UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                            FORM 10-Q

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

       For the quarterly period ended:  September 30, 2009

               Commission File Number:  000-24003

          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
     (Exact name of registrant as specified in its charter)

      State of Minnesota                   41-1848181
(State or other jurisdiction of         (I.R.S. Employer
incorporation or organization)        Identification No.)

    30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
             (Address of principal executive offices)

                          (651) 227-7333
                 (Registrant's telephone number)

                       Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)

Indicate  by check mark whether the registrant (1) has filed  all
reports  required  to be filed by Section  13  or  15(d)  of  the
Securities  Exchange Act of 1934 during the preceding  12  months
(or  for such shorter period that the registrant was required  to
file  such  reports),  and (2) has been subject  to  such  filing
requirements for the past 90 days.      [X] Yes  [ ]  No

Indicate  by  check  mark  whether the registrant  has  submitted
electronically  and posted on its corporate  Web  site,  if  any,
every  Interactive Data File required to be submitted and  posted
pursuant  to Rule 405 of Regulation S-T (232.405 of this chapter)
during the preceding 12 months (or  for such shorter period  that
the registrant was required to submit and post such files).
                                        [ ] Yes   [ ] No

Indicate  by  check  mark  whether  the  registrant  is  a  large
accelerated filer, an accelerated filer, a non-accelerated filer,
or  a  smaller reporting company.  See the definitions of  "large
accelerated  filer," "accelerated filer" and  "smaller  reporting
company" in Rule 12b-2 of the Exchange Act.

   Large accelerated filer             Accelerated filer

   Non-accelerated filer               Smaller reporting company  [X]

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


        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                              INDEX


Part I - Financial Information

 Item 1. Financial Statements (unaudited):

         Balance Sheet as of September 30, 2009 and December  31, 2008

         Statements for the Periods ended September 30, 2009 and 2008:

           Income

           Cash Flows

           Changes in Partners' Capital (Deficit)

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis  of  Financial Condition
           and Results of Operations

 Item 3. Quantitative and Qualitative Disclosures About Market Risk

 Item 4. Controls and Procedures

Part II - Other Information

 Item 1.  Legal Proceedings

 Item 1A.  Risk Factors

 Item 2. Unregistered Sales of Equity Securities and  Use  of Proceeds

 Item 3. Defaults Upon Senior Securities

 Item 4. Submission of Matters to a Vote of Security  Holders

 Item 5. Other Information

 Item 6. Exhibits

Signatures

<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                          BALANCE SHEET
            SEPTEMBER 30, 2009 AND DECEMBER 31, 2008

                             ASSETS

                                                     2009           2008
CURRENT ASSETS:
  Cash                                           $   603,623   $   639,409
  Receivables                                              0         5,261
                                                  -----------   -----------
      Total Current Assets                           603,623       644,670
                                                  -----------   -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             3,807,598     3,807,598
  Buildings and Equipment                          8,954,701     8,954,701
  Accumulated Depreciation                        (1,513,497)   (1,245,765)
                                                  -----------   -----------
      Net Investments in Real Estate              11,248,802    11,516,534
                                                  -----------   -----------
           Total  Assets                         $11,852,425   $12,161,204
                                                  ===========   ===========

                    LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    31,897   $    37,336
  Distributions Payable                              212,887       251,722
  Unearned Rent                                       45,427        17,359
                                                  -----------   -----------
      Total Current Liabilities                      290,211       306,417
                                                  -----------   -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                      (717)        7,050
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized; 16,917 Units issued;
   15,699 Units outstanding                       11,562,931    11,847,737
                                                  -----------   -----------
      Total Partners' Capital                     11,562,214    11,854,787
                                                  -----------   -----------
        Total Liabilities and Partners' Capital  $11,852,425   $12,161,204
                                                  ===========   ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                       STATEMENT OF INCOME
               FOR THE PERIODS ENDED SEPTEMBER 30


