PURCHASE AGREEMENT
      Champps Americana Restaurant - Columbus, OH (Easton)

This  AGREEMENT, entered into effective as of the 27th of  March,
2001.

l.  PARTIES.  Seller is AEI Net Lease Income and Growth  Fund  XX
Limited Partnership, which owns an undivided 38.9986% in the  fee
title  to  that  certain real property legally described  in  the
attached, Exhibit "A" (the "Entire Property") Buyer Ronald  Kethe
and  Ida Kethe, married as joint tenants ("Buyer"). Seller wishes
to  sell and Buyer wishes to buy a portion as Tenant in Common of
Seller's interest in the Entire Property.

2. PROPERTY. The Property to be sold to Buyer in this transaction
consists of an undivided 4.5788 percentage interest (hereinafter,
simply  the  "Property")  as  Tenant  in  Common  in  the  Entire
Property.

3.  PURCHASE  PRICE.  The  purchase  price  for  this  percentage
interest in the Entire Property is $200,000.00 all cash.

4.  TERMS.  The purchase price for the Property will be  paid  by
Buyer as follows:

     (a)  When this agreement is executed, Buyer will pay  $5,000
     to Seller (which shall be deposited into escrow according to
     the  terms hereof) (the "First Payment"). The First  Payment
     will  be  credited against the purchase price  when  and  if
     closing occurs.

     (b)  Buyer  will  pay  the balance of  the  purchase  price,
     $195,000.00 (the "Second Payment") at closing to  the  title
     insurance  company who shall close the transaction according
     to the terms hereof.

5.  CLOSING  DATE.   Closing shall occur on or before  March  30,
2001.

6.  DUE  DILIGENCES. Buyer will have until the expiration of  the
fifth  business day (The "Review Period") after delivery of  each
of  following items, to be supplied by Seller, to conduct all  of
its  inspections  and due diligence and satisfy itself  regarding
each  item, the Property, and this transaction.  Buyer agrees  to
indemnify and hold Seller harmless for any loss or damage to  the
Entire  Property or persons caused by Buyer or its agents arising
out of such physical inspections of the Entire Property.

     (a)   The  original  and  one  copy  of  a  title  insurance
     commitment  for  an  Owner's  Title  insurance  policy  (see
     paragraph 8 below).

     (b)  A  copy  of  a Certificate of Occupancy or  other  such
     document  certifying completion and granting  permission  to
     permanently  occupy the improvements on the Entire  Property
     as are in Seller's possession.

     (c)  A  copy of an "as built" survey of the Entire  Property
     done concurrent with Seller's acquisition of the Property.


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


     (d) Lease (as further set forth in paragraph 11(a) below) of
     the Entire Property showing occupancy date, lease expiration
     date,  rent,  and  guaranty's, if any, accompanied  by  such
     tenant  financial statements as may have been provided  most
     recently to Seller by the Tenant and/or Guarantors.

     It is a contingency upon Seller's obligations hereunder that
two  (2)  copies  of  Co-Tenancy Agreement in the  form  attached
hereto  duly executed by Buyer and AEI Net Lease Income &  Growth
Fund  XX Limited Partnership and dated on escrow closing date  be
delivered to the Seller on the closing date.

      Buyer may cancel this agreement for ANY REASON in its  sole
discretion  by  delivering a cancellation notice, return  receipt
requested, to Seller before the expiration of the Review  Period.
Such  notice  shall  be  deemed effective only  upon  receipt  by
Seller.   If this Agreement is not cancelled as set forth  above,
the  First  Payment shall be non-refundable unless  Seller  shall
default hereunder.

      If  Buyer  cancels this Agreement as permitted  under  this
Section, except for any title insurance cancellation fees and any
liabilities  under  the first paragraph  of  section  6  of  this
agreement  (which will survive), Buyer (after execution  of  such
documents   reasonably  requested  by  Seller  to  evidence   the
termination  hereof)  shall be returned its  First  Payment,  and
Buyer  will have absolutely no rights, claims or interest of  any
type  in  connection  with  the  Property  or  this  transaction,
regardless of any alleged conduct by Seller or anyone else.

