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:  September 30, 2007

               Commission file number:  000-24003


          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 Exchange Act during the  past
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

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

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 September 30, 2007 and December 31, 2006

         Statements for the Periods ended September 30, 2007 and 2006:

           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
            SEPTEMBER 30, 2007 AND DECEMBER 31, 2006

                           (Unaudited)

                             ASSETS

                                                   2007           2006
CURRENT ASSETS:
  Cash and Cash Equivalents                    $   868,459    $ 2,386,110
  Receivables                                           95          2,305
  Note Receivable                                   18,958        101,966
                                                -----------    -----------
      Total Current Assets                         887,512      2,490,381
                                                -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                           4,007,550      3,769,056
  Buildings and Equipment                        8,389,765      7,224,694
  Accumulated Depreciation                      (1,059,397)      (806,997)
                                                -----------    -----------
      Net Investments in Real Estate            11,337,918     10,186,753
                                                -----------    -----------
           Total  Assets                       $12,225,430    $12,677,134
                                                ===========    ===========

                     LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $     9,558    $    56,792
  Distributions Payable                            254,699        278,014
  Unearned Rent                                      8,730          8,730
                                                -----------    -----------
      Total Current Liabilities                    272,987        343,536
                                                -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                   1,919         10,828
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized; 16,917 Units issued;
   15,838 and 15,884 Units outstanding in
   2007 and 2006, respectively                  11,950,524     12,322,770
                                                -----------    -----------
      Total Partners' Capital                   11,952,443     12,333,598
                                                -----------    -----------
        Total Liabilities and Partners'Capital $12,225,430    $12,677,134
                                                ===========    ===========

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

                           (Unaudited)

                                Three Months Ended       Nine Months Ended
                              9/30/07       9/30/06    9/30/07      9/30/06

RENTAL INCOME               $ 265,988    $ 165,379   $  792,029   $ 488,494

EXPENSES:
   Partnership Administration -
    Affiliates                 39,294       41,477      122,219     121,704
   Partnership Administration and
    Property Management -
    Unrelated Parties           4,444        1,975       16,618      15,629
   Depreciation                84,780       46,161      252,400     135,951
                             ---------    ---------   ----------   ---------
        Total Expenses        128,518       89,613      391,237     273,284
                             ---------    ---------   ----------   ---------

OPERATING INCOME              137,470       75,766      400,792     215,210

OTHER INCOME:
   Interest Income             10,136       16,760       36,467      32,942
                             ---------    ---------   ----------   ---------
INCOME FROM CONTINUING
   OPERATIONS                 147,606       92,526      437,259     248,152

Income(Loss) from
  Discontinued Operations           0       93,837            0     (89,726)
                             ---------    ---------   ----------   ---------
NET INCOME                  $ 147,606    $ 186,363   $  437,259   $ 158,426
                             =========    =========   ==========   =========
NET INCOME ALLOCATED:
   General Partners         $   4,428    $  35,983   $   13,118   $  35,704
   Limited Partners           143,178      150,380      424,141     122,722
                             ---------    ---------   ----------   ---------
                            $ 147,606    $ 186,363   $  437,259   $ 158,426
                             =========    =========   ==========   =========
INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations    $    9.04    $    4.68   $    26.75   $   15.03
   Discontinued Operations       0.00         4.74         0.00       (7.37)
                             ---------    ---------   ----------   ---------

        Total               $    9.04    $    9.42   $    26.75   $    7.66
                             =========    =========   ==========   =========
Weighted Average Units
  Outstanding                  15,838       15,970       15,853      16,018
                             =========    =========   ==========   =========

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

                           (Unaudited)
                                                      2007          2006
CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                     $   437,259    $   158,426

  Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                    252,400        239,267
     Real Estate Impairment                                0        495,638
     Gain on Sale of Real Estate                           0        (93,745)
     (Increase) Decrease in Receivables                2,210           (644)
     Decrease in Payable to
        AEI Fund Management, Inc.                    (47,234)       (11,748)
     Increase in Unearned Rent                             0         22,331
                                                  -----------    -----------
       Total Adjustments                             207,376        651,099
                                                  -----------    -----------
        Net Cash Provided By Operating Activities    644,635        809,525
                                                  -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
     Investments in Real Estate                   (1,403,565)    (1,021,663)
     Proceeds from Sale of Real Estate                     0        997,272
     Payments Received on Note Receivable             83,008         35,183
                                                  -----------    -----------
       Net Cash Provided By (Used For)
         Investing Activities                     (1,320,557)        10,792
                                                  -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Decrease in Distributions Payable                  (23,315)       (84,974)
  Distributions to Partners                         (778,305)      (844,740)
  Redemption Payments                                (40,109)      (123,986)
                                                  -----------    -----------
        Net Cash Used For Financing Activities      (841,729)    (1,053,700)
                                                  -----------    -----------
NET DECREASE IN CASH
    AND CASH EQUIVALENTS                          (1,517,651)      (233,383)