                                Three Months Ended       Nine Months Ended
                              9/30/09       9/30/08   9/30/09       9/30/08

RENTAL INCOME                $ 248,791    $ 211,275   $ 743,873  $  646,435

EXPENSES:
  Partnership Administration -
   Affiliates                   37,219       38,521     114,836     117,601
  Partnership Administration
   and Property Management  -
   Unrelated Parties             2,748        6,298      19,684      29,345
  Depreciation                  89,542       72,671     267,732     218,013
                              ---------    ---------   ---------  ----------
      Total Expenses           129,509      117,490     402,252     364,959
                              ---------    ---------   ---------  ----------

OPERATING INCOME               119,282       93,785     341,621     281,476

OTHER INCOME:
  Interest Income                1,232       13,014       3,943      35,191
                              ---------    ---------   ---------  ----------
INCOME FROM CONTINUING
   OPERATIONS                  120,514      106,799     345,564     316,667

Income from Discontinued Operations  0            0           0     748,606
                              ---------    ---------   ---------  ----------
NET INCOME                   $ 120,514    $ 106,799   $ 345,564  $1,065,273
                              =========    =========   =========  ==========
NET INCOME ALLOCATED:
  General Partners           $   3,615    $   6,316   $  10,367  $   28,087
  Limited Partners             116,899      100,483     335,197   1,037,186
                              ---------    ---------   ---------  ----------
                             $ 120,514    $ 106,799   $ 345,564  $1,065,273
                              =========    =========   =========  ==========
INCOME PER LIMITED PARTNERSHIP UNIT:
  Continuing Operations      $    7.45    $    6.40   $   21.35  $    19.52
  Discontinued Operations            0            0           0       46.40
                              ---------    ---------   ---------  ----------
       Total                 $    7.45    $    6.40   $   21.35  $    65.92
                              =========    =========   =========  ==========
Weighted Average
 Units Outstanding              15,699       15,699      15,699      15,734
                              =========    =========   =========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                     STATEMENT OF CASH FLOWS
             FOR THE NINE MONTHS ENDED SEPTEMBER 30


                                                    2009           2008

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $   345,564     $ 1,065,273

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                  267,732         219,150
     Gain on Sale of Real Estate                         0        (719,466)
     (Increase) Decrease in Receivables              5,261          (9,676)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                   (5,439)          2,080
     Increase in Unearned Rent                      28,068           6,545
                                                -----------     -----------
       Total Adjustments                           295,622        (501,367)
                                                -----------     -----------
       Net Cash Provided By
          Operating Activities                     641,186         563,906
                                                -----------     -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Proceeds from Sale of Real Estate                      0       2,171,839
                                                -----------     -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Distributions Paid to Partners                  (676,972)       (769,193)
  Redemption Payments                                    0         (87,059)
                                                -----------     -----------
       Net Cash Used For
          Financing Activities                    (676,972)       (856,252)
                                                -----------     -----------

NET INCREASE (DECREASE) IN CASH                    (35,786)      1,879,493

CASH, beginning of period                          639,409         820,451
                                                -----------     -----------
CASH, end of period                            $   603,623     $ 2,699,944
                                                ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
       STATEMENT OF CHANGES IN PARTNERS' CAPITAL (DEFICIT)
             FOR THE NINE MONTHS ENDED SEPTEMBER 30


                                                                  Limited
                                                                Partnership
                             General     Limited                   Units
                             Partners    Partners     Total     Outstanding


BALANCE, December 31, 2007  $ (1,336)  $11,804,877  $11,803,541   15,804.56

  Distributions Declared     (17,052)     (750,001)    (767,053)

  Redemption Payments         (2,612)      (84,447)     (87,059)    (105.78)

  Net Income                  28,087     1,037,186    1,065,273
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2008 $  7,087   $12,007,615  $12,014,702   15,698.78
                             ========   ===========  ===========  ==========


BALANCE, December 31, 2008  $  7,050   $11,847,737  $11,854,787   15,698.78

  Distributions Declared     (18,134)     (620,003)    (638,137)

  Net Income                  10,367       335,197      345,564
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2009 $   (717)  $11,562,931  $11,562,214   15,698.78
                             ========   ===========  ===========  ==========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                       SEPTEMBER 30, 2008

(1)  The  condensed  statements included herein have been  prepared
     by  the  registrant, without audit, pursuant to the rules  and
     regulations  of  the Securities and Exchange  Commission,  and
     reflect   all  adjustments  which  are,  in  the  opinion   of
     management,  necessary to a fair statement of the  results  of
     operations for the interim period, on a basis consistent  with
     the  annual audited statements.  The adjustments made to these
     condensed   statements  consist  only  of   normal   recurring
     adjustments.   Certain information, accounting  policies,  and
     footnote    disclosures   normally   included   in   financial
     statements  prepared  in  accordance with  generally  accepted
     accounting principles have been condensed or omitted  pursuant
     to   such  rules  and  regulations,  although  the  registrant
     believes  that  the  disclosures  are  adequate  to  make  the
     information  presented not misleading.  It is  suggested  that
     these  condensed financial statements be read  in  conjunction
     with  the  financial statements and the summary of significant
     accounting  policies  and  notes  thereto  included   in   the
     registrant's latest annual report on Form 10-K.

(2)  Organization -

     AEI   Income   &   Growth  Fund  XXII  Limited   Partnership
     ("Partnership")  was formed to acquire and lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed by AEI Fund  Management  XXI,  Inc.
     ("AFM"),  the Managing General Partner.  Robert P.  Johnson,
     the  President  and  sole director of  AFM,  serves  as  the
     Individual   General  Partner.   AFM  is  a   wholly   owned
     subsidiary  of AEI Capital Corporation of which Mr.  Johnson
     is  the  majority  shareholder.  AEI Fund  Management,  Inc.
     ("AEI"),  an  affiliate of AFM, performs the  administrative
     and operating functions for the Partnership.

     The   terms  of  the  Partnership  offering  called  for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  May   1,   1997   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)   were   accepted.   The  offering   terminated
     January   9, 1999 when the extended offering period expired.
     The   Partnership  received  subscriptions  for   16,917.222
     Limited  Partnership Units.  Under the terms of the  Limited
     Partnership  Agreement,  the Limited  Partners  and  General
     Partners  contributed  funds  of  $16,917,222  and   $1,000,
     respectively.

     During operations, any Net Cash Flow, as defined, which  the
     General Partners determine to distribute will be distributed
     97%  to the Limited Partners and 3% to the General Partners.
     Distributions to Limited Partners will be made pro  rata  by
     Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 9%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash  Flow;  (ii) any remaining balance  will  be
     distributed  90%  to the Limited Partners  and  10%  to  the
     General  Partners.   Distributions to the  Limited  Partners
     will be made pro rata by Units.


        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(2)  Organization - (Continued)

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated in  the
     same  ratio  as  the  last  dollar  of  Net  Cash  Flow   is
     distributed.   Net losses from operations will be  allocated
     99% to the Limited Partners and 1% to the General Partners.

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal  to 9% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated;  (iii)  third,  the  balance  of  any
     remaining  gain  will then be allocated 90% to  the  Limited
     Partners  and 10% to the General Partners.  Losses  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.

(3)  Investments in Real Estate -

     In  November  2007, Kona Restaurant Group, Inc.  (KRG),  the
     tenant  of  the  Johnny  Carino's  restaurant  in  Longmont,
     Colorado,  approached  the Partnership  with  a  request  to
     adjust  the  rent  on the property to a market  rental  rate
     based  on  the  restaurant's  performance  and  the  current
     conditions  in  the market.  In March 2008, after  reviewing
     the  financial statements for the restaurant  and  KRG,  the
     Partnership agreed to amend the Lease to reduce the  current
     annual rent for the property by 36% to $71,667.  This amount
     is  scheduled to increase annually by 1.5%. In addition, the
     amendment  provides for additional rental  payments  if  the
     restaurant's sales exceed certain stated amounts.  In August
     2008, the Partnership received certification from Fired  Up,
     Inc.,  the parent company of KRG and guarantor of the Lease,
     that  it  had  achieved certain expense and  debt  reduction
     measures  required  by  the amendment.   As  a  result,  the
     amendment  will  remain effective for the remainder  of  the
     lease term.

        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     On  October   6,  2008,  the  Partnership  purchased  a  33%
     interest  in a Best Buy store in Lake Geneva, Wisconsin  for
     $2,022,246.  The property is leased to Best Buy Stores, L.P.
     under  a  Lease Agreement with a remaining primary  term  of
     10.3  years  and  initial annual rent of  $144,325  for  the
     interest purchased.  The remaining interests in the property
     were  purchased by AEI Income & Growth Fund 24 LLC  and  AEI
     Income & Growth Fund 27 LLC, affiliates of the Partnership.

(4)  Payable to AEI Fund Management, Inc. -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.

(5)  Discontinued Operations -

     On February  27, 2008, the Partnership sold its 50% interest
     in the Champps Americana restaurant in West Chester, Ohio to
     an unrelated third party.  The Partnership received net sale
     proceeds  of  $2,057,022, which resulted in a  net  gain  of
     $668,133.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $1,569,884  and   $180,995,
     respectively.   Through  March  31,  2008,  the  Partnership
     recognized a net gain of $657,433.  In the second quarter of
     2008,  the Partnership recorded a $10,700 adjustment to  the
     expenses of the sale.

     On  June  2, 2008, the Partnership sold its 7.3845% interest
     in  the KinderCare daycare center in DePere, Wisconsin to an
     unrelated  third party.  The Partnership received  net  sale
     proceeds  of  $114,817, which resulted  in  a  net  gain  of
     $51,333.   The cost and related accumulated depreciation  of
     the interest sold was $87,687 and $24,203, respectively.

     During  the  first  nine  months  of  2009  and  2008,   the
     Partnership  distributed net sale proceeds  of  $50,505  and
     $297,980  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $3.19 and $18.76 per Limited Partnership  Unit,
     respectively.  The Partnership anticipates the remaining net
     sale  proceeds  will  either  be  reinvested  in  additional
     property or distributed to the Partners in the future.

        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(5)  Discontinued Operations - (Continued)

     The financial results for these properties are reflected  as
     Discontinued   Operations  in  the  accompanying   financial
     statements.   The following are the results of  discontinued
     operations for the periods ended September 30:

                                 Three Months Ended     Nine Months Ended
                               9/30/09       9/30/08   9/30/09      9/30/08

 Rental Income                 $      0    $      0   $      0  $  30,763
 Property Management Expenses         0           0          0       (486)
 Depreciation                         0           0          0     (1,137)
 Gain on Disposal of Real Estate      0           0          0    719,466
                                --------    --------   --------  ---------
 Income from Discontinued
  Operations                   $      0    $      0   $      0  $ 748,606
                                ========    ========   ========  =========

(6)  Fair Value Measurements -

     The Partnership adopted new guidance for measuring financial
     assets and liabilities at fair value on a recurring basis on
     January   1,  2008 and for certain nonfinancial  assets  and
     liabilities  on  January  1, 2009.  The Partnership  has  no
     assets  or liabilities measured at fair value on a recurring
     basis  or  nonrecurring basis that would require  disclosure
     under this new guidance.

(7)  Subsequent Events -

     The  Partnership  has  evaluated subsequent  events  through
     November  10, 2009, the date which the financial  statements
     were  available  to be issued.  Subsequent events,  if  any,
     were  disclosed  in the appropriate note  in  the  Notes  to
     Financial Statements.

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

        This  section contains "forward-looking statements" which
represent management's expectations or beliefs concerning  future
events, including statements regarding anticipated application of
cash, expected returns from rental income, growth in revenue, the
sufficiency  of  cash  to  meet  operating  expenses,  rates   of
distribution,  and  other  matters.  These,  and  other  forward-
looking  statements,  should be evaluated in  the  context  of  a
number  of  factors  that may affect the Partnership's  financial
condition and results of operations, including the following:

     Market  and  economic conditions which affect the  value
     of  the  properties the Partnership owns and  the  cash
     from rental income such properties generate;

     the  federal  income tax consequences of rental  income,
     deductions,  gain  on  sales and other  items  and  the
     effects of these consequences for the Partners;

     resolution  by  the General Partners of  conflicts  with
     which they may be confronted;

     the   success  of  the  General  Partners  of   locating
     properties with favorable risk return characteristics;

     the effect of tenant defaults; and

     the  condition of the industries in which the  tenants  of
     properties owned by the Partnership operate.

Application of Critical Accounting Policies

        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

        Prior  to  January   1,  2009, the Partnership  purchased
properties and recorded them in the financial statements at  cost
(including  capitalized acquisition expenses).  For  acquisitions
completed  on  or  after  January  1,  2009,  acquisition-related
transaction costs will be expensed as incurred as a result of the
Partnership  adopting new guidance on business combinations  that
expands  the  scope  of acquisition accounting.  The  Partnership
tests long-lived assets for recoverability when events or changes
in  circumstances  indicate that the carrying value  may  not  be
recoverable.   For  properties  the  Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.   Changes
in  these  assumptions or analysis may cause material changes  in
the carrying value of the properties.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        AEI  Fund Management, Inc. allocates expenses to each  of
the  funds  they manage primarily on the basis of the  number  of
hours  devoted  by their employees to each fund's affairs.   They
also  allocate  expenses at the end of each month  that  are  not
directly related to a fund's operations based upon the number  of
investors  in the fund and the fund's capitalization relative  to
other  funds  they  manage.   The  Partnership  reimburses  these
expenses  subject  to  detailed  limitations  contained  in   the
Partnership Agreement.

         Management   of  the  Partnership  has   discussed   the
development  and selection of the above accounting estimates  and
the management discussion and analysis disclosures regarding them
with the managing partner of the Partnership.

Results of Operations

        For  the nine months ended September  30, 2009 and  2008,
the   Partnership   recognized  rental  income  from   continuing
operations  of  $743,873  and $646,435, respectively.   In  2009,
rental income increased due to additional rent received from  one
property acquisition in 2008 and a rent increase on one property.
These increases were partially offset by a reduction in rent  for
the Johnny Carino's restaurant as discussed below.

        For  the nine months ended September  30, 2009 and  2008,
the Partnership incurred Partnership administration expenses from
affiliated parties of $114,836 and $117,601, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and communicating with the Limited Partners.  During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $19,684 and $29,345, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct  administrative costs, outside audit costs,  taxes,
insurance and other property costs.

        In  November 2007, Kona Restaurant Group, Inc. (KRG), the
tenant  of  the Johnny Carino's restaurant in Longmont, Colorado,
approached the Partnership with a request to adjust the  rent  on
the  property  to a market rental rate based on the  restaurant's
performance and the current conditions in the market.   In  March
2008, after reviewing the financial statements for the restaurant
and  KRG, the Partnership agreed to amend the Lease to reduce the
current  annual  rent for the property by 36% to  $71,667.   This
amount  is  scheduled to increase annually by 1.5%. In  addition,
the  amendment  provides for additional rental  payments  if  the
restaurant's  sales  exceed certain stated  amounts.   In  August
2008, the Partnership received certification from Fired Up, Inc.,
the parent company of KRG and guarantor of the Lease, that it had
achieved certain expense and debt reduction measures required  by
the  amendment.  As a result, the amendment will remain effective
for the remainder of the lease term.