      Unless this Agreement is cancelled by Buyer pursuant to the
terms  hereof, if Buyer fails to make the Second Payment,  Seller
shall   be  entitled  to  retain  the  First  Payment  and  Buyer
irrevocably will be deemed to be in default under this Agreement.
Seller  may, at its option, retain the First Payment and  declare
this Agreement null and void, in which event Buyer will be deemed
to have cancelled this Agreement and relinquish all rights in and
to  the  Property or Seller may exercise its rights under Section
14  hereof.   If  this Agreement is not canceled and  the  Second
Payment  is  made  when required, all of Buyer's  conditions  and
contingencies will be deemed satisfied.

7.   TITLE.  Closing will be conditioned on the  agreement  of  a
title  company  selected by Seller to issue a commitment  for  an
Owner's  policy  of  title insurance, dated within  24  hours  of
closing, in an amount equal to the purchase price, insuring  that
Buyer  will own insurable title to the Property subject only  to:
the  title  company's standard exceptions; current real  property
taxes  and assessments; survey exceptions; other items of  record
disclosed   to  Buyer  during  the  contingency  period,   zoning
ordinances,    legal   highways,   and   covenants,   conditions,
restrictions, and easements of record..

      Buyer shall be allowed five (5) days after receipt of  said
commitment  for examination and the making of any  objections  to
marketability thereto, said objections to be made in  writing  or
deemed  waived.  If any objections are so made, the Seller  shall
be  allowed eighty (80) days to make such title marketable or  in
the  alternative  to  obtain  a commitment  for  insurable  title
insuring over Buyer's objections.  If Seller shall decide to make
no  efforts to make title marketable, or is unable to make  title
marketable or obtain insurable title, (after execution  by  Buyer
of  such documents reasonably requested by Seller to evidence the
termination  hereof) Buyer's First Payment shall be returned  and


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


this Agreement shall be null and void and of no further force and
effect.  Seller has no obligation to spend any funds or make  any
effort to satisfy Buyer's objections, if any.

      Pending  satisfaction of Buyer's objections,  the  payments
hereunder  required shall be postponed, but upon satisfaction  of
Buyer's objections and within ten (10) days after written  notice
of  satisfaction of Buyer's objections to the Buyer, the  parties
shall perform this Agreement according to its terms.

8.   CLOSING COSTS.  Seller will pay one-half of title  insurance
closing  fees, the cost of the title commitment and any brokerage
commissions  payable.  The Buyer will pay the cost of  issuing  a
Standard Owners Title Insurance Policy in the full amount of  the
purchase  price.  Buyer will pay all recording fees, one-half  of
the  title  insurance closing fees, and the cost of an update  to
the Survey in Sellers possession (if an update is required by the
title  insurance company or Buyer.)  Each party will pay its  own
attorney's fees and costs to document and close this transaction.
Each  party  will  pay  1/2 of the County Auditor transfer tax of
$1.00 per thousand.

9.  REAL ESTATE TAXES, SPECIAL ASSESSMENTS AND PRORATION

     (a)  Because the Entire Property (of which the Property is a
     part) is subject to a triple net lease (as further set forth
     in  paragraph 11(a)(i), the parties acknowledge  that  there
     shall  be no need for a real estate tax proration.  However,
     Seller  represents  that to the best of its  knowledge,  all
     real  estate  taxes and installments of special  assessments
     due  and  payable in all years prior to the year of  Closing
     have been paid in full.  Unpaid real estate taxes and unpaid
     levied and pending special assessments existing on the  date
     of  Closing shall be the responsibility of Buyer and  Seller
     in   proportion  to  their  respective  Tenant   in   Common
     interests,  pro-rated, however, to the date of  closing  for
     the   period   prior  to  closing,  which   shall   be   the
     responsibility of Seller if Tenant shall not pay  the  same.
     Seller  and  Buyer  shall likewise pay  all  taxes  due  and
     payable   in   the  year  after  Closing  and   any   unpaid
     installments  of special assessments payable  therewith  and
     thereafter,  if  such  unpaid  levied  and  pending  special
     assessments and real estate taxes are not paid by any tenant
     of the Entire Property.

