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, 2003

                 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


                                                     Page

PART I.  FINANCIAL INFORMATION

    Item 1.  Balance Sheet as of March 31, 2003
             and December 31, 2002                      3

             Statements for the Periods ended
             March 31, 2003 and 2002:

               Income                                   4

               Cash Flows                               5

               Changes in Partners' Capital             6

             Notes to Financial Statements            7 - 9

    Item 2.  Management's Discussion and Analysis    10 - 13

    Item 3.  Controls and Procedures                    14

PART II. OTHER INFORMATION

    Item 1.  Legal Proceedings                          14

    Item 2.  Changes in Securities                      14

    Item 3.  Defaults Upon Senior Securities            14

    Item 4.  Submission of Matters to a
             Vote of Security Holders                   14

    Item 5.  Other Information                          14

    Item 6.  Exhibits and Reports on Form 8-K           15

             Signatures                                 15

             Certifications                           16-17

<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                          BALANCE SHEET

              MARCH 31, 2003 AND DECEMBER 31, 2002

                           (Unaudited)

                             ASSETS

                                             2003       2002

CURRENT ASSETS:
  Cash and Cash Equivalents              $3,338,964  $2,108,482
  Receivables                                18,552       3,563
                                           --------    --------
                                          3,357,516   2,112,045
                                           --------    --------
INVESTMENTS IN REAL ESTATE:
  Land                                    4,025,679   4,684,762
  Buildings and Equipment                 6,230,544   6,883,098
  Construction in Progress                  226,009       3,687
  Accumulated Depreciation                 (895,996)   (938,819)
                                           --------    --------
      Net Investments in Real Estate      9,586,236  10,632,728
                                           --------    --------
           Total  Assets                $12,943,752 $12,744,773
                                          =========   =========


                LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.    $  56,764  $   11,613
  Distributions Payable                     287,113     287,113
  Unearned Rent                               8,343           0
                                           --------    --------
      Total Current Liabilities             352,220     298,726
                                           --------    --------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                            3,610       3,792
  Limited Partners, $1,000 Unit Value;
      24,000 Units authorized; 16,917 Units issued;
      16,516 Units outstanding           12,587,922  12,442,255
                                           --------    --------
      Total Partners' Capital            12,591,532  12,446,047
                                           --------    --------
           Total Liabilities and
           Partners' Capital            $12,943,752 $12,744,773
                                          =========   =========



 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)

                                             2003       2002

INCOME:
   Rent                                   $ 264,717  $ 306,499
   Investment Income                          8,954      2,779
                                           --------   --------
        Total Income                        273,671    309,278
                                           --------   --------

EXPENSES:
   Partnership Administration - Affiliates   52,148     51,799
   Partnership Administration  and Property
      Management - Unrelated Parties         12,826      9,811
   Depreciation                              69,410     84,335
                                           --------   --------
        Total Expenses                      134,384    145,945
                                           --------   --------

OPERATING INCOME                            139,287    163,333

GAIN ON SALE OF REAL ESTATE                 298,050          0
                                           --------   --------
NET INCOME                                $ 437,337  $ 163,333
                                            =======    =======

NET INCOME ALLOCATED:
   General Partners                       $   7,160  $   4,900
   Limited Partners                         430,177    158,433
                                           --------   --------
                                          $ 437,337  $ 163,333
                                            =======    =======

NET INCOME PER LIMITED PARTNERSHIP UNIT
   (16,516 and 16,557 weighted average
   Units outstanding in 2003 and 2002,
   respectively)                          $   26.05  $    9.57
                                            =======    =======


 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)

                                             2003       2002

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                              $ 437,337  $ 163,333

  Adjustments To Reconcile Net Income To Net
  Cash Provided By Operating Activities:
     Depreciation                            69,410     84,335
     Gain on Sale of Real Estate           (298,050)         0
     Increase in Receivables                (14,989)         0
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.            45,151    (38,965)
     Increase in Unearned Rent                8,343      8,343
                                           --------   --------
       Total Adjustments                   (190,135)    53,713
                                           --------   --------
       Net Cash Provided By
           Operating Activities             247,202    217,046
                                           --------   --------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate               (224,354)         0
  Proceeds from Sale of Real Estate       1,499,486          0
                                           --------   --------
       Net Cash Provided By
           Investing Activities           1,275,132          0
                                           --------   --------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable               0        248
  Distributions to Partners                (291,852)  (295,657)
                                           --------   --------
       Net Cash Used For
           Financing Activities            (291,852)  (295,409)
                                           --------   --------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                   1,230,482    (78,363)

