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, 2001

                 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.)


  1300 Minnesota World Trade Center, 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, 2001 and December 31, 2000

        Statements for the Periods ended March 31, 2001 and 2000:

           Income

           Cash Flows

           Changes in Partners' Capital

        Notes to Financial Statements

Item 2. Management's Discussion and Analysis

PART II.Other Information

Item 1. Legal Proceedings

Item 2. Changes in Securities

Item 3. Defaults Upon Senior Securities

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

Item 5. Other Information

Item 6. Exhibits and Reports on Form 8-K

<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                          BALANCE SHEET

              MARCH 31, 2001 AND DECEMBER 31, 2000

                           (Unaudited)

                             ASSETS

                                                     2001          2000

CURRENT ASSETS:
  Cash and Cash Equivalents                      $ 1,023,170    $   572,279
  Receivables                                         46,072         28,040
                                                  -----------    -----------
      Total Current Assets                         1,069,242        600,319
                                                  -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             4,893,998      5,010,783
  Buildings and Equipment                          7,089,495      7,491,306
  Construction in Progress                           761,611        616,286
  Accumulated Depreciation                          (542,197)      (477,061)
                                                  -----------    -----------
      Net Investments in Real Estate              12,202,907     12,641,314
                                                  -----------    -----------
           Total  Assets                         $13,272,149    $13,241,633
                                                  ===========    ===========


                     LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    49,520    $    21,606
  Distributions Payable                              298,951        300,145
  Unearned Rent                                       33,721              0
                                                  -----------    -----------
      Total Current Liabilities                      382,192        321,751
                                                  -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                   (39,719)       (40,033)
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized; 16,917 Units issued;
   16,657 Units outstanding                       12,929,676     12,959,915
                                                  -----------    -----------
      Total Partners' Capital                     12,889,957     12,919,882
                                                  -----------    -----------
        Total Liabilities and Partners' Capital  $13,272,149    $13,241,633
                                                  ===========    ===========


 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)

                                                     2001          2000

INCOME:
   Rent                                          $   291,937    $   298,260
   Investment Income                                  29,818          6,180
                                                  -----------    -----------
        Total Income                                 321,755        304,440
                                                  -----------    -----------

EXPENSES:
   Partnership Administration - Affiliates            45,011         39,026
   Partnership Administration  and Property
      Management - Unrelated Parties                  10,795         13,968
   Depreciation                                       78,156         86,690
                                                  -----------    -----------
        Total Expenses                               133,962        139,684
                                                  -----------    -----------

OPERATING INCOME                                     187,793        164,756

GAIN ON SALE OF REAL ESTATE                           86,240        221,420
                                                  -----------    -----------
NET INCOME                                       $   274,033    $   386,176
                                                  ===========    ===========

NET INCOME ALLOCATED:
   General Partners                              $     8,221    $    11,585
   Limited Partners                                  265,812        374,591
                                                  -----------    -----------
                                                 $   274,033    $   386,176
                                                  ===========    ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (16,657 and 16,808 weighted average Units
 outstanding in 2001 and 2000, respectively)     $     15.96    $     22.29
                                                  ===========    ===========



 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)

                                                     2001          2000

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                     $   274,033    $   386,176

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                     78,156         86,690
     Gain on Sale of Real Estate                     (86,240)      (221,420)
     Increase in Receivables                         (18,032)             0
     Increase in Payable to
        AEI Fund Management, Inc.                     27,914        114,378
     Increase in Unearned Rent                        33,721         33,506
                                                  -----------    -----------
       Total Adjustments                              35,519         13,154
                                                  -----------    -----------
       Net Cash Provided By
           Operating Activities                      309,552        399,330
                                                  -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                        (146,548)        (7,068)
  Proceeds from Sale of Real Estate                  593,039      1,591,381
                                                  -----------    -----------
       Net Cash Provided By
           Investing Activities                      446,491      1,584,313
                                                  -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Decrease in Distributions Payable                   (1,194)             0
  Distributions to Partners                         (303,958)      (261,604)
                                                  -----------    -----------
       Net Cash Used For
           Financing Activities                     (305,152)      (261,604)
                                                  -----------    -----------

NET INCREASE IN CASH AND CASH EQUIVALENTS            450,891      1,722,039

CASH AND CASH EQUIVALENTS, beginning of period       572,279        247,401
                                                  -----------    -----------
CASH AND CASH EQUIVALENTS, end of period         $ 1,023,170    $ 1,969,440
                                                  ===========    ===========