     (b)   All income and all operating expenses from the  Entire
     Property  shall be prorated between the parties and adjusted
     by them as of the date of Closing.  Seller shall be entitled
     to  all  income  earned  and shall be  responsible  for  all
     expenses  incurred prior to the date of Closing,  and  Buyer
     shall  be entitled to its proportionate share of all  income
     earned and shall be responsible for its proportionate  share
     of all operating expenses of the Entire Property incurred on
     and after the date of closing.

10.  SELLER'S REPRESENTATION AND AGREEMENTS.

     (a)  Seller represents and warrants as of this date that:

     (i)  Except for the Lease Agreement in existence between AEI
Net  Lease  Income & Growth Fund XX Limited Partnership  and  Net
Lease   Income  &  Growth  Fund  84-A  Limited  Partnership   (as
"Landlord")  and Americana Dining Corp. ("Tenant"), dated  August
11,  1998  and amended on April 16, 1999, Seller is not aware  of


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


any leases of the Property.  The above referenced lease agreement
has  a right of first refusal in favor of the Tenant as set forth
in  Article 34 of said lease agreement, which right will apply to
any  attempted  disposition  of  Property  by  Buyer  after  this
transaction.

     (ii)   It  is  not  aware  of  any  pending  litigation   or
     condemnation  proceedings against the Property  or  Seller's
     interest in the Property.

     (iii)   Except  as  previously disclosed  to  Buyer  and  as
     permitted in paragraph (b) below, Seller is not aware of any
     contracts Seller has executed that would be binding on Buyer
     after the closing date.

     (b)   Provided  that  Buyer performs  its  obligations  when
     required, Seller agrees that it will not enter into any  new
     contracts that would materially affect the Property  and  be
     binding  on  Buyer  after the Closing Date  without  Buyer's
     prior  consent,  which  will not be  unreasonably  withheld.
     However,  Buyer acknowledges that Seller retains  the  right
     both  prior to and after the Closing Date to freely transfer
     all or a portion of Seller's remaining undivided interest in
     the  Entire Property, provided such sale shall not  encumber
     the  Property being purchased by Buyer in violation  of  the
     terms hereof or the contemplated Co-Tenancy Agreement.

11.  DISCLOSURES.

     (a)  To the best of Seller's knowledge: there are now and at
     the closing there will be no  material, physical, or
     mechanical defects of the Entire Property, including without
     limitation, the plumbing, heating, air conditioning,
     ventilating, electrical system. To the best of Seller's
     knowledge without inquiry, all such items are in good
     operating condition and repair and in compliance with all
     applicable governmental, zoning, and land use laws,
     ordinances, regulations and requirements.  If Seller shall
     receive any notice to the contrary prior to Closing, Seller
     will inform Buyer prior to Closing.

     (b)   To  the  best  of  Seller's  knowledge:  the  use  and
     operation of the Entire Property is  in full compliance with
     applicable  building codes, safety, fire, zoning,  and  land
     use  laws,  and  other applicable local, state  and  federal
     laws,  ordinances, regulations and requirements.  If  Seller
     shall  receive any notice to the contrary prior to  Closing,
     Seller will inform Buyer prior to Closing.

     (c)   Seller  knows  of no facts nor has  Seller  failed  to
     disclose  to  Buyer  any fact known to  Seller  which  would
     prevent  the  Tenant  from using and  operating  the  Entire
     Property after the Closing in the manner in which the Entire
     Property  has been used and operated prior to  the  date  of
     this  Agreement.  If Seller shall receive any notice to  the
     contrary prior to Closing, Seller will inform Buyer prior to
     Closing.