        For  the nine months ended September  30, 2009 and  2008,
the Partnership recognized interest income of $3,943 and $35,191,
respectively.   In  2009 interest income  decreased  due  to  the
Partnership having less money invested in a money market  account
due  to  property  acquisitions and lower money market  rates  in
2009.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        Upon complete disposal of a property or classification of
a property as Real Estate Held for Sale, the Partnership includes
the  operating  results and sale of the property in  discontinued
operations.  In addition, the Partnership reclassifies the  prior
periods'  operating  results  of  the  property  to  discontinued
operations.  For the nine months ended September  30,  2008,  the
Partnership  recognized  income from discontinued  operations  of
$748,606,  representing  rental income less  property  management
expenses and depreciation of $29,140 and gain on disposal of real
estate of $719,466.

        On  February   27,  2008, the Partnership  sold  its  50%
interest  in  the Champps Americana restaurant in  West  Chester,
Ohio  to an unrelated third party.  The Partnership received  net
sale  proceeds  of $2,057,022, which resulted in a  net  gain  of
$668,133.   At the time of sale, the cost and related accumulated
depreciation was $1,569,884 and $180,995, respectively.   Through
March   31,  2008,  the  Partnership recognized  a  net  gain  of
$657,433.   In  the  second  quarter  of  2008,  the  Partnership
recorded a $10,700 adjustment to the expenses of the sale.

        On  June   2,  2008,  the Partnership  sold  its  7.3845%
interest in the KinderCare daycare center in DePere, Wisconsin to
an  unrelated  third party.  The Partnership  received  net  sale
proceeds  of  $114,817, which resulted in a net gain of  $51,333.
The  cost  and  related accumulated depreciation of the  interest
sold was $87,687 and $24,203, respectively.

         Management  believes  inflation  has  not  significantly
affected  income  from  operations.    Leases  may  contain  rent
increases, based on the increase in the Consumer Price Index over
a  specified period, which will result in an increase  in  rental
income  over the term of the leases.   Inflation also  may  cause
the  real estate to appreciate in value.   However, inflation and
changing  prices  may  have an adverse impact  on  the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2009,  the
Partnership's  cash balances decreased $35,786  as  a  result  of
distributions  paid to the Partners in excess of  cash  generated
from   operating  activities.   During  the  nine  months   ended
September   30,  2008, the Partnership's cash balances  increased
$1,879,493  as  a  result  of cash generated  from  the  sale  of
property, which was partially offset by distributions paid to the
Partners in excess of cash generated from operating activities.

        Net  cash provided by operating activities increased from
$563,906 in 2008 to $641,186 in 2009 as a result of a increase in
total  rental  and  interest  income  in  2009,  a  decrease   in
Partnership  administration and property management  expenses  in
2009  and by net timing differences in the collection of payments
from the tenants and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September  30, 2008, the Partnership generated cash flow from the
sale of real estate of $2,171,839.


ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        On  October   6,  2008, the Partnership purchased  a  33%
interest  in  a  Best  Buy store in Lake  Geneva,  Wisconsin  for
$2,022,246.   The  property is leased to Best  Buy  Stores,  L.P.
under  a  Lease Agreement with a remaining primary term  of  10.3
years  and  initial  annual  rent of $144,325  for  the  interest
purchased.    The  remaining  interests  in  the  property   were
purchased  by  AEI Income & Growth Fund 24 LLC and AEI  Income  &
Growth Fund 27 LLC, affiliates of the Partnership.

        The  Partnership's primary use of cash flow,  other  than
investment   in  real  estate,  is  distribution  and  redemption
payments  to  Partners.   The Partnership  declares  its  regular
quarterly distributions before the end of each quarter  and  pays
the distribution in the first week after the end of each quarter.
The  Partnership attempts to maintain a stable distribution  rate
from  quarter  to  quarter.   Redemption  payments  are  paid  to
redeeming Partners on a semi-annual basis.

        For  the nine months ended September  30, 2009 and  2008,
the  Partnership declared distributions of $638,137 and $767,053,
respectively.     Pursuant   to   the   Partnership    Agreement,
distributions of Net Cash Flow were allocated 97% to the  Limited
Partners  and 3% to the General Partners.  Distributions  of  Net
Proceeds  of Sale were allocated 99% to the Limited Partners  and
1%  to  the  General  Partners.  The  Limited  Partners  received
distributions  of $620,003 and $750,001 and the General  Partners
received  distributions of $18,134 and $17,052 for  the  periods,
respectively.   In  2009,  distributions  were  lower  due  to  a
decrease in the distribution rate per Unit, effective January  1,
2009.

        During  the  first  nine months of  2009  and  2008,  the
Partnership distributed net sale proceeds of $50,505 and $297,980
to  the  Limited and General Partners as part of their  quarterly
distributions, which represented a return of capital of $3.19 and
$18.76   per   Limited  Partnership  Unit,   respectively.    The
Partnership  anticipates the remaining  net  sale  proceeds  will
either be reinvested in additional property or distributed to the
Partners in the future.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be acquired at a discount.  The Partnership will not be obligated
to purchase in any year any number of Units that, when aggregated
with  all  other transfers of Units that have occurred since  the
beginning   of  the  same  calendar  year  (excluding   Permitted
Transfers as defined in the Partnership Agreement), would  exceed
5% of the total number of Units outstanding on January  1 of such
year.  In no event shall the Partnership be obligated to purchase
Units if, in the sole discretion of the Managing General Partner,
such  purchase  would  impair the capital  or  operation  of  the
Partnership.

       During 2009, the Partnership did not redeem any Units from
the  Limited Partners.  On April 1, 2008, seven Limited  Partners
redeemed  a  total  of 105.78 Partnership Units  for  $84,447  in
accordance  with  the  Partnership  Agreement.   The  Partnership
acquired  these  Units using Net Cash Flow from  operations.   In
prior  years,  a  total of 63 Limited Partners redeemed  1,112.66
Partnership  Units  for $889,815.  The redemptions  increase  the
remaining   Limited   Partner's   ownership   interest   in   the
Partnership.   As  a  result  of these  redemption  payments  and
pursuant  to  the  Partnership Agreement,  the  General  Partners
received distributions of $2,612 in 2008.

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

The Economy and Market Conditions

       The impact of conditions in the current economy, including
the  turmoil  in the credit markets, has adversely affected  many
real   estate  companies.   However,  the  absence  of   mortgage
financing on the Partnership's properties eliminates the risks of
foreclosure and debt-refinancing that can negatively  impact  the
value  and  distributions  of leveraged  real  estate  companies.
Nevertheless, a prolonged economic downturn may adversely  affect
the operations of the Partnership's tenants and their cash flows.
If  a  tenant  were  to  default on its  lease  obligations,  the
Partnership's  income  would decrease,  its  distributions  would
likely be reduced and the value of its properties might decline.

        Historically,  the Partnership has sold properties  at  a
gain  and  distributed the gain proceeds as part of  its  regular
quarterly  distributions,  and to make special  distributions  on
occasion.   The  remaining  sales  proceeds  were  reinvested  in
additional properties.  Beginning in the fourth quarter of  2008,
general  economic conditions caused the volume of property  sales
to  slow dramatically for all real estate sellers.  In 2009,  the
Partnership will likely complete fewer property sales than it has
in the past.  Until property sales occur, quarterly distributions
going  forward will reflect the distribution of net  core  rental
income  and capital reserves, if any. Distribution rates in  2009
are  expected  to  be variable and less than recent  distribution
rates   until  such  time  as  economic  conditions   allow   the
Partnership   to,  once  again,  begin  selling   properties   at
acceptable prices and generating gains for distribution.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

       Not required for a smaller reporting company.

ITEM 4.   CONTROLS AND PROCEDURES.

       (a)  Disclosure Controls and Procedures.

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the  Managing  General Partner of the Partnership  evaluated  the
effectiveness  of  the  design and operation  of  our  disclosure
controls  and procedures (as defined in Rule 13a-15(e) under  the
Securities  Exchange  Act of 1934 (the "Exchange  Act")).   Based
upon  that evaluation, the President and Chief Financial  Officer
of  the Managing General Partner concluded that, as of the end of
the  period  covered by this report, our disclosure controls  and
procedures  were effective in ensuring that information  required
to be disclosed by us in the reports that we file or submit under
the  Exchange Act is recorded, processed, summarized and reported
within  the time periods specified in applicable rules and  forms
and  that  such  information is accumulated and  communicated  to
management,  including the President and Chief Financial  Officer
of  the  Managing General Partner, in a manner that allows timely
decisions regarding required disclosure.

ITEM 4.   CONTROLS AND PROCEDURES. (Continued)

       (b)  Changes in Internal Control Over Financial Reporting.

        During  the  most recent period covered by  this  report,
there  has  been no change in our internal control over financial
reporting  (as defined in Rule 13a-15(f) under the Exchange  Act)
that  has  materially  affected,  or  is  reasonably  likely   to
materially affect, our internal control over financial reporting.


                   PART II - OTHER INFORMATION

ITEM 1.   LEGAL PROCEEDINGS.

        There are no material pending legal proceedings to  which
the Partnership is a party or of which the Partnership's property
is subject.

ITEM 1A.  RISK FACTORS.

       Not required for a smaller reporting company.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS.

       (a) None.

       (b) Not applicable.

        (c) Pursuant to Section 7.7 of the Partnership Agreement,
each  Limited  Partner  has the right to  present  Units  to  the
Partnership  for  purchase by submitting notice to  the  Managing
General  Partner  during  January or  July  of  each  year.   The
purchase  price  of the Units is equal to 90% of  the  net  asset
value  per Unit, as of the first business day of January or  July
of  each  year, as determined by the Managing General Partner  in
accordance  with  the  provisions of the  Partnership  Agreement.
Units  tendered to the Partnership during January  and  July  are
redeemed  on April  1st and October  1st, respectively,  of  each
year  subject to the following limitations.  The Partnership will
not  be  obligated to purchase in any year any  number  of  Units
that, when aggregated with all other transfers of Units that have
occurred since the beginning of the same calendar year (excluding
Permitted  Transfers  as  defined in the Partnership  Agreement),
would  exceed  5%  of  the total number of Units  outstanding  on
January   1  of such year.  In no event shall the Partnership  be
obligated  to  purchase Units if, in the sole discretion  of  the
Managing General Partner, such purchase would impair the  capital
or  operation of the Partnership.  During the period  covered  by
this report, the Partnership did not purchase any Units.

ITEM 3.   DEFAULTS UPON SENIOR SECURITIES.

       None.

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

       None.
                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 5.   OTHER INFORMATION.

       None.

ITEM 6.   EXHIBITS.

    31.1  Certification  of Chief Executive  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    31.2  Certification  of Chief Financial  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    32    Certification  of  Chief Executive  Officer  and  Chief
    Financial Officer of General Partner pursuant to Section  906
    of the Sarbanes-Oxley Act of 2002.



                           SIGNATURES

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


Dated:  November  10, 2009    AEI Income & Growth Fund XXII
                              Limited Partnership
                              By:  AEI Fund Management XXI, Inc.
                              Its: Managing General Partner



                              By: /s/ ROBERT P JOHNSON
                                      Robert P. Johnson
                                      President
                                      (Principal Executive Officer)



                              By: /s/ PATRICK W KEENE
                                      Patrick W. Keene
                                      Chief Financial Officer
                                      (Principal Accounting Officer)