, Minnesota on State Highways 19
  and 68, approximately 186 miles southwest of St. Paul. The population of the
  Marshall market area is approximately 25,400. The major employers for Marshall
  residents are The Schwan Food Company, U.S. BanCorp Business Equipment Finance
  Group, and Hy-Vee Food Stores.
  
  
  
  
                                         2
  <PAGE>
  
  <TABLE>
  -----------------------------------------------------------------------------------------------------------------
  <CAPTION>
                                              LOCAL                          SHARING RATIOS:
  LOCAL           LOCAL                       GENERAL        SHARING         ALLOCATIONS (4) AND
  LIMITED         GENERAL       PROPERTY      PARTNER        RATIOS:         SALE OR REFINANCING  SERIES 12's CAPITAL
  PARTNERSHIP     PARTNERS       MANAGER (1)   FEES (2)       CASH FLOW (3)   PROCEEDS (5)         CONTRIBUTION
  --------------- ------------- ------------- -------------- --------------- -------------------- -------------------
  <S>             <C>           <C>           <C>            <C>              <C>                  <C>
  MARSHALL        Marshall      Westport      $442,500       Series 12:          99.98/.01/.01        $818,205
                  Senior        Properties,                  Greater of 10%      19.99/.01/80
                  Housing, LLC  Inc.                         or $5,000
  
                  Harold W.                                  LGP: 70%
                  Teasdale
                                                             The balance:
                  Thomas J.                                  24.99% to
                  Cooper                                     Series 12, .01%
                                                             to SLP and
                                                             75% to the LGP
  --------------- ------------- ------------- -------------- --------------- -------------------- -------------------
  <FN>
  1.   The local limited partnership will employ either its local general
       partners or an affiliate of its local general partners, or a third party,
       as a property manager for leasing and management of the apartment complex.
       The fee payable generally is determined pursuant to market conditions.
  
  2.   The local limited partnership will pay its local general partners or an
       affiliate of its local general partners fees for various services,
       including organization, development, land acquisition, syndication,
       incentive management and the like.
  
  3.   Reflects the plan of distributions for the net cash flow from operations,
       if any, of the local limited partnership for each year of operations. Net
       cash flow generally is equal to the excess of revenues over expenses,
       including the property manager's fee and any deferred amount thereof.
  
  4.   Subject to certain special allocations, reflects the respective percentage
       interests in profits, losses and low income housing tax credits of (i)
       Series 12, (ii) WNC Housing, L.P., an affiliate of WNC & Associates, Inc.
       which is the special limited partner (SLP), and (iii) the local general
       partners (LGP).
  
  5.   Reflects the percentage interests in any net cash proceeds from sale or
       refinancing of the apartment complex of (i) Series 12, (ii) the SLP and
       (iii) the LGP. Net cash proceeds from sale or refinancing of the apartment
       complex is equal to the sale proceeds less payment of the mortgage loan and
       other local limited partnership obligations.
  
  </FN>
  </TABLE>
  
                                         3
  <PAGE>
  
  Item 9.01.  Financial Statements and Exhibits
  
           c.      Exhibits
  
           99.1    Marshall Senior Housing Limited Partnership Agreement of
                   Limited Partnership, and related documents
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
                                         4
  
  
  <PAGE>
  
                                     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 hereunto duly authorized.
  
                                WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 12
  
                                By:   WNC National Partners, LLC,
                                      General Partner
  
  Date: February 8, 2005              By:   WNC &  Associates, Inc.,
                                            Managing Member
  
                                            By: /s/ THOMAS J. RIHA
                                                -------------------
                                                Thomas J. Riha,
                                                Senior Vice President - Chief
                                                Financial Officer
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
  
                                         5
  
  <PAGE>
  
  
  
  
                                    EXHIBIT INDEX
  
       Exhibit
       Number      Description
  
  
       99.1        Marshall Senior Housing Limited Partnership Agreement of
                   Limited Partnership, and related documents
metadata_documents: [{"type": "8-K", "sequence": "1", "filename": "nat6128kmarshallsq.txt", "description": "CURRENT REPORT", "secsgml_size_bytes": 9603}]
metadata_filer: {"company-data": {"conformed-name": "WNC HOUSING TAX CREDIT FUND VI LP SERIES 12", "cik": "0001253329", "assigned-sic": "6513", "irs-number": "000000000"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "333-107181", "film-number": "05590048"}, "business-address": {"street1": "3158 REDHILL AVE", "street2": "SUITE 120", "city": "COSTA MESA", "state": "CA", "zip": "92626", "phone": "7146625565"}, "mail-address": {"street1": "3158 REDHILL AVE", "street2": "SUITE 120", "city": "COSTA MESA", "state": "CA", "zip": "92626"}}
text: SECURITIES AND EXCHANGE COMMISSION
  
                               Washington, D.C. 20549
  
                                      FORM 8-K
  
                                   CURRENT REPORT
  
  Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
  
  Date of Report (Date of earliest event reported):  January 25, 2005
                                                    ------------------
  
                   WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 12
  --------------------------------------------------------------------------------
               (Exact name of registrant as specified in its charter)
  
        California                     333-107181                72-1566910
  --------------------------------------------------------------------------------
  (State or other jurisdiction       (Commission               (IRS Employer
   of incorporation)                  File Number)             Identification No.)
  
             17782 Sky Park Circle, Irvine, California             92614
  --------------------------------------------------------------------------------
              (Address of principal executive offices)           (Zip Code)
  
  Registrant's telephone number, including area code:  (714) 662-5565
                                                       --------------
  
                                         N/A
            -------------------------------------------------------------
            (Former name or former address, if changed since last report)
  Item 8.01.  Other Events
  
           WNC Housing Tax Credit Fund VI, L.P., Series 12 ("Series 12") has
  acquired an interest in:
  
  o        Marshall Senior Housing Limited Partnership, a Minnesota limited
           partnership.
  
  This entity is referred to herein as a local limited partnership.
  
  o        Marshall owns the Marshall Square Apartments in Marshall, Minnesota.
  
           The following tables contain  information  concerning the local limited
  partnership identified herein and its property:
  
  ----------------------------------------------------------------------------------------------------------------------
  ESTIMATED
                                           OR ACTUAL    ESTIMATED                              PERMANENT    ANTICIPATED
                PROJECT                    CONSTRUC-    DEVELOPMENT                            MORTGAGE     AGGREGATE
  LOCAL         NAME AND                   TION         COST         NUMBER OF     BASIC       LOAN         TAX
  LIMITED       NUMBER        LOCATION     COMPLETION   (INCLUDING   APARTMENT     MONTHLY     PRINCIPAL    CREDITS
  PARTNERSHIP   OF BUILDINGS  OF PROPERTY  DATE         LAND COST)   UNITS         RENTS       AMOUNT       (1)
  ------------- ------------- ------------ ------------ ------------ ------------- ----------- ------------ ------------
  MARSHALL      Marshall      Marshall     August 2005  $4,008,532   87 1BR Units  $432-$470   $1,582,369   $1,120,716
                Square        (Lyon                                  3 2BR Units   $545        MHFA
                Apartments    County),                                                         (2)
                              Minnesota
                1 building                                                                     $1,528,315
                                                                                               MHFA (3)
  ------------- ------------- ------------ ------------ ------------ ------------- ----------- ------------ ------------
  1.   Low income housing tax credits are available over a 10-year period. In the
       first credit year, Series 12 will receive only that percentage of the
       annual credit which corresponds to the number of months during which Series
       12 was a limited partner of the local limited partnership, and during which
       the apartment complex was completed and in service.
  
  2.   Minnesota Housing Finance Agency will provide the first mortgage loan for a
       term of 30 years at an annual interest rate of 6.75% per annum. Principal
       and interest will be payable based on a 30-year amortization schedule.
  