     (d)  To the best of Seller's knowledge: the Property is not,
     and  as  of  the  closing will not be, in violation  of  any
     federal,  state  or  local  law, ordinance,  or  regulations
     relating   to   industrial  hygiene  or  the   environmental
     conditions   on,  under,  or  about  the  Entire   Property,
     including,   but  not  limited  to,  soil,  and  groundwater
     conditions.  To the best of Seller's knowledge, there is  no


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


     proceeding  or  inquiry by any governmental  authority  with
     respect to the presence of Hazardous Materials on the Entire
     Property or the migration of Hazardous Materials from or  to
     other  property.   Buyer agrees that  Seller  will  have  no
     liability  of  any  type  to Buyer  or  Buyer's  successors,
     assigns,  or  affiliates in connection  with  any  Hazardous
     Materials  on  or  in  connection with the  Entire  Property
     either  before  or  after  the  Closing  Date,  except  such
     Hazardous  Materials  on or in connection  with  the  Entire
     Property  arising  out  of  Seller's  gross  negligence   or
     intentional misconduct.  If Seller shall receive any  notice
     to  the contrary prior to Closing, Seller will inform  Buyer
     prior to Closing.

     (e)   BUYER AGREES THAT IT SHALL BE PURCHASING THE  PROPERTY
     IN  ITS  THEN PRESENT CONDITION, AS IS, WHERE IS, AND SELLER
     HAS  NO  OBLIGATIONS TO CONSTRUCT OR REPAIR ANY IMPROVEMENTS
     THEREON  OR TO PERFORM ANY OTHER ACT REGARDING THE PROPERTY,
     EXCEPT AS EXPRESSLY PROVIDED HEREIN.

     (f)    BUYER  ACKNOWLEDGES  THAT,  HAVING  BEEN  GIVEN   THE
     OPPORTUNITY  TO  INSPECT  THE  ENTIRE  PROPERTY   AND   SUCH
     FINANCIAL  INFORMATION ON THE LESSEE AND GUARANTORS  OF  THE
     LEASE AS BUYER OR ITS ADVISORS SHALL REQUEST, IF IN SELLER'S
     POSSESSION, BUYER IS RELYING SOLELY ON ITS OWN INVESTIGATION
     OF  THE  PROPERTY  AND  NOT ON ANY INFORMATION  PROVIDED  BY
     SELLER OR TO BE PROVIDED EXCEPT AS SET FORTH HEREIN.   BUYER
     FURTHER ACKNOWLEDGES THAT THE INFORMATION PROVIDED AND TO BE
     PROVIDED BY SELLER WITH RESPECT TO THE PROPERTY, THE  ENTIRE
     PROPERTY  AND  TO  THE LESSEE AND GUARANTORS  OF  LEASE  WAS
     OBTAINED  FROM A VARIETY OF SOURCES AND SELLER  NEITHER  (A)
     HAS  MADE INDEPENDENT INVESTIGATION OR VERIFICATION OF  SUCH
     INFORMATION,  OR  (B) MAKES ANY REPRESENTATIONS  AS  TO  THE
     ACCURACY  OR  COMPLETENESS  OF SUCH  INFORMATION  EXCEPT  AS
     HEREIN SET FORTH.  THE SALE OF THE PROPERTY AS PROVIDED  FOR
     HEREIN  IS  MADE  ON AN "AS IS" BASIS, AND  BUYER  EXPRESSLY
     ACKNOWLEDGES  THAT, IN CONSIDERATION OF  THE  AGREEMENTS  OF
     SELLER  HEREIN,  EXCEPT  AS OTHERWISE  SPECIFIED  HEREIN  IN
     PARAGRAPH 11(A) AND (B) ABOVE AND THIS PARAGRAPH 12,  SELLER
     MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED,  OR
     ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED  TO,
     ANY  WARRANTY  OF  CONDITION,  HABITABILITY,  TENANTABILITY,
     SUITABILITY  FOR  COMMERCIAL PURPOSES,  MERCHANTABILITY,  OR
     FITNESS  FOR  A  PARTICULAR  PURPOSE,  IN  RESPECT  OF   THE
     PROPERTY.