 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, 1999  $(38,746)  $13,176,233   $13,137,487    16,808.18

  Distributions               (7,848)     (253,756)     (261,604)

  Net Income                  11,585       374,591       386,176
                             --------   -----------   -----------  ----------
BALANCE, March 31, 2000     $(35,009)  $13,297,068   $13,262,059    16,808.18
                             ========   ===========   ===========  ==========


BALANCE, December 31, 2000  $(40,033)  $12,959,915   $12,919,882    16,657.32

  Distributions               (7,907)     (296,051)     (303,958)

  Net Income                   8,221       265,812       274,033
                             --------   -----------   -----------  ----------
BALANCE, March 31, 2001     $(39,719)  $12,929,676   $12,889,957    16,657.32
                             ========   ===========   ===========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                         MARCH 31, 2001

                           (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  shareholder  of  AFM,  serves  as  the
     Individual General Partner and an affiliate of AFM, AEI Fund
     Management,  Inc.  (AEI), 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 ($16,917,222).

     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 -

     On  September  28,  2000, the Partnership  purchased  a  40%
     interest  in  a Children's World daycare center  in  Golden,
     Colorado  for $671,846.  The property is leased  to  ARAMARK
     Educational Resources, Inc. under a Lease Agreement  with  a
     primary  term  of  15  years and annual rental  payments  of
     $66,344.   The  remaining interests  in  the  property  were
     purchased  by AEI Private Net Lease Millennium Fund  Limited
     Partnership  and  AEI Private Net Lease  Fund  1998  Limited
     Partnership, affiliates of the Partnership.

     On  May 8, 2000, the Partnership purchased a 48% interest in
     a parcel of land in Austin, Texas for $652,800.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $55,488.   Effective October 4, 2000, the  annual  rent  was
     increased  to $63,648.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing Agreement under which the Partnership will advance
     funds to RI for the construction of a Razzoo's restaurant on
     the  site.   Through  March 31, 2001,  the  Partnership  had
     advanced  $761,611 for the construction of the property  and
     was  charging  interest on the advances at a rate  of  8.5%.
     Effective  October 4, 2000, the interest rate was  increased
     to  9.75%.   The  Partnership's share of the total  purchase
     price, including the cost of the land, will be approximately
     $1,646,000.  After the construction is complete,  the  Lease
     Agreement will be amended to require annual rental  payments
     of  approximately $160,500.  The remaining interests in  the
     property  are  owned  by  AEI Real Estate  Fund  XV  Limited
     Partnership,  AEI Real Estate Fund XVII Limited Partnership,
     and   AEI  Net  Lease  Income  &  Growth  Fund  XIX  Limited
     Partnership, affiliates of the Partnership.


        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     In March, 2001, the Partnership entered into an Agreement to
     purchase a 25% interest in a Children's World daycare center
     in  Plainfield, Illinois.  The purchase price for the entire
     property  will  be approximately $1,529,000.   The  property
     will  be leased to ARAMARK Educational Resources, Inc. under
     a Lease Agreement with a primary term of 15 years and annual
     rental  payments of approximately $145,000.  AEI Real Estate
     Fund  85-A  Limited  Partnership and AEI Private  Net  Lease
     Millennium  Fund  Limited  Partnership,  affiliates  of  the
     Partnership,   are   expected  to  acquire   the   remaining
     interests.

     Through March 31, 2001, the Partnership sold 76.0645% of the
     Children's  World  in DePere, Wisconsin,  in  five  separate
     transactions,  to unrelated third parties.  The  Partnership
     received  total  net  sale  proceeds  of  $1,023,633,  which
     resulted  in a total net gain of $146,096.  The  total  cost
     and  related accumulated depreciation of the interests  sold
     was  $903,229  and  $25,692, respectively.   For  the  three
     months ended March 31, 2001 and March 31, 2000, the net gain
     was $18,543 and $97,805, respectively.

     During 2000, the Partnership sold its interest in the  Marie
     Callender's  restaurant, in five separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $1,035,799, which resulted in a total  net
     gain  of  $108,736.  The total cost and related  accumulated
     depreciation of the interests sold was $937,897 and $10,834,
     respectively.   For the three months ended March  31,  2000,
     the net gain was $80,695.

     During  2000, the Partnership sold 35.5084% of the Hollywood
     Video   store  in  Saraland,  Alabama,  in  three   separate
     transactions,  to unrelated third parties.  The  Partnership
     received total net sale proceeds of $595,850, which resulted
     in a total net gain of $121,431.  The total cost and related
     accumulated depreciation of the interests sold was  $489,267
     and $14,848, respectively.  For the three months ended March
     31, 2000, the net gain was $42,920.

     During   the  three  months  ended  March  31,   2001,   the
     Partnership sold 20.959% of the Children's World in  Golden,
     Colorado,  in two separate transactions, to unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of  $414,753, which resulted in a total net gain of $67,697.
     The  total cost and related accumulated depreciation of  the
     interests sold was $352,031 and $4,975, respectively.

     During  the  first  three  months  of  2001  and  2000,  the
     Partnership distributed $60,606 and $34,582 of the net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their  regular  quarterly distributions which represented  a
     return of capital of $3.60 and $2.04 per Limited Partnership
     Unit,  respectively.  The remaining net sale  proceeds  will
     either  be  reinvested in additional property or distributed
     to the Partners in the future.

(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.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

        For  the three months ended March 31, 2001 and 2000,  the
Partnership  recognized rental income of $291,937  and  $298,260,
respectively.   During the same periods, the  Partnership  earned
investment income of $29,818 and $6,180, respectively.  In  2001,
rental  income  decreased  due to the  property  sales  discussed
below.   The  decrease in rental income was partially  offset  by
rent  received  from two property acquisitions in 2000  and  rent
increases  on  three properties.  In 2001, additional  investment
income was earned on the net proceeds from property sales.

       During the three months ended March 31, 2001 and 2000, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $45,011 and $39,026, 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  $10,795 and $13,968, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

        As  of March 31, 2001, the Partnership's annualized  cash
distribution  rate  was  7.1%,  based  on  the  Adjusted  Capital
Contribution.     Pursuant   to   the   Partnership    Agreement,
distributions of Net Cash Flow were allocated 97% to the  Limited
Partners and 3% to the General Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   The  Leases contain cost of living increases  which
will result in an increase in rental income over the term of  the
Leases.   Inflation also may cause the Partnership's real  estate
to  appreciate in value.  However, inflation and changing  prices
may  also have an adverse impact on the operating margins of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.

Liquidity and Capital Resources

        During  the  three  months  ended  March  31,  2001,  the
Partnership's  cash balances increased $450,891 as  a  result  of
cash  generated  from the sale of property, which  was  partially
offset  by cash used to purchase property.  Net cash provided  by
operating activities decreased from $399,330 in 2000 to  $309,552
in  2001  mainly  as  a result of 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, 2001 and 2000, the Partnership generated cash flow from
the sale of real estate of $593,039 and $1,591,381, respectively.
During  the  same periods, the Partnership expended $146,548  and
$7,068, respectively, to invest in real properties (inclusive  of
acquisition   expenses)  as  the  Partnership   reinvested   cash
generated from property sales

        On  September 28, 2000, the Partnership purchased  a  40%
interest in a Children's World daycare center in Golden, Colorado
for  $671,846.   The  property is leased to  ARAMARK  Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $66,344.   The  remaining
interests in the property were purchased by AEI Private Net Lease
Millennium  Fund  Limited Partnership and AEI Private  Net  Lease
Fund 1998 Limited Partnership, affiliates of the Partnership.

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

        On  May 8, 2000, the Partnership purchased a 48% interest
in  a parcel of land in Austin, Texas for $652,800.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $55,488.
Effective  October  4,  2000, the annual rent  was  increased  to
$63,648.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which   the  Partnership  will  advance  funds  to  RI  for   the
construction of a Razzoo's restaurant on the site.  Through March
31,   2001,  the  Partnership  had  advanced  $761,611  for   the
construction  of  the property and was charging interest  on  the
advances  at  a  rate of 8.5%.  Effective October  4,  2000,  the
interest rate was increased to 9.75%.  The Partnership's share of
the total purchase price, including the cost of the land, will be
approximately  $1,646,000.  After the construction  is  complete,
the  Lease  Agreement  will be amended to require  annual  rental
payments  of approximately $160,500.  The remaining interests  in
the  property  are  owned  by AEI Real  Estate  Fund  XV  Limited
Partnership,  AEI Real Estate Fund XVII Limited Partnership,  and
AEI  Net  Lease  Income  & Growth Fund XIX  Limited  Partnership,
affiliates of the Partnership.

        In March, 2001, the Partnership entered into an Agreement
to  purchase a 25% interest in a Children's World daycare  center
in  Plainfield,  Illinois.  The purchase  price  for  the  entire
property will be approximately $1,529,000.  The property will  be
leased  to  ARAMARK  Educational Resources, Inc.  under  a  Lease
Agreement  with  a  primary term of 15 years  and  annual  rental
payments  of approximately $145,000.  AEI Real Estate  Fund  85-A
Limited  Partnership  and AEI Private Net Lease  Millennium  Fund
Limited  Partnership, affiliates of the Partnership, are expected
to acquire the remaining interests.

        Through March 31, 2001, the Partnership sold 76.0645%  of
the  Children's  World  in DePere, Wisconsin,  in  five  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,023,633, which resulted in
a  total  net  gain  of  $146,096.  The total  cost  and  related
accumulated  depreciation of the interests sold was $903,229  and
$25,692, respectively.  For the three months ended March 31, 2001
and  March  31,  2000,  the  net gain was  $18,543  and  $97,805,
respectively.

        During  2000,  the Partnership sold its interest  in  the
Marie  Callender's restaurant, in five separate transactions,  to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $1,035,799, which resulted in a total net  gain  of
$108,736.  The total cost and related accumulated depreciation of
the  interests sold was $937,897 and $10,834, respectively.   For
the three months ended March 31, 2000, the net gain was $80,695.

         During  2000,  the  Partnership  sold  35.5084%  of  the
Hollywood  Video  store in Saraland, Alabama, in  three  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $595,850, which resulted in a
total   net  gain  of  $121,431.   The  total  cost  and  related
accumulated  depreciation of the interests sold was $489,267  and
$14,848,  respectively.   For the three months  ended  March  31,
2000, the net gain was $42,920.

        During  the  three  months  ended  March  31,  2001,  the
Partnership  sold  20.959%  of the Children's  World  in  Golden,
Colorado,  in  two  separate  transactions,  to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$414,753,  which  resulted in a total net gain of  $67,697.   The
total  cost and related accumulated depreciation of the interests
sold was $352,031 and $4,975, respectively.

        During  the  first  three months of 2001  and  2000,  the
Partnership  distributed  $60,606 and $34,582  of  the  net  sale
proceeds  to  the Limited and General Partners as part  of  their
regular  quarterly distributions which represented  a  return  of
capital  of  $3.60  and  $2.04  per  Limited  Partnership   Unit,
respectively.   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's primary use of cash flow 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.

        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 is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the 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  2000, seven Limited Partners redeemed a total  of
150.86  Partnership  Units for $113,871 in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using  Net  Cash  Flow from operations.  In  1999,  four  Limited
Partners  redeemed  a  total  of  109.04  Partnership  Units  for
$87,231.    The   redemptions  increase  the  remaining   Limited
Partner's ownership interest in the Partnership.

       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.

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  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 investors;

    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.



                   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.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

      None

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                   Description

       10.1  Purchase  Agreement dated March  5,  2001  between  the
       Partnership  and James and Mary Rea relating to the  property
       at 18601 Eagle Ridge, Golden, Colorado.

       10.2 Property Co-Tenancy Ownership Agreement dated March  12,
       2001  between the Partnership and James and Mary Rea relating
       to the property at 18601 Eagle Ridge, Golden, Colorado.

       10.3  Purchase  Agreement dated March 14,  2001  between  the
       Partnership  and William C. Bashor relating to  the  property
       at 18601 Eagle Ridge, Golden, Colorado.

       10.4 Property Co-Tenancy Ownership Agreement dated March  16,
       2001  between the Partnership and William C. Bashor  relating
       to the property at 18601 Eagle Ridge, Golden, Colorado.

       10.5  Purchase  and  Sale Agreement and  Escrow  Instructions
       dated  March  27,  2001  between the  Partnership,  AEI  Real
       Estate  Fund 85-A Limited Partnership, AEI Private Net  Lease
       Millennium  Fund Limited Partnership and ARAMARK  Educational
       Resources,  Inc. relating to the property at  15950  Fredrick
       Drive, Plainfield, Illinois.

       b. Reports filed on Form 8-K - None.


                           SIGNATURES

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

Dated:  May 10, 2001          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/ Mark E. Larson
                                      Mark E. Larson
                                      Chief Financial Officer
                                      (Principal Accounting Officer)