CASH AND CASH EQUIVALENTS,
beginning of period                       2,108,482    880,350
                                           --------   --------
CASH AND CASH EQUIVALENTS, end of period $3,338,964 $  801,987
                                           ========   ========



 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, 2001  $ 1,645  $12,585,494  $12,587,139  16,556.63

  Distributions              (8,870)    (286,787)    (295,657)

  Net Income                  4,900      158,433      163,333
                            --------   ---------    ---------   --------
BALANCE, March 31, 2002     $(2,325) $12,457,140  $12,454,815  16,556.63
                            ========   =========    =========   ========


BALANCE, December 31, 2002  $ 3,792  $12,442,255  $12,446,047  16,516.29

  Distributions              (7,342)    (284,510)    (291,852)

  Net Income                  7,160      430,177      437,337
                           --------    ---------    ---------   --------
BALANCE, March 31, 2003     $ 3,610  $12,587,922  $12,591,532  16,516.29
                           ========    =========    =========   ========







 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, 2003

                           (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.   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  January 1, 2002, the Partnership owned 64.4916%  of  the
     Hollywood  Video store in Saraland, Alabama.  In  2002,  the
     Partnership  sold 61.4116% of the property, in two  separate
     transactions,  to unrelated third parties.  The  Partnership
     received total net sale proceeds of $896,350, which resulted
     in  a  net  gain  of $120,988.  The total cost  and  related
     accumulated depreciation of the interests sold was  $846,185
     and $70,823, respectively.  For the three months ended March
     31, 2002, the net gain was $-0-.

     Through December 31, 2002, the Partnership sold 38.0038%  of
     the  Children's World in Golden, Colorado, in five  separate
     transactions,  to unrelated third parties.  The  Partnership
     received total net sale proceeds of $790,102, which resulted
     in  a  net  gain  of $164,893.  The total cost  and  related
     accumulated depreciation of the interests sold was  $638,318
     and $13,109, respectively.  For the three months ended March
     31, 2002, the net gain was $-0-.

     During  2002,  the  Partnership sold  39.1271%  of  the  TGI
     Friday's  restaurant,  in  three separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $789,247, which resulted in a net gain  of
     $208,061.     The   total   cost  and  related   accumulated
     depreciation of the interests sold was $653,564 and $72,378,
     respectively.   For the three months ended March  31,  2002,
     the net gain was $-0-.

        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  INVESTMENTS IN REAL ESTATE - (Continued)

     Through March 31, 2003, the Partnership sold 24.6846% of the
     Children's World daycare center in Plainfield, Illinois,  in
     three  separate  transactions, to unrelated  third  parties.
     The   Partnership  received  total  net  sale  proceeds   of
     $450,673,  which  resulted in a net gain of  $103,162.   The
     total  cost  and  related accumulated  depreciation  of  the
     interests sold was $363,531 and $16,020, respectively.   For
     the three months ended March 31, 2003 and 2002, the net gain
     was $53,648 and $-0-, respectively.

     During  2003,  the Partnership sold 81.7389% of  the  Arby's
     restaurant,  in  four  separate transactions,  to  unrelated
     third  parties.   The Partnership received  total  net  sale
     proceeds  of  $1,279,056, which resulted in a  net  gain  of
     $244,402.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,138,290  and
     $103,636, respectively.

     Subsequent to March 31, 2003, the Partnership sold  85.4855%
     of the Children's World daycare center in Houston, Texas, in
     three  separate  transactions, to unrelated  third  parties.
     The  Partnership received net sale proceeds of approximately
     $897,000,  which  resulted in a net  gain  of  approximately
     $233,000.

     During  the  first  three months of  2003,  the  Partnership
     distributed $70,707 of net sale proceeds to the Limited  and
     General   Partners  as  part  of  their  regular   quarterly
     distributions which represented a return of capital of $4.24
     per  Limited  Partnership  Unit.   The  remaining  net  sale
     proceeds will either be reinvested in additional property or
     distributed to the Partners in the future.

     On  December  6,  2002,  the  Partnership  purchased  a  50%
     interest  in  a  parcel of land in West  Chester,  Ohio  for
     $475,256,  including  acquisition  expenses.   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
     will  advance  funds to Champps for the  construction  of  a
     Champps Americana restaurant on the site.  Through March 31,
     2003,   the  Partnership  had  advanced  $226,009  for   the
     construction  of the property and was charging  interest  on
     the advances at a rate of 10.0%.  The Partnership's share of
     the  total  purchase price, including the cost of the  land,
     will be approximately $1,750,000.  After the construction is
     complete,  the  Lease Agreement will be amended  to  require
     annual  rental  payments  of approximately  $175,000.    The
     remaining interest in the property is owned by AEI Net Lease
     Income  and Growth Fund XX Limited Partnership, an affiliate
     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.


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.

       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  some  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.

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

         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, 2003 and 2002,  the
Partnership  recognized rental income of $264,717  and  $306,499,
respectively.   During the same periods, the  Partnership  earned
investment income of $8,954 and $2,779, respectively.   In  2003,
rental income decreased due to property sales.  This decrease  in
rental  income  was partially offset by additional rent  received
from one property acquisition in 2002, and rent increases on  two
properties.   In  2003, investment income increased  due  to  the
Partnership receiving interest income from construction  advances
and  having more money invested in a money market account due  to
property sales.

       During the three months ended March 31, 2003 and 2002, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $52,148 and $51,799, 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  $12,826  and $9,811, 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, 2003, the Partnership's annualized  cash
distribution  rate  was  7.0%,  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.   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,  2003,  the
Partnership's cash balances increased $1,230,482 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  $217,046  in 2002 to $247,202 in 2003 as a  result  of  net
timing differences in the collection of payments from the lessees
and  the  payment of expenses, which were partially offset  by  a
decrease  in income and an increase in Partnership administration
expenses in 2003.

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

        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, 2003, the Partnership generated cash flow from the sale
of  real  estate  of  $1,499,486.  During the  same  period,  the
Partnership  expended  $224,354, to  invest  in  real  properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

        On January 1, 2002, the Partnership owned 64.4916% of the
Hollywood  Video  store  in  Saraland,  Alabama.   In  2002,  the
Partnership  sold  61.4116%  of the  property,  in  two  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $896,350, which resulted in a
net  gain  of  $120,988.  The total cost and related  accumulated
depreciation  of  the  interests sold was $846,185  and  $70,823,
respectively.  For the three months ended March 31, 2002, the net
gain was $-0-.

        Through  December 31, 2002, the Partnership sold 38.0038%
of  the  Children's World in Golden, Colorado, in  five  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $790,102, which resulted in a
net  gain  of  $164,893.  The total cost and related  accumulated
depreciation  of  the  interests sold was $638,318  and  $13,109,
respectively.  For the three months ended March 31, 2002, the net
gain was $-0-.

        During  2002, the Partnership sold 39.1271%  of  the  TGI
Friday's restaurant, in three separate transactions, to unrelated
third  parties.  The Partnership received total net sale proceeds
of  $789,247,  which resulted in a net gain  of  $208,061.    The
total  cost and related accumulated depreciation of the interests
sold  was  $653,564  and $72,378, respectively.   For  the  three
months ended March 31, 2002, the net gain was $-0-.

        Through March 31, 2003, the Partnership sold 24.6846%  of
the  Children's World daycare center in Plainfield, Illinois,  in
three  separate transactions, to unrelated third  parties.    The
Partnership  received total net sale proceeds of $450,673,  which
resulted  in a net gain of $103,162.  The total cost and  related
accumulated  depreciation of the interests sold was $363,531  and
$16,020, respectively.  For the three months ended March 31, 2003
and 2002, the net gain was $53,648 and $-0-, respectively.

        During 2003, the Partnership sold 81.7389% of the  Arby's
restaurant,  in  four separate transactions, to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,279,056, which resulted in a net gain of $244,402.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,138,290 and $103,636, respectively.

        Subsequent  to  March  31,  2003,  the  Partnership  sold
85.4855%  of  the  Children's World daycare  center  in  Houston,
Texas,  in  three  separate  transactions,  to  unrelated   third
parties.    The  Partnership  received  net  sale   proceeds   of
approximately  $897,000,  which  resulted  in  a  net   gain   of
approximately $233,000.

