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

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

             For the Quarter Ended:  March 31, 2005

                 Commission file number:  24003


          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer 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
                   (Issuer's telephone number)


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

Check  whether  the issuer (1) 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.

                          Yes [X]   No

         Transitional Small Business Disclosure Format:

                          Yes       No [X]


        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1. Balance Sheet as of March 31, 2005 and December 31, 2004

         Statements for the Periods ended March 31, 2005 and 2004:

            Income

            Cash Flows

            Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

 Item 3. Controls and Procedures

PART II. Other Information

 Item 1. Legal Proceedings

 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
              MARCH 31, 2005 AND DECEMBER 31, 2004

                           (Unaudited)

                             ASSETS

                                                       2005          2004
CURRENT ASSETS:
  Cash and Cash Equivalents                       $   766,780    $   847,559
  Receivables                                          59,272         59,272
                                                   -----------    -----------
      Total Current Assets                            826,052        906,831
                                                   -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              4,584,824      4,584,824
  Buildings and Equipment                           8,850,723      8,850,723
  Accumulated Depreciation                         (1,156,772)    (1,067,008)
                                                   -----------    -----------
      Net Investments in Real Estate               12,278,775     12,368,539
                                                   -----------    -----------
           Total  Assets                          $13,104,827    $13,275,370
                                                   ===========    ===========

                      LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $    63,911    $    20,125
  Distributions Payable                               277,084        447,968
  Unearned Rent                                        83,879         27,911
                                                   -----------    -----------
      Total Current Liabilities                       424,874        496,004
                                                   -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                      1,546          4,326
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized; 16,917 Units issued;
   16,174 Units outstanding                        12,678,407     12,775,040
                                                   -----------    -----------
      Total Partners' Capital                      12,679,953     12,779,366
                                                   -----------    -----------
        Total Liabilities and Partners' Capital   $13,104,827    $13,275,370
                                                   ===========    ===========

 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 MARCH 31

                           (Unaudited)

                                                      2005          2004

RENTAL INCOME                                    $   318,976    $   268,432

EXPENSES:
   Partnership Administration - Affiliates            41,887         39,594
   Partnership Administration  and Property
      Management - Unrelated Parties                   8,817         12,467
   Depreciation                                       89,764         79,445
                                                  -----------    -----------
        Total Expenses                               140,468        131,506
                                                  -----------    -----------

OPERATING INCOME                                     178,508        136,926

OTHER INCOME:
  Interest Income                                      3,813          8,480
                                                  -----------    -----------

INCOME FROM CONTINUING OPERATIONS                    182,321        145,406

Income from Discontinued Operations                        0        444,596
                                                  -----------    -----------
NET INCOME                                       $   182,321    $   590,002
                                                  ===========    ===========
NET INCOME ALLOCATED:
   General Partners                              $     5,470    $     9,012
   Limited Partners                                  176,851        580,990
                                                  -----------    -----------
                                                 $   182,321    $   590,002
                                                  ===========    ===========
INCOME PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations                         $     10.93    $      8.64
   Discontinued Operations                                 0          26.95
                                                  -----------    -----------
         Total                                   $     10.93    $     35.59
                                                  ===========    ===========
Weighted   Average  Units  Outstanding                16,174         16,326
                                                  ===========    ===========

 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 PERIODS ENDED MARCH 31

                           (Unaudited)

                                                       2005          2004
CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                       $   182,321   $   590,002

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                       89,764        79,445
     Gain on Sale of Real Estate                             0      (434,401)
     Decrease in Receivables                                 0        44,191
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                       43,786       (37,334)
     Increase in Unearned Rent                          55,968         8,999
                                                    -----------   -----------
       Total Adjustments                               189,518      (339,100)
                                                    -----------   -----------
       Net Cash Provided By
           Operating Activities                        371,839       250,902
                                                    -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                                 0      (202,663)
  Proceeds from Sale of Real Estate                          0     1,998,546
                                                    -----------   -----------
       Net Cash Provided By
           Investing Activities                              0     1,795,883
                                                    -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Decrease in Distributions Payable                   (170,884)       (1,681)
  Distributions to Partners                           (281,734)     (284,389)
                                                    -----------   -----------
       Net Cash Used For
           Financing Activities                       (452,618)     (286,070)
                                                    -----------   -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                                (80,779)    1,760,715

CASH AND CASH EQUIVALENTS, beginning of  period        847,559       875,777
                                                    -----------   -----------
CASH AND CASH EQUIVALENTS, end of period           $   766,780   $ 2,636,492
                                                    ===========   ===========