     The provisions (d) - (f) above shall survive Closing.

12.  CLOSING.

     (a)   Before  the  closing date, Seller  will  deposit  into
     escrow  an  executed special warranty deed warranting  title
     against  lawful  claims by, through, or under  a  conveyance
     from   Seller,  but  not  further  or  otherwise,  conveying
     insurable  title of the Property to Buyer,  subject  to  the
     exceptions contained in paragraph 8 above.

     (b)   On  or before the closing date, Buyer will deliver  to
     the  title  insurance company: the balance of  the  purchase
     price  when  required under Section 4; any additional  funds
     required of Buyer, (pursuant to this agreement or any  other
     agreement  executed by Buyer) to close.  Both  parties  will


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


     sign  and  deliver to the title insurance company any  other
     documents reasonably required by the escrow holder to close.

     (c)   On the closing date, the title insurance company will:
     record the deed in the official records of the county  where
     the  Property is located; cause the title company to  commit
     to issue the title policy; immediately deliver to Seller the
     portion  of the purchase price deposited by cashier's  check
     or  wire  transfer  (less debits and  prorations,  if  any);
     deliver  to  Seller  and Buyer a signed counterpart  of  the
     closing  statement and take all other actions  necessary  to
     close.

13.   DEFAULTS.  If Buyer defaults, Buyer will forfeit all rights
and  claims  and  Seller will be relieved of all obligations  and
will  be  entitled to retain all monies heretofore  paid  by  the
Buyer.   In  addition, Seller shall retain all remedies available
to Seller at law or in equity.

     If Seller shall default, Buyer irrevocably waives any rights
to file a lis pendens, a specific performance action or any other
claim,  action or proceeding of any type in connection  with  the
Property or this or any other transaction involving the Property,
and  will  not  do  anything to affect title to the  Property  or
hinder,  delay  or  prevent  any  other  sale,  lease  or   other
transaction involving the Property (any and all of which will  be
null  and void), unless: it has paid the First Payment, deposited
the  balance  of the Second Payment for the purchase  price  into
escrow, performed all of its other obligations and satisfied  all
conditions  under  this  Agreement, and unconditionally  notified
Seller  that it stands ready to tender full performance, purchase
the  Property and close as per this Agreement, regardless of  any
alleged default or misconduct by Seller.  Provided, however, that
in  no  event  shall  Seller be liable for any actual,  punitive,
consequential or speculative damages arising out of  any  default
by Seller hereunder.

14.  BUYER'S REPRESENTATIONS AND WARRANTIES.

     a.  Buyer represents and warrants to Seller as follows:

     (i)   In  addition to the acts and deeds recited herein  and
     contemplated  to  be performed, executed, and  delivered  by
     Buyer, Buyer shall perform, execute and deliver or cause  to
     be  performed,  executed, and delivered at  the  Closing  or
     after  the  Closing,  any and all further  acts,  deeds  and
     assurances as Seller or the Title Company may require and be
     reasonable   in   order  to  consummate   the   transactions
     contemplated herein.

     (ii)   Buyer  has  all  requisite  power  and  authority  to
     consummate  the  transaction contemplated by this  Agreement
     and  has by proper proceedings duly authorized the execution
     and  delivery of this Agreement and the consummation of  the
     transaction contemplated hereby.

     (iii)   To  Buyer's  knowledge, neither  the  execution  and
     delivery  of  this  Agreement nor the  consummation  of  the
     transaction  contemplated  hereby  will  violate  or  be  in
     conflict with (a) any applicable provisions of law, (b)  any
     order  of  any  court or other agency of  government  having
     jurisdiction  hereof, or (c) any agreement or instrument  to
     which Buyer is a party or by which Buyer is bound.


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)



15.  DAMAGES, DESTRUCTION AND EMINENT DOMAIN.

     (a)   If, prior to closing, the Property or any part thereof
     be  destroyed  or further damaged by fire, the elements,  or
     any cause, due to events occurring subsequent to the date of
     this Agreement to the extent that the cost of repair exceeds
     $10,000.00,  this Agreement shall become null and  void,  at
     Buyer's  option exercised, if at all, by written  notice  to
     Seller within ten (10) days after Buyer has received written
     notice  from Seller of said destruction or damage.   Seller,
     however,  shall  have  the right to  adjust  or  settle  any
     insured  loss  until  (i)  all contingencies  set  forth  in
     Paragraph 6 hereof have been satisfied, or waived; and  (ii)
     any  ten-day  period provided for above in this Subparagraph
     16a  for  Buyer  to  elect to terminate this  Agreement  has
     expired  or  Buyer has, by written notice to Seller,  waived
     Buyer's right to terminate this Agreement.  If Buyer  elects
     to  proceed  and  to  consummate the purchase  despite  said
     damage  or  destruction, there shall be no reduction  in  or
     abatement of the purchase price, and Seller shall assign  to
     Buyer the Seller's right, title, and interest in and to  all
     insurance  proceeds  (pro-rata in  relation  to  the  Entire
     Property) resulting from said damage or destruction  to  the
     extent  that the same are payable with respect to damage  to
     the  Property, subject to rights of any Tenant of the Entire
     Property.

     If  the cost of repair is less than $10,000.00, Buyer  shall
     be  obligated  to  otherwise  perform  hereinunder  with  no
     adjustment  to  the Purchase Price, reduction or  abatement,
     and  Seller shall assign Seller's right, title and  interest
     in and to all insurance proceeds pro-rata in relation to the
     Entire  Property,  subject to rights of any  Tenant  of  the
     Entire Property.

     (b)   If,  prior  to  closing, the  Property,  or  any  part
     thereof,  is  taken by eminent domain, this Agreement  shall
     become null and void, at Buyer's option.  If Buyer elects to
     proceed  and to consummate the purchase despite said taking,
     there  shall  be  no  reduction in,  or  abatement  of,  the
     purchase  price,  and  Seller  shall  assign  to  Buyer  the
     Seller's  right,  title, and interest in and  to  any  award
     made, or to be made, in the condemnation proceeding pro-rata
     in relation to the Entire Property, subject to rights of any
     Tenant of the Entire Property.

      In the event that this Agreement is terminated by Buyer  as
provided  above  in  Subparagraph 16a or 16b, the  First  Payment
shall  be immediately returned to Buyer (after execution by Buyer
of  such documents reasonably requested by Seller to evidence the
termination hereof).

16.  BUYER'S 1031 TAX FREE EXCHANGE.

      While  Seller  acknowledges that Buyer  is  purchasing  the
Property  as  "replacement property" to  accomplish  a  tax  free
exchange,   Buyer   acknowledges  that   Seller   has   made   no
representations,  warranties, or agreements to Buyer  or  Buyer's
agents  that  the transaction contemplated by the Agreement  will
qualify  for such tax treatment, nor has there been any  reliance
thereon by Buyer respecting the legal or tax implications of  the
transactions contemplated hereby.  Buyer further represents  that
it  has  sought and obtained such third party advice and counsel,
as  it deems necessary in regards to the tax implications of this
transaction.


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)


      Buyer  wishes  to  novate/assign the ownership  rights  and
interest  of this Purchase Agreement to Citizens First  Bank  who
will  act  as  Accommodator  to  perfect  the  1031  exchange  by
preparing  an  agreement  of exchange of  Real  Property  whereby
Citizens First Bank will be an independent third party purchasing
the  ownership  interest  in subject  property  from  Seller  and
selling the ownership interest in subject property to Buyer under
the  same  terms  and conditions as documented in  this  Purchase
Agreement.  Buyer asks the Seller, and Seller agrees to cooperate
in the perfection of such an exchange if at no additional cost or
expense to Seller or delay in time.  Buyer hereby indemnifies and
holds  Seller  harmless from any claims and/or actions  resulting
from  said exchange.  Pursuant to the direction of Citizens First
Bank, Seller will deed the property to Buyer.