  3.   Minnesota Housing Finance Agency will provide the second mortgage loan for
       a term of 30 years at no interest. Outstanding principal will be due on
       maturity of the loan.
  Marshall (Marshall): Marshall is in Lyon County, Minnesota on State Highways 19
  and 68, approximately 186 miles southwest of St. Paul. The population of the
  Marshall market area is approximately 25,400. The major employers for Marshall
  residents are The Schwan Food Company, U.S. BanCorp Business Equipment Finance
  Group, and Hy-Vee Food Stores.
  
                                         2
  -----------------------------------------------------------------------------------------------------------------
  LOCAL                          SHARING RATIOS:
  LOCAL           LOCAL                       GENERAL        SHARING         ALLOCATIONS (4) AND
  LIMITED         GENERAL       PROPERTY      PARTNER        RATIOS:         SALE OR REFINANCING  SERIES 12's CAPITAL
  PARTNERSHIP     PARTNERS       MANAGER (1)   FEES (2)       CASH FLOW (3)   PROCEEDS (5)         CONTRIBUTION
  --------------- ------------- ------------- -------------- --------------- -------------------- -------------------
  MARSHALL        Marshall      Westport      $442,500       Series 12:          99.98/.01/.01        $818,205
                  Senior        Properties,                  Greater of 10%      19.99/.01/80
                  Housing, LLC  Inc.                         or $5,000
  
                  Harold W.                                  LGP: 70%
                  Teasdale
                                                             The balance:
                  Thomas J.                                  24.99% to
                  Cooper                                     Series 12, .01%
                                                             to SLP and
                                                             75% to the LGP
  --------------- ------------- ------------- -------------- --------------- -------------------- -------------------
  1.   The local limited partnership will employ either its local general
       partners or an affiliate of its local general partners, or a third party,
       as a property manager for leasing and management of the apartment complex.
       The fee payable generally is determined pursuant to market conditions.
  
  2.   The local limited partnership will pay its local general partners or an
       affiliate of its local general partners fees for various services,
       including organization, development, land acquisition, syndication,
       incentive management and the like.
  
  3.   Reflects the plan of distributions for the net cash flow from operations,
       if any, of the local limited partnership for each year of operations. Net
       cash flow generally is equal to the excess of revenues over expenses,
       including the property manager's fee and any deferred amount thereof.
  
  4.   Subject to certain special allocations, reflects the respective percentage
       interests in profits, losses and low income housing tax credits of (i)
       Series 12, (ii) WNC Housing, L.P., an affiliate of WNC & Associates, Inc.
       which is the special limited partner (SLP), and (iii) the local general
       partners (LGP).
  
  5.   Reflects the percentage interests in any net cash proceeds from sale or
       refinancing of the apartment complex of (i) Series 12, (ii) the SLP and
       (iii) the LGP. Net cash proceeds from sale or refinancing of the apartment
       complex is equal to the sale proceeds less payment of the mortgage loan and
       other local limited partnership obligations.
  3
  Item 9.01.  Financial Statements and Exhibits
  
           c.      Exhibits
  
           99.1    Marshall Senior Housing Limited Partnership Agreement of
                   Limited Partnership, and related documents
  
                                         4
  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 hereunto duly authorized.
  
                                WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 12
  
                                By:   WNC National Partners, LLC,
                                      General Partner
  
  Date: February 8, 2005              By:   WNC &  Associates, Inc.,
                                            Managing Member
  
                                            By: /s/ THOMAS J. RIHA
                                                -------------------
                                                Thomas J. Riha,
                                                Senior Vice President - Chief
                                                Financial Officer
  
                                         5
  EXHIBIT INDEX
  
       Exhibit
       Number      Description
  
       99.1        Marshall Senior Housing Limited Partnership Agreement of
                   Limited Partnership, and related documents