FIRST AMENDMENT TO NET LEASE AGREEMENT


THIS AMENDMENT TO NET LEASE AGREEMENT, made and entered into
effective  as  of  the  13th day of January,  2004,  by  and
between  Champps  Operating  Corporation  ("Lessee"),  whose
address  is  10375 Park Meadows Drive, Suite 560, Littleton,
CO   80124-6791, and AEI Net Lease Income & Growth  Fund  XX
Limited  Partnership  and  AEI Income  &  Growth  Fund  XXII
Limited  Partnership, ("AEI or "Lessor"), whose  address  is
Suite 1300, Wells Fargo Place, Saint Paul, Minnesota 55101.


                         WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of
real  property and improvements located at Cincinnati, Ohio,
and  legaly  described  in Exhibit "A",  which  is  attached
hereto and incorporated herein by reference; and

      WHEREAS,  Lessee  has  constructed  the  building  and
improvements (together the "Building") on the real  property
described in Exhibit "A", which Building is described in the
plans and specifications heretofore submitted to Lessor; and

      WHEREAS,  Lesee  and  Lessor have  entered  into  that
certain   Net  Lease  Agreement  dated  December   6,   2002
(the"Lease")  providing for the lease of said real  property
and  Building  (said real property and building  hereinafter
referred to as the "leased Premises"), from Lessor upon  the
terms and conditions therein provided in the Lease;

      NOW,  THEREFORE, inconsideration of the Rents,  terms,
covenants, conditions, and agreements hereinafter  described
to  be  paid,  kept, and performed by Lessee, including  the
completion   of   the   Building  and   other   improvements
constituting  the  Leased Premises,  Lessee  and  Lessor  do
hereby agree to amend the Lease as follows:

  1.   Article 2(A) and (B) of the Lease shall henceforth read
       as follows:

ARTICLE 2. TERM

       (A)  The term of this Lease ("Term") shall be Twenty (20)
            consecutive  "Lease Years", as hereinafter defined,
            plus the period commencing on the initial effective
            date  of  the Lease  ("Occupancy Date"),  with  the
            contemplated initial term  hereof ending on January
            31, 2004.

       (B)  The first full Lease Year shall commence on the date
            of this First Amendment and continue through January
            31, 2005.

  2.   Article  4(A) of the Lease shall henceforth  read  as
       follows:

               ARTICLE 4. RENT PAYMENTS

       (A)  Annual Rent Payable for the first, second, and third
            Lease  Years:   Lessee shall pay to Lessor an annual
            Base Rent  of  $320,000.00,  which  amount  shall be
            payable in advance on the first day of each month in
            equal monthly installments of $13,333.34  to  Lessor
            Fund XXII, and $13,333.34 to Lessor Fund XX.  If the
            first day of the Lease Term is not the first  day of
            the calendar month, then the monthly Rent payable for
            that partial month shall be a prorated portion of the
            equal monthly installment of Base Rent.


  3.   Article  35  is  hereby  deleted  in its entirety;  Lessor
       and Lessee agree that the referenced Development Financing
       Agreement is terminated in accordance with its terms.  All
       other  terms  and  conditions of the Lease shall remain in
       full force and effect.

  4.   Lessee  has  accepted delivery of the Leased Premises and
       has entered into occupancy thereof;

  5.   Lesse has fully  inspected  the  Premises  and found  the
       same to be as required by the Lease, in  good  order  and
       repair, and all conditions under the Lease to be performed
       by the Lessor have been satisfied.

  6.   As of this date, the Lessor is not  in  default under any
       of the terms, conditions, provisions or agreements of the
       Lease and the undersigned has no offsets, claims or defenses
       against the Lessor with respect to the Lease.

  7.   This    Agreement    may    be   executed   in   multiple
       counterparts, each of which shall be deemed an original and
       all of which shall constitute one and the same instrument.

IN  WITNESS  WHEREOF,  Lessor and Lessee  have  respectively
signed  and  sealed this Lease as of the day and year  first
above written.

                    LESSEE: CHAMPPS OPERATING CORPORATION

                    By:  /s/ Donna Depoian

                    Its:  Secretary & VP

STATE OF COLORADO   )
                    )SS.
COUNTY OF DOUGLAS   )

      The  foregoing instrument was acknowledged  before  me
this  9th day of January, 2002, by Donna L Depoian, as  Vice
President  & Secretary of Champps Operating Corp. on  behalf
of said corporation.


                         /s/ Denise M Jones
                         Notary Public

                              (notary seal)



         Remainder of Page Intentionally :Left Blank



               AEI NET LEASE INCOME & GROWTH FUND XX
               LIMITED  PARTNERSHIP,  a  Minnesota  limited
               partnership

               By: AEI FUND MANAGEMENT XX, INC., a Minnesota
                   corporation

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


STATE OF MINNESOTA  )
                    )SS.
COUNTY OF RAMSEY    )

      The foregoing instrument was acknowledged before me on
the  13th  day  of January, 2004, by Robert P  Johnson,  the
President  of  AEI  Fund Management  XX,  Inc.  a  Minnesota
corporation,  corporate general partner  of  AEI  Net  Lease
Income  &  Growth Fund XX Limited Partnership, on behalf  of
said limited partnership.


(notary seal)                /s/ Michael B Daugherty
                                   Notary Public



               AEI NET LEASE INCOME & GROWTH FUND XXII
               LIMITED  PARTNERSHIP,  a  Minnesota  limited
               partnership

               By: AEI FUND MANAGEMENT XXI, INC., a
                   Minnesota corporation

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


STATE OF MINNESOTA  )
                    )SS.
COUNTY OF RAMSEY    )

      The foregoing instrument was acknowledged before me on
the  13th  day  of January, 2004, by Robert P  Johnson,  the
President  of  AEI  Fund Management XXI,  Inc.  a  Minnesota
corporation,  corporate general partner  of  AEI  Net  Lease
Income & Growth Fund XXII Limited Partnership, on behalf  of
said limited partnership.


(notary seal)              /s/ Michael B Daugherty
                                 Notary Public







                          EXHIBIT A
                      LEGAL DESCRIPTION
                         2.009 ACRES


      Situated  in  the  State of Ohio,  County  of  Butler,
Township of West Chester, located in Section 27, Township 2,
Range  2,  between the Miami Rivers and being  out  of  that
98.914  acre  tract  as  conveyed  to  Cincinnati  Specialty
Center. LLC by deed of record in Official Record 6694,  Page
273  (all  references refer to the records of the Recorder's
Office,  Butler County, Ohio) and more particularly  bounded
and described as follows:

      Beginning,  for reference, at a mag nail  set  in  the
centerline of Allen Road at the common corner of Section 26,
27, 32 and 33, being the southwesterly corner of said 98.914
acre tract, and being the southeasterly corner of Parcel  II
as  conveyed to Beaver Creek partners, LLC by deed of record
in Official Record 6359, Page 924;

      Thence  North  05 06 53" East, with  the  common  line
between Sections 27 and 33, being the easterly line of  said
Parcel  II and the easterly line of Parcel I of said  Beaver
Creek  Partners,  being the westerly  line  of  98.914  acre
trace, a distance of 2133.10 feet to an iron pin set in  the
easterly  right-of-way  line of  Interstate  75,  being  the
easterly line of that 12.719 acre tract as conveyed  to  the
Butler County Transpsortation Improvement District of record
in Official Record 6109, Page 2259;

      Thence  with said right-of-line, the easterly line  of
said 12.719 acre tract, the following courses and distances:

      North 58 09' 07" East, a distance of 338.02 feet to an
iron pin set;

      North 67 42' 19" East, a distance of 385.01 feet to an
iron pin set;

      North 60 16' 29" East, a distance of 260.77 feet to an
iron pin set; and

      North 49 22' 25" East, a distance of 183.83 feet to an
iron pin set at the True Point of Beginning:

      Thence  North  49 22' 25" East, continuing  with  said
right-of-way line, a distance of 203.35 feet to an iron  pin
set  in  the  southerly right-of-way line  of  Union  Centre
Boulevard;

     Thence South 62 38' 01" East, with said southerly right-
of-way  line, being the southerly line of said  12.719  acre
tract, a distance of 119.75 feet to an iron pin set;

      Thence  across said 98.914 acre tract,  the  following
courses and distances:

      South 27 12' 29" West, a distance of 38.32 feet to  an
iron pin set:

      South 02 57' 36" East, a distance of 328.65 feet to an
iron pin set on the arc of a curve to the right;

      Southwesterly with the arc of said curve (Delta 06 23'
30",  Radius = 344.41 feet) a chord bearing and distance  of
South  88 48' 20" West, 38.40 feet to an iron pin set  at  a
point of reverse curvature;

      Southwesterly with the arc of said curve (Delta 08 12'
24",  Radius= 322.64 feet) a chord bearing and  distance  of
South 87 53' 53" West, 46.17 feet to an iron pin set a point
of tangency;

      South 83 47' 41" West, a distance of 44.33 feet to  an
iron pin set at a point of curvature of a curve to the left;

      Southwesterly with the arc of said curve (Delta  =  07
12'  10", Radius = 630.00 feet) a chord bearing and distance
of South 80 11' 30" West, 79.15 feet to an iron pin set;

      North 12 56' 43" West, a distance of 83.81 feet to  an
iron pin set: and

     North 08 58' 42" West, a distance of 227.71 feet to the
True  Point  of Beginning, containing 2.009 acres  of  land,
more or less.

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

      Iron  pins  set,  where  indicated,  are  iron  pipes,
thirteen  sixteenths  (13/16) inch inside  diameter,  thirty
(30)  inches  long  with a plastic plug placed  in  the  top
bearing the initials EMHT INC.

      The bearing herein, are based on the same meridian  as
the bearing shown on the centerline survey for BUT-75-2.414,
in  which  the centerline of Interstate 75 has a bearing  of
North 40 17' 04" East.

                EVANS, MECHWART, HAMBLETON & TILTON, INC.

                    /s/ Clark E White 10/24/02