17.  CANCELLATION

     If  any party elects to cancel this Contract because of  any
     breach by another party or because the transaction fails  to
     close by the agreed date, the party electing to cancel shall
     deliver  to  the title insurance company a notice containing
     the  address  of the party in breach and stating  that  this
     Contract  shall  be  cancelled unless the  breach  is  cured
     within  13 days following the delivery of the notice to  the
     title insurance company.  Within three days after receipt of
     such  notice, the title insurance company shall send  it  by
     United  States  Mail to the party in breach at  the  address
     contained  in  the  Notice and no further  notice  shall  be
     required.  If  the breach is not cured within  the  13  days
     following  the  delivery of the notice to the escrow  agent,
     this Contract shall be cancelled.

18.  MISCELLANEOUS.

     (a)  This Agreement may be amended only by written agreement
     signed by both Seller and Buyer, and all waivers must be  in
     writing  and signed by the waiving party.  Time  is  of  the
     essence.   This  Agreement  will not  be  construed  for  or
     against  a party whether or not that party has drafted  this
     Agreement.  If there is any action or proceeding between the
     parties relating to this Agreement the prevailing party will
     be  entitled to recover attorney's fees and costs.  This  is
     an  integrated  agreement containing all agreements  of  the
     parties  about the Property and the other matters described,
     and  it  supersedes any other agreements or  understandings.
     Exhibits  attached  to this Agreement are incorporated  into
     this Agreement.

     (b)   If  this closing has not occurred by March  30,  2001,
     through  no  fault  of Seller, Seller  may  either,  at  its
     election,  extend  the closing date or exercise  any  remedy
     available   to   it  by  law,  including  terminating   this
     Agreement.

     (c)  Funds to be deposited or paid by Buyer must be good and
     clear  funds in the form of cash, cashier's checks  or  wire
     transfers.



Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)




     (d)   All notices from either of the parties hereto  to  the
     other  shall be in writing and shall be considered  to  have
     been  duly  given or served if sent by first class certified
     mail,  return receipt requested, postage prepaid,  or  by  a
     nationally recognized courier service guaranteeing overnight
     delivery to the party at his or its address set forth below,
     or  to  such  other  address  as such  party  may  hereafter
     designate by written notice to the other party.

     If to Seller:


          AEI Net Lease Income & Growth Fund XX Limited Partnership
          30 East Seventh Street, Suite 1300
          St. Paul, MN  55101


     If to Buyer:

          Ronald Kethe
          Ida Kethe
          35855 Thirty Mile Road
          Lenox Township, MI  48050

     When  accepted, this offer will be a binding  agreement  for
valid  and  sufficient consideration which will bind and  benefit
Buyer, Seller and their respective successors and assigns.  Buyer
is  submitting  this offer by signing a copy of  this  offer  and
delivering it to Seller.  Seller has five (5) business days  from
receipt within which to accept this offer.

      This  Agreement  shall be governed by, and  interpreted  in
accordance with, the laws of the state of Ohio.

      IN WITNESS WHEREOF, the Seller and Buyer have executed this
Agreement effective as of the day and year above first written.





          (REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)




Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)





BUYER:    Ronald Kethe and Ida Kethe

          By: /s/ Ronald Kethe
                  Ronald Kethe

          By: /s/ Ida Kethe
                  Ida Kethe

          WITNESS:
           (Both Signers)

          /s/ Mark E Wyzgoski

              Mark E Wyzgoski
               (Print Name)





     SELLER: AEI Net Lease Income & Growth Fund XX Limited Partnership

         By: AEI Fund Management XX, Inc., its corporate general partner

         By: /s/ Robert P Johnson
                 Robert P. Johnson, President




          WITNESS:

          /s/ Heather A Garcia

              Heather A Garcia
                (Print Name)






          (REMAINDER OF PAGE INTENTIONALLY LEFT BLANK)