CASH AND CASH EQUIVALENTS, beginning of period     2,386,110        613,710
                                                  -----------    -----------
CASH AND CASH EQUIVALENTS, end of period         $   868,459    $   380,327
                                                  ===========    ===========

SUPPLEMENTAL SCHEDULE OF NON-CASH INVESTING ACTIVITIES:
   Note Receivable Acquired in Sale of Property  $         0    $   164,000

                                                  ===========    ===========
 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 SEPTEMBER 30

                           (Unaudited)


                                                                  Limited
                                                                Partnership
                             General     Limited                   Units
                             Partners    Partners     Total     Outstanding


BALANCE, December 31, 2005  $ (9,421)  $12,189,158  $12,179,737   16,113.62

  Distributions              (21,908)     (822,832)    (844,740)

  Redemption Payments         (3,719)     (120,267)    (123,986)    (143.73)

  Net Income                  35,704       122,722      158,426
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2006 $    656   $11,368,781  $11,369,437   15,969.89
                             ========   ===========  ===========  ==========


BALANCE, December 31, 2006  $ 10,828   $12,322,770  $12,333,598   15,884.14

  Distributions              (20,824)     (757,481)    (778,305)

  Redemption Payments         (1,203)      (38,906)     (40,109)     (46.58)

  Net Income                  13,118       424,141      437,259
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2007 $  1,919   $11,950,524  $11,952,443   15,837.56
                             ========   ===========  ===========  ==========



 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>

        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                       SEPTEMBER 30, 2007

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

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

        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  September  21,  2006, the Partnership  purchased  a  38%
     interest   in   an  Applebee's  restaurant   in   Johnstown,
     Pennsylvania for $1,031,187.  The property is leased to B.T.
     Woodlipp,  Inc. under a Lease Agreement with a primary  term
     of  20  years  and  initial annual  rent  of  $74,370.   The
     remaining  interest  in the property was  purchased  by  AEI
     Income  &  Growth Fund XXI Limited Partnership, an affiliate
     of the Partnership.

     On  December  21,  2006,  the Partnership  purchased  a  65%
     interest  in  an  Advance Auto Parts store in  Indianapolis,
     Indiana  for $1,244,173.  The property is leased to  Advance
     Stores  Company,  Inc.  under  a  Lease  Agreement  with   a
     remaining primary term of 13.5 years and initial annual rent
     of  $87,168.   The  remaining interest in the  property  was
     purchased  by AEI Income & Growth Fund 25 LLC, an  affiliate
     of the Partnership.

     On  December  29,  2006,  the Partnership  purchased  a  60%
     interest  in  an  Applebee's restaurant  in  Crawfordsville,
     Indiana  for  $1,856,656.  The property is leased  to  Apple
     Indiana  II LLC under a Lease Agreement with a primary  term
     of  20  years  and  initial annual rent  of  $133,933.   The
     remaining  interest  in the property was  purchased  by  AEI
     Income   &  Growth  Fund  26  LLC,  an  affiliate   of   the
     Partnership.

     On  January  19,  2007,  the  Partnership  purchased  a  50%
     interest  in a Tractor Supply Company store in Grand  Forks,
     North  Dakota  for $1,403,565.  The property  is  leased  to
     Tractor  Supply  Company  under a  Lease  Agreement  with  a
     remaining primary term of 13.9 years and initial annual rent
     of  $102,351.   The remaining interest in the  property  was
     purchased  by AEI Income & Growth Fund 24 LLC, an  affiliate
     of the Partnership.

     Subsequent  to  September 30, 2007, Hollywood  Entertainment
     Corporation (HEC), the tenant of the Hollywood Video  stores
     in   Minot,  North  Dakota  (100%  ownership  interest)  and
     Saraland,  Alabama  (3.08%  ownership  interest)  filed  for
     Chapter 11 bankruptcy reorganization.  With the exception of
     October  2007, rents are current and the Partnership expects
     to  continue to receive all scheduled rents in future months
     unless  the  Leases are rejected by HEC.  If the Leases  are
     assumed,  HEC  must  comply with all Lease  terms.   If  the
     Leases  are  rejected,  HEC  would  be  required  to  return
     possession  of  the  properties to the Partnership  and  the
     Partnership would be responsible for real estate  taxes  and
     other costs associated with maintaining the properties.  The
     Partnership has evaluated the leases and property values and
     decided that there is no impairment loss at this time.