        During  the  first three months of 2003, the  Partnership
distributed  $70,707  of net sale proceeds  to  the  Limited  and
General Partners as part of their regular quarterly distributions
which  represented  a  return of capital  of  $4.24  per  Limited
Partnership Unit.  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)

        On  December  6,  2002, the Partnership purchased  a  50%
interest  in a parcel of land in West Chester, Ohio for $475,256,
including  acquisition expenses.  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 will advance funds to Champps for the construction of
a  Champps  Americana restaurant on the site.  Through March  31,
2003,  the Partnership had advanced $226,009 for the construction
of  the property and was charging interest on the advances  at  a
rate  of  10.0%.   The Partnership's share of the total  purchase
price,  including  the  cost of the land, will  be  approximately
$1,750,000.   After  the  construction  is  complete,  the  Lease
Agreement  will be amended to require annual rental  payments  of
approximately $175,000.  The remaining interest in  the  property
is  owned  by  AEI  Net Lease Income and Growth Fund  XX  Limited
Partnership, an affiliate of the Partnership.

       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 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.

        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  2002, six Limited Partners redeemed  a  total  of
40.34  Partnership  Units  for $29,931  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using  Net Cash Flow from operations.  In prior years, 17 Limited
Partners  redeemed  a  total  of  360.59  Partnership  Units  for
$276,605.    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.

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)/15d-14(c)]
under  the Exchange Act) related to the Partnership as of a  date
(the  "Evaluation Date") within 90 days prior to the filing  date
of  this  report.  Based upon that evaluation, the President  and
Chief Financial Officer of the Managing General Partner concluded
that,  as  of  the Evaluation Date, the disclosure  controls  and
procedures are effective in timely alerting them to the  material
information  relating to the Partnership required to be  included
in periodic SEC filings.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's internal controls during the period covered by this
report or, to the Managing General Partner's knowledge, in  other
factors that could significantly affect these controls subsequent
to the date of their evaluation.


                   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.


                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K

      a. Exhibits -
                                                     Description

    99.1Certification  of  Chief  Executive  Officer  of  General
    Partner pursuant to Section 906 of the Sarbanes-Oxley Act  of
    2002.

    99.2Certification  of  Chief  Financial  Officer  of  General
    Partner pursuant to Section 906 of the Sarbanes-Oxley Act  of
    2002.

      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:  April 12, 2003        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)

                         CERTIFICATIONS

I, Robert P. Johnson, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Income & Growth Fund XXII Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a material fact  or  omit  to  state  a
material fact necessary to make the statements made, in light  of
the  circumstances  under which such statements  were  made,  not
misleading  with respect to the period covered by this  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)designed  such  disclosure controls  and  procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)evaluated   the   effectiveness  of  the   registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)presented in this quarterly report our conclusions about
the effectiveness of the disclosure controls and procedures based
on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

       a)all  significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)any  fraud,  whether  or  not  material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated:  May 12, 2003             /s/ Robert P. Johnson
                                 Robert P. Johnson, President
                                 AEI Fund Management XXI, Inc.
                                 Managing General Partner



                         CERTIFICATIONS

I, Patrick W. Keene, certify that:

1.  I  have reviewed this quarterly report on Form 10-QSB of  AEI
Income & Growth Fund XXII Limited Partnership;

2.  Based on my knowledge, this quarterly report does not contain
any  untrue  statement of a material fact  or  omit  to  state  a
material fact necessary to make the statements made, in light  of
the  circumstances  under which such statements  were  made,  not
misleading  with respect to the period covered by this  quarterly
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information included in this quarterly report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this quarterly report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)designed  such  disclosure controls  and  procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this quarterly report is being prepared;

        b)evaluated   the   effectiveness  of  the   registrant's
disclosure  controls and procedures as of a date within  90  days
prior   to  the  filing  date  of  this  quarterly  report   (the
"Evaluation Date"); and

       c)presented in this quarterly report our conclusions about
eh  effectiveness of the disclosure control sand procedures based
on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

       a)all  significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)any  fraud,  whether  or  not  material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this quarterly report whether or  not  there  were
significant changes in internal controls or in other factors that
could  significantly affect internal controls subsequent  to  the
date  of  our  most recent evaluation, including  any  corrective
actions  with  regard  to significant deficiencies  and  material
weaknesses.



Dated:  May 12, 2003          By:  /s/ Patrick W. Keene
                                 Patrick W. Keene, Chief Financial Officer
                                 AEI Fund Management XXI, Inc.
                                 Managing General Partner