Buyer Initial: /s/ RK /s/ IK
Purchase Agreement for Champps Americana Restaurant-Columbus, OH (Easton)




                              EXHIBIT "A"

          Situated in the State of Ohio, County of Franklin, City
     of  Columbus, Section 2, Township 1, Range 17, United States
     Military Lands and being all out of a 3.499 acre residual of
     Parcel  2  as  conveyed to MORSO Holding Co.  of  record  in
     Official Record 30846G11 (all deed references refer  to  the
     records of the Recorder's Office, Franklin County, Ohio) and
     described as follows:

          Beginning  for reference at the centerline intersection
     of  Easton Way with Morse Crossing as dedicated in Plat Book
     86, Pages 56-58;

          thence  North  2 18' 27" East, with the  centerline  of
     said Morse Crossing, a distance of 1043.69 feet to a point;

          thence North 87 41' 33" West, a distance of 55.00  feet
     to  a  point in the westerly right-of-way line of said Morse
     Crossing;

          thence  with  said  westerly  right-of-way  line,   the
     following courses:

          North  2  18' 27" East, a distance of 23.37 feet  to  a
     point of curvature;

          With  a curve to the right having a central angle of  1
     26' 50", a radius of 1055.00 feet, whose chord bears North 3
     01'  51" East, a chord distance of 26.65 feet to an iron pin
     set at the true point of beginning for this description;

          thence with a new division line across said 3.499  acre
     residual, the following courses:

          North  87 41' 33" West, a distance of 39.98 feet to  an
     iron pin set;
          South  2 18' 27" West, a distance of 11.51 feet  to  an
     iron pin set;
          North  87 41' 33" West, a distance of 86.86 feet to  an
     iron pin set;
          North  42 41' 33" West, a distance of 84.15 feet to  an
     iron pin set;
          North  87 41' 33" West, a distance of 19.50 feet to  an
     iron pin set;
          North  2 18' 27" East, a distance of 120.00 feet to  an
     iron pin set'

          North 87 41' 33" West, a distance of 184.50 feet to  an
     iron  pin set in an easterly line of a 50.706 acre tract  as
     conveyed  to  Easton  Market Limited  Liability  Company  of
     record in Official Record 34933B09;

          thence  North 2 18' 27" East, with an easterly line  of
     said  Easton market tract, a distance of 163.36 feet  to  an
     iron pin set at a southeasterly corner thereof;

          thence  with  a  southerly line of said  Easton  Market
     tract, the following courses and distances:

          South 80 11' 33" East, a distance of 257.28 feet to  an
     iron pin set at a point of curvature;

          With a curve to the right having a central angle of  27
     45' 35", a radius of 180.00 feet, whose chord bears South 66
     18'  45" East, a chord distance of 86.36 feet to an iron pin
     set at a point of reverse curvature;

          With  a curve to the left having a central angle of  20
     08' 31", a radius of 220.00 feet, whose chord bears South 62
     30'  13" East, a chord distance of 76.94 feet to an iron pin
     set at a point of tangency;

          South  72  34' 34" East, a distance of 7.17 feet  to  a
     point of curvature;

          With a curve to the right having a central angel of  88
     23' 07", a radius of 10.00 feet, whose chord bears South  28
     23'  00" East, a chord distance of 13.94 feet to a point  of
     reverse curvature in said westerly right-of-way line;

          Thence  with  said westerly right-of-way  line  with  a
     curve  to the left having a central angle of 12 03'  18",  a
     radius  of 1055.00 feet, whose chord bears South 9  46'  55"
     West,  a chord distance of 221.56 feet to the true point  of
     beginning and containing 2.012 acres of land, more or less.

          Subject,  however  to  all legal  rights-of-way  and/or
     easements, if any, of previous record.

Bearings  are based on the Ohio State Plane Coordinate System  as
per  NAD  83.   Control  for  bearing  was  from  coordinates  of
monuments  FRANK  64 and FRANK 164 established  by  the  Franklin
County  Engineering  Department using Global  Positioning  System
procedures and equipment.