 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
                 FOR THE PERIODS ENDED MARCH 31

                           (Unaudited)


                                                                   Limited
                                                                 Partnership
                             General      Limited                   Units
                             Partners     Partners     Total     Outstanding


BALANCE, December 31, 2003  $ 12,908   $13,083,999   $13,096,907    16,325.90

  Distributions               (7,926)     (276,463)     (284,389)

  Net Income                   9,012       580,990       590,002
                             --------   ----------    -----------  -----------
BALANCE, March 31, 2004     $ 13,994   $13,388,526   $13,402,520    16,325.90
                             ========   ===========   ===========  ===========


BALANCE, December 31, 2004  $  4,326   $12,775,040   $12,779,366    16,173.78

  Distributions               (8,250)     (273,484)     (281,734)

  Net Income                   5,470       176,851       182,321
                             --------   -----------   -----------  -----------
BALANCE, March 31, 2005     $  1,546   $12,678,407   $12,679,953    16,173.78
                             ========   ===========   ===========  ===========


 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
                         MARCH 31, 2005

                           (Unaudited)

(1)  The  condensed  statements included herein have been  prepared
     by  the Partnership, 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  Partnership
     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
     Partnership's latest annual report on Form 10-KSB.

(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  call   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.

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

(2)  Organization - (Continued)

     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.

     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.

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

(3)  Investments in Real Estate -

     On  December  6,  2002,  the  Partnership  purchased  a  50%
     interest  in  a  parcel of land in West  Chester,  Ohio  for
     $506,000.  The Partnership obtained title to the land in the
     form of an undivided fee simple interest in the 50% interest
     purchased.    The  land  is  leased  to  Champps   Operating
     Corporation (Champps) under a Lease Agreement with a primary
     term  of  20  years and annual rental payments  of  $50,600.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which  the Partnership advanced funds to Champps  for
     the  construction of a Champps Americana restaurant  on  the
     site.   Pursuant to the Lease, any improvements to the  land
     during  the  term  of the Lease become the property  of  the
     lessor.  The Partnership charged interest on the advances at
     a rate of 10.0%.  On January 13, 2004, after the development
     was  completed, the Lease Agreement was amended  to  require
     annual rental payments of $160,000.  The Partnership's share
     of  the  total acquisition costs, including the cost of  the
     land,  was  $1,569,884.   The  remaining  interest  in   the
     property was purchased by AEI Net Lease Income & Growth Fund
     XX Limited Partnership, an affiliate of the Partnership.

     On  July  15, 2004, the Partnership purchased a 40% interest
     in   a  Jared  Jewelry  store  in  Sugar  Land,  Texas   for
     $1,533,966.   The  property is leased to  Sterling  Jewelers
     Inc.  under a Lease Agreement with a remaining primary  term
     of  17.5 years and annual rental payments of $116,290.   The
     remaining  interest  in the property was  purchased  by  AEI
     Accredited  Investor  Fund  2002  Limited  Partnership,   an
     affiliate of the Partnership.

     In  July  2003,  the  lessee of the Razzoo's  restaurant  in
     Austin,   Texas  notified  the  Partnership  that   it   was
     experiencing financial difficulty stemming from  lower  than
     expected  sales and that it might not be able to pay  future
     rents.   However, rents are current.  In November 2004,  the
     Partnership  and  the lessee entered into  an  agreement  to
     amend  the  Lease  to  provide the lessee  with  options  to
     purchase  the property and terminate the Lease.   Under  the
     purchase option, which expires October 31, 2006, the  lessee
     can  elect  to  purchase the Partnership's interest  in  the
     property for $1,248,000.  Under the termination option,  the
     lessee can elect to terminate the Lease by providing no less
     than   six   months  prior  written  notice  and  paying   a
     termination  payment equal to one year's  rent.   The  lease
     cannot be terminated prior to October 31, 2006.  As part  of
     this   agreement,  the  Partnership  received   a   personal
     guarantee  from the majority shareholder of the  lessee  for
     payment  of the rent through October 31, 2006.  In addition,
     the  Partnership  was  reimbursed for  certain  expenses  it
     incurred  related to legal action it pursued  in  connection
     with this situation.

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

(3)  Investments in Real Estate - (Continued)

     In February 2004, Garden Ridge, L.P. (GR), the lessee of the
     Garden  Ridge  retail store in Woodlands, Texas,  filed  for
     Chapter 11 bankruptcy reorganization.  In press releases, GR
     reported rejecting the leases of nine of 44 stores and it is
     attempting to renegotiate lease terms for its other  stores.
     The Woodlands store was not identified as one of the nine to
     be  closed.  GR entered into negotiations with the  property
     owners to arrive at an agreement to modify rental terms that
     would  induce GR to affirm the Lease for this property.   GR
     and  the  property  owners subsequently agreed  to  a  lease
     amendment to reduce the annual rent by 23% to $234,624, with
     a  10%  rent  increase  on January 1, 2008.   The  amendment
     provides for additional rental payments if the store's sales
     exceed certain stated amounts.  The amendment also calls for
     the  owners to waive rent for one month during the first six
     months  following  the bankruptcy court's approval  of  GR's
     affirmation   of  the  Lease.   The  lease   amendment   and
     confirmation  of GR's plan of reorganization  have  not  yet
     been approved by the court.

     With  the exception of February 2004, GR has made all rental
     payments  due  under  its  current lease.   The  Partnership
     expects to continue to receive all scheduled rents in future
     months unless the Lease is rejected by GR.  If the Lease  is
     affirmed,  GR  will be obligated to comply  with  all  Lease
     terms  as  amended.  As part of the lease amendment,  if  GR
     pays  the  rent  for February 2004, it will be  entitled  to
     credit  an equal amount against any installment of rent  due
     after  the  Lease is affirmed.  If GR does  not  affirm  the
     Lease and the Lease is rejected, the rent for February  will
     be  considered  a  pre-petition  unsecured  obligation  that
     would,  together  with  the  Partnership's  other  allowable
     damage claims, be paid pursuant to a court-confirmed plan of
     reorganization  on  a  prorata basis  with  other  unsecured
     claims  to the extent funds are available.  If the Lease  is
     rejected, GR would be required to return possession  of  the
     property  to  the Partnership and the Partnership  would  be
     responsible for real estate taxes and other costs associated
     with maintaining the property.

(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.


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

(5)  Discontinued Operations -

     During  the first quarter of 2004, the Partnership sold  its
     remaining 43.2163% interest in the Hollywood Video store  in
     Muscle  Shoals,  Alabama, in two separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $668,266, which resulted in a net gain  of
     $144,885.  At December 31, 2003, the property was classified
     as Real Estate Held for Sale with a book value of $523,381.

     During  the first quarter of 2004, the Partnership sold  its
     50%  interest  in the Tia's Tex-Mex restaurant  in  Killeen,
     Texas,  in  four  separate transactions, to unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of $1,330,280, which resulted in a net gain of $289,516.  At
     December  31,  2003,  the property was  classified  as  Real
     Estate Held for Sale with a book value of $1,040,764.

     During  the  first  three  months  of  2005  and  2004,  the
     Partnership  distributed $10,101 and  $30,303  of  net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $0.62  and $1.84 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 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 three months ended March 31:

                                               2005        2004

     Rental Income                          $      0    $   10,381
     Property Management Expenses                  0          (186)
     Depreciation                                  0             0
     Gain on Disposal of Real Estate               0       434,401
                                             --------    ----------
        Income from Discontinued Operations $      0    $  444,596
                                             ========    ==========

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

        The Management's Discussion and Analysis contains various
"forward  looking  statements"  within  the  meaning  of  federal
securities  laws  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, taxation levels, the sufficiency  of
cash to meet operating expenses, rates of distribution, and other
matters.  These, and other forward looking statements made by the
Partnership,  must 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
    affects 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.


The 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.

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   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.  A change
in  these assumptions or analysis could 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 three months ended March 31, 2005 and 2004,  the
Partnership  recognized rental income from continuing  operations
of  $318,976 and $268,432, respectively.  In 2005, rental  income
increased  mainly  due  to  additional  rent  received  from  two
property  acquisitions  in  2004  and  rent  increases  on   five
properties.

        For  the three months ended March 31, 2005 and 2004,  the
Partnership  incurred  Partnership administration  expenses  from
affiliated  parties of $41,887 and $39,594, respectively.   These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $8,817  and $12,467, 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  July  2003, the lessee of the Razzoo's restaurant  in
Austin,  Texas notified the Partnership that it was  experiencing
financial difficulty stemming from lower than expected sales  and
that  it  might not be able to pay future rents.  However,  rents
are  current.  In November 2004, the Partnership and  the  lessee
entered  into  an  agreement to amend the Lease  to  provide  the
lessee  with  options to purchase the property and terminate  the
Lease.   Under  the  purchase option, which expires  October  31,
2006, the lessee can elect to purchase the Partnership's interest
in  the  property for $1,248,000.  Under the termination  option,
the  lessee can elect to terminate the Lease by providing no less
than  six  months prior written notice and paying  a  termination
payment equal to one year's rent.  The lease cannot be terminated
prior  to  October  31,  2006.  As part of  this  agreement,  the
Partnership  received  a  personal guarantee  from  the  majority
shareholder of the lessee for payment of the rent through October
31,  2006.   In  addition,  the Partnership  was  reimbursed  for
certain  expenses it incurred related to legal action it  pursued
in connection with this situation.


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

        In February 2004, Garden Ridge, L.P. (GR), the lessee  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported  rejecting the leases of nine of 44  stores  and  it  is
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners to
arrive  at an agreement to modify rental terms that would  induce
GR  to  affirm the Lease for this property.  GR and the  property
owners  subsequently agreed to a lease amendment  to  reduce  the
annual  rent  by  23% to $234,624, with a 10%  rent  increase  on
January  1,  2008.  The amendment provides for additional  rental
payments if the store's sales exceed certain stated amounts.  The
amendment  also calls for the owners to waive rent for one  month
during  the  first  six months following the  bankruptcy  court's
approval  of GR's affirmation of the Lease.  The lease  amendment
and confirmation of GR's plan of reorganization have not yet been
approved by the court.

        With  the  exception of February 2004, GR  has  made  all
rental  payments  due under its current lease.   The  Partnership
expects  to  continue to receive all scheduled  rents  in  future
months  unless  the Lease is rejected by GR.   If  the  Lease  is
affirmed, GR will be obligated to comply with all Lease terms  as
amended.  As part of the lease amendment, if GR pays the rent for
February  2004,  it will be entitled to credit  an  equal  amount
against  any installment of rent due after the Lease is affirmed.
If  GR  does not affirm the Lease and the Lease is rejected,  the
rent  for  February  will be considered a pre-petition  unsecured
obligation  that  would,  together with the  Partnership's  other
allowable  damage  claims, be paid pursuant to a  court-confirmed
plan  of  reorganization on a prorata basis with other  unsecured
claims  to  the  extent funds are available.   If  the  Lease  is
rejected,  GR  would  be  required to return  possession  of  the
property  to  the  Partnership  and  the  Partnership  would   be
responsible for real estate taxes and other costs associated with
maintaining the property.

        For  the three months ended March 31, 2005 and 2004,  the
Partnership  recognized interest income  of  $3,813  and  $8,480,
respectively.   In  2005, interest income decreased  due  to  the
Partnership  receiving  less interest from construction  advances
and  having less money invested in a money market account due  to
property acquisitions.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  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  and
any  partial  sales  of the property to discontinued  operations.
For  the  three  months  ended March 31,  2004,  the  Partnership
recognized  income  from  discontinued  operations  of  $444,596,
representing rental income less property management  expenses  of
$10,195 and gain on disposal of real estate of $434,401.

       During the first quarter of 2004, the Partnership sold its
remaining  43.2163%  interest in the  Hollywood  Video  store  in
Muscle   Shoals,  Alabama,  in  two  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of $668,266, which resulted in a net gain of  $144,885.
At  December 31, 2003, the property was classified as Real Estate
Held for Sale with a book value of $523,381.


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

       During the first quarter of 2004, the Partnership sold its
50%  interest in the Tia's Tex-Mex restaurant in Killeen,  Texas,
in  four separate transactions, to unrelated third parties.   The
Partnership received total net sale proceeds of $1,330,280, which
resulted  in a net gain of $289,516.  At December 31,  2003,  the
property was classified as Real Estate Held for Sale with a  book
value of $1,040,764.

        In  2004, the Partnership realized significant gains from
the  sale  of property.  While the real estate market is expected
to  remain  attractive for sellers of property, there can  be  no
assurance the Partnership will be able to achieve a similar level
of   sales  activity  or  sales  profitability  in  2005  due  to
unforeseen  changes in the real estate market.   In addition,  it
is likely the Partnership will curtail its selling activity as it
is  becoming more difficult to find attractive property in  which
to reinvest the proceeds from property sales.

        Inflation  has  had  a  minimal  effect  on  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.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may 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  three  months  ended  March  31,  2005,  the
Partnership's  cash balances decreased $80,779  as  a  result  of
distributions  paid to the Partners in excess of  cash  generated
from  operating activities.  During the three months ended  March
31, 2004, the Partnership's cash balances increased $1,760,715 as
a  result of cash generated from the sale of property, which  was
partially   offset  by  cash  used  to  purchase   property   and
distributions  paid to the Partners in excess of  cash  generated
from operating activities.

        Net  cash provided by operating activities increased from
$250,902  in 2004 to $371,839 in 2005 as a result of an  increase
in  total  rental  and  interest income in 2005,  a  decrease  in
Partnership  administration and property management  expenses  in
2005  and  net timing differences in the collection  of  payments
from the lessees 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 three  months  ended
March 31, 2004, the Partnership generated cash flow from the sale
of  real  estate  of  $1,998,546.  During the  same  period,  the
Partnership  expended  $202,663  to  invest  in  real  properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.


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

        On  December  6,  2002, the Partnership purchased  a  50%
interest  in a parcel of land in West Chester, Ohio for $506,000.
The  Partnership obtained title to the land in  the  form  of  an
undivided fee simple interest in the 50% interest purchased.  The
land is leased to Champps Operating Corporation (Champps) under a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $50,600.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under which the Partnership advanced funds to  Champps
for  the  construction of a Champps Americana restaurant  on  the
site.  Pursuant to the Lease, any improvements to the land during
the  term  of  the Lease become the property of the lessor.   The
Partnership charged interest on the advances at a rate of  10.0%.
On  January  13,  2004, after the development was completed,  the
Lease Agreement was amended to require annual rental payments  of
$160,000.   The  Partnership's share  of  the  total  acquisition
costs,  including  the  cost of the land,  was  $1,569,884.   The
remaining interest in the property was purchased by AEI Net Lease
Income & Growth Fund XX Limited Partnership, an affiliate of  the
Partnership.

       On July 15, 2004, the Partnership purchased a 40% interest
in  a  Jared  Jewelry store in Sugar Land, Texas for  $1,533,966.
The  property is leased to Sterling Jewelers Inc. under  a  Lease
Agreement with a remaining primary term of 17.5 years and  annual
rental  payments  of  $116,290.  The remaining  interest  in  the
property  was  purchased  by AEI Accredited  Investor  Fund  2002
Limited Partnership, an affiliate 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 ten days 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 three months ended March 31, 2005 and 2004,  the
Partnership  declared  distributions of  $281,734  and  $284,389,
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 $273,484 and $276,463 and the General  Partners
received  distributions  of $8,250 and $7,926  for  the  periods,
respectively.  In December 2004, the Partnership declared a bonus
distribution of $171,717 of net sale proceeds, which resulted  in
a higher distribution payable at December 31, 2004.

        During  the  first  three months of 2005  and  2004,  the
Partnership distributed $10,101 and $30,303 of net sale  proceeds
to  the  Limited and General Partners as part of their  quarterly
distributions, which represented a return of capital of $0.62 and
$1.84   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.


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

        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  2004, seven Limited Partners redeemed a total  of
152.12  Partnership  Units for $129,399 in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using  Net Cash Flow from operations.  In prior years, 33 Limited
Partners  redeemed  a  total  of  591.32  Partnership  Units  for
$450,499.    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  $4,002
in 2004.

       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.

ITEM 3.   CONTROLS AND PROCEDURES.

       (a) Evaluation of 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  its  disclosure
controls  and procedures (as defined in Rule 13a-14(c) under  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,  the
disclosure  controls  and  procedures  of  the  Partnership   are
adequately  designed to ensure that information  required  to  be
disclosed  by  us  in  the reports we file or  submit  under  the
Exchange  Act  is recorded, processed, summarized  and  reported,
within the time periods specified in applicable rules and forms.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's  internal controls during the  most  recent  period
covered  by  this  report that have materially affected,  or  are
reasonably   likely  to  materially  affect,  the   Partnership's
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  2.UNREGISTERED  SALES  OF  EQUITY  SECURITIES  AND  USE  OF
        PROCEEDS

        (a)  During  the  period  covered  by  this  report,  the
Partnership  did  not  sell any equity securities  that  are  not
registered under the Securities Act of 1933.

       (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  of  the Units, 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

ITEM 5.OTHER INFORMATION

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6.EXHIBITS

                           Description

    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

        In  accordance with the requirements of the Exchange Act,
the  registrant caused this report to be signed on its behalf  by
the undersigned, thereunto duly authorized.

Dated:  May 6, 2005           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)