(4)  Note Receivable -

     On  May  11,  2006,  as part of the sale of  the  Tumbleweed
     restaurant in Fort Wayne, Indiana, the Partnership  received
     a Promissory Note in the amount of $164,000 from the tenant,
     who  purchased  the  property.  The  Note  requires  monthly
     payments  of  $9,550, bears interest at a  6%  rate  and  is
     unsecured.   The  Note is due on November 8,  2007.   As  of
     September  30, 2007, the outstanding principal  due  on  the
     Note was $18,958.

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

(5)  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.

(6)  Discontinued Operations -

     In  July  2003,  the  tenant 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.   In  November 2004, the Partnership and  the  tenant
     entered into an agreement to amend the Lease to provide  the
     tenant  with options to purchase the property and  terminate
     the Lease.  Under the purchase option, which expired October
     31,  2006,  the  tenant could have elected to  purchase  the
     Partnership's  interest  in  the  property  for  $1,248,000.
     Under  the  termination option, the tenant  could  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.   As  part  of  this  agreement,  the
     Partnership received a personal guarantee from the  majority
     shareholder  of the tenant 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.   The
     tenant  continued to pay rent and complied  with  its  Lease
     obligations.

     On  April  30,  2006,  the tenant exercised  its  option  to
     terminate the Lease effective October 31, 2006.  The  tenant
     paid  the  Partnership the required payment of  $158,860  on
     October  31,  2006,  and  the  Lease  was  terminated.   The
     Partnership  actively  marketed the property  for  sale  and
     listed  it  with  a real estate broker in the  Austin  area.
     Based  on an analysis of market conditions in the area,  the
     Partnership   determined  the  property  was   impaired   in
     accordance  with the requirements of Statement of  Financial
     Accounting  Standards No. 144, Accounting for the Impairment
     or Disposal of Long-Lived Assets.  As a result, in the first
     quarter  of  2006, a charge to discontinued  operations  for
     real estate impairment of $495,638 was recognized, which was
     the  difference between the book value at March 31, 2006  of
     $1,359,638  and the estimated fair value of  $864,000.   The
     charge  was recorded against the cost of the land,  building
     and equipment.

     In September 2006, the Partnership entered into an agreement
     to sell the Razzoo's restaurant to an unrelated third party.
     On  November  21, 2006, the sale closed with the Partnership
     receiving net sale proceeds of $840,892, which resulted in a
     net  loss  of  $23,108.  At the time of sale, the  net  book
     value of the property was $864,000.

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

(6)  Discontinued Operations - (Continued)

     On  May  11,  2006,  the  Partnership  sold  the  Tumbleweed
     restaurant  in  Fort Wayne, Indiana for  $1,200,000  to  the
     tenant.   The  sale  agreement required a  cash  payment  of
     $1,036,000   and  a  Promissory  Note  for  $164,000.    The
     Partnership  recognized  net sale  proceeds  of  $1,161,272,
     which  resulted in a net gain of $93,745.  At  the  time  of
     sale,  the  cost  and related accumulated  depreciation  was
     $1,316,695 and $249,168, respectively.

     On  November 3, 2006, the Partnership sold its 32%  interest
     in  the Garden Ridge retail store in Woodlands, Texas to  an
     unrelated  third party.  The Partnership received  net  sale
     proceeds  of  $2,792,170, which resulted in a  net  gain  of
     $366,215.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $2,661,132  and   $235,177,
     respectively.

     In  November 2006, the Partnership entered into an agreement
     to  sell  the  Children's World daycare center in  Abingdon,
     Maryland to an unrelated third party.  On December 6,  2006,
     the  sale  closed  with the Partnership receiving  net  sale
     proceeds  of  $1,460,899, which resulted in a  net  gain  of
     $652,292.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $1,051,772  and   $243,165,
     respectively.

     During  the  first  nine  months  of  2007  and  2006,   the
     Partnership  distributed $126,263 and $131,313 of  net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $7.88  and $8.14 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 periods ended September 30:

                                Three Months Ended       Nine Months Ended
                               9/30/07      9/30/06    9/30/07       9/30/06

Rental Income                  $      0   $ 123,582    $     0    $ 423,475
Property Management Expenses          0      (2,498)         0       (7,992)
Depreciation                          0     (27,247)         0     (103,316)
Real Estate Impairment                0           0          0     (495,638)
Gain on Disposal of Real Estate       0           0          0       93,745
                                --------   ---------    -------    ---------
   Income (Loss) from
      Discontinued Operations  $      0   $  93,837    $     0    $ (89,726)
                                ========   =========    =======    =========

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, 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
    effects of these consequences for the Partners;

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

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

    the effect of tenant defaults; and

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

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 nine months ended September 30, 2007 and 2006, the
Partnership  recognized rental income from continuing  operations
of  $792,029 and $488,494, respectively.  In 2007, rental  income
increased  due  to  additional rent received from  four  property
acquisitions  in  2006  and  2007 and  rent  increases  on  three
properties.

       For the nine months ended September 30, 2007 and 2006, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $122,219 and $121,704, 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  $16,618 and $15,629, 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.

        Subsequent to September 30, 2007, Hollywood Entertainment
Corporation  (HEC), the tenant of the Hollywood Video  stores  in
Minot,  North  Dakota  (100% ownership  interest)  and  Saraland,
Alabama   (3.08%  ownership  interest)  filed  for   Chapter   11
bankruptcy  reorganization.  With the exception of October  2007,
rents  are  current and the Partnership expects  to  continue  to
receive  all scheduled rents in future months unless  the  Leases
are  rejected by HEC.  If the Leases are assumed, HEC must comply
with  all Lease terms.  If the Leases are rejected, HEC would  be
required   to  return  possession  of  the  properties   to   the
Partnership  and  the Partnership would be responsible  for  real
estate  taxes  and  other costs associated with  maintaining  the
properties.   The  Partnership  has  evaluated  the  leases   and
property values and decided that there is no impairment  loss  at
this time.

       For the nine months ended September 30, 2007 and 2006, the
Partnership  recognized interest income of $36,467  and  $32,942,
respectively.  In 2007, interest income increased mainly  due  to
the  Partnership  having more money invested in  a  money  market
account due to property sales in 2006.

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

        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  nine  months ended September 30, 2006, the  Partnership
recognized  a  loss  from  discontinued  operations  of  $89,726,
representing a real estate impairment loss of $495,638, which was
partially  offset  by  rental  income  less  property  management
expenses  and  depreciation of $312,167 and gain on  disposal  of
real estate of $93,745.

        In  July  2003, the tenant 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.  In November 2004,
the Partnership and the tenant entered into an agreement to amend
the  Lease  to  provide the tenant with options to  purchase  the
property  and  terminate the Lease.  Under the  purchase  option,
which expired October 31, 2006, the tenant could have elected  to
purchase   the   Partnership's  interest  in  the  property   for
$1,248,000.  Under the termination option, the tenant could 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.  As part of this agreement, the Partnership received
a  personal guarantee from the majority shareholder of the tenant
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.   The tenant continued to pay rent and  complied  with
its Lease obligations.

        On  April  30, 2006, the tenant exercised its  option  to
terminate the Lease effective October 31, 2006.  The tenant  paid
the  Partnership the required payment of $158,860 on October  31,
2006,  and  the  Lease was terminated.  The Partnership  actively
marketed  the property for sale and listed it with a real  estate
broker  in  the  Austin  area.  Based on an  analysis  of  market
conditions  in the area, the Partnership determined the  property
was impaired in accordance with the requirements of Statement  of
Financial  Accounting  Standards  No.  144,  Accounting  for  the
Impairment or Disposal of Long-Lived Assets.  As a result, in the
first  quarter  of 2006, a charge to discontinued operations  for
real estate impairment of $495,638 was recognized, which was  the
difference between the book value at March 31, 2006 of $1,359,638
and  the  estimated  fair  value of  $864,000.   The  charge  was
recorded against the cost of the land, building and equipment.

        In  September  2006,  the  Partnership  entered  into  an
agreement  to sell the Razzoo's restaurant to an unrelated  third
party.    On  November  21,  2006,  the  sale  closed  with   the
Partnership  receiving  net  sale  proceeds  of  $840,892,  which
resulted in a net loss of $23,108.  At the time of sale, the  net
book value of the property was $864,000.

        On  May  11,  2006, the Partnership sold  the  Tumbleweed
restaurant  in Fort Wayne, Indiana for $1,200,000 to the  tenant.
The  sale agreement required a cash payment of $1,036,000  and  a
Promissory  Note  for $164,000.  The Partnership  recognized  net
sale  proceeds  of $1,161,272, which resulted in a  net  gain  of
$93,745.   At  the time of sale, the cost and related accumulated
depreciation was $1,316,695 and $249,168, respectively.  The Note
requires monthly payments of $9,550, bears interest at a 6%  rate
and is unsecured.  The Note is due on November 8, 2007.


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

       On November 3, 2006, the Partnership sold its 32% interest
in  the  Garden  Ridge  retail store in Woodlands,  Texas  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds of $2,792,170, which resulted in a net gain of $366,215.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $2,661,132 and $235,177, respectively.

         In  November  2006,  the  Partnership  entered  into  an
agreement  to  sell  the  Children's  World  daycare  center   in
Abingdon,  Maryland to an unrelated third party.  On December  6,
2006,  the  sale closed with the Partnership receiving  net  sale
proceeds of $1,460,899, which resulted in a net gain of $652,292.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $1,051,772 and $243,165, respectively.

        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  nine months ended September  30,  2007,  the
Partnership's cash balances decreased $1,517,651 as a  result  of
cash  used  to purchase property and distributions  paid  to  the
Partners  in  excess of cash generated from operating activities.
During   the   nine  months  ended  September   30,   2006,   the
Partnership's  cash balances decreased $233,383 as  a  result  of
cash  used  to purchase property and distributions  paid  to  the
Partners  in  excess of cash generated from operating activities,
which  were partially offset by cash generated from the  sale  of
property.

        Net  cash provided by operating activities decreased from
$809,525 in 2006 to $644,635 in 2007 as a result of a decrease in
total   rental  and  interest  income  in  2007  and  net  timing
differences  in the collection of payments from the  tenants  and
the  payment  of  expenses,  which were  partially  offset  by  a
decrease  in  Partnership administration and property  management
expenses in 2007.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2006, the Partnership generated cash flow from  the
sale  of  real estate of $997,272.  During the nine months  ended
September  30, 2007 and 2006, the Partnership expended $1,403,565
and  $1,021,663,  respectively,  to  invest  in  real  properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

        On  September 21, 2006, the Partnership purchased  a  38%
interest  in  an Applebee's restaurant in Johnstown, Pennsylvania
for  $1,031,187.  The property is leased to B.T.  Woodlipp,  Inc.
under  a  Lease  Agreement with a primary term of  20  years  and
initial  annual rent of $74,370.  The remaining interest  in  the
property  was purchased by AEI Income & Growth Fund  XXI  Limited
Partnership, an affiliate of the Partnership.


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

        On  December  21, 2006, the Partnership purchased  a  65%
interest in an Advance Auto Parts store in Indianapolis,  Indiana
for  $1,244,173.   The  property  is  leased  to  Advance  Stores
Company,  Inc.  under a Lease Agreement with a remaining  primary
term  of  13.5  years and initial annual rent  of  $87,168.   The
remaining interest in the property was purchased by AEI Income  &
Growth Fund 25 LLC, an affiliate of the Partnership.

        On  December  29, 2006, the Partnership purchased  a  60%
interest  in an Applebee's restaurant in Crawfordsville,  Indiana
for  $1,856,656  from AEI Fund Management XVII,  Inc.  (AFM),  an
affiliate  of  the General Partners.  AFM purchased the  property
from Apple Indiana II LLC, an unrelated third party, on September
21,  2006.  The price paid by the Partnership was  equal  to  the
price  paid  by  AFM  plus  the  expenses  incurred  to  transfer
ownership of the property to the Partnership, which were minimal.
During  the  period the property was owned by AFM,  the  property
generated  a  net  loss  of  $4,217, which  was  charged  to  the
Partnership. There was no benefit arising out of the  transaction
to   the   General  Partners  or  their  affiliates  apart   from
compensation otherwise permitted by the Partnership Agreement.

        The  property is leased to Apple Indiana II LLC  under  a
Lease  Agreement  with  a primary term of 20  years  and  initial
annual  rent of $133,933.  The remaining interest in the property
is  owned by AEI Income & Growth Fund 26 LLC, an affiliate of the
Partnership.

        On  January  19,  2007, the Partnership purchased  a  50%
interest in a Tractor Supply Company store in Grand Forks,  North
Dakota  for $1,403,565.  The property is leased to Tractor Supply
Company under a Lease Agreement with a remaining primary term  of
13.9  years  and initial annual rent of $102,351.  The  remaining
interest  in  the property was purchased by AEI Income  &  Growth
Fund 24 LLC, 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 nine months ended September 30, 2007 and 2006, the
Partnership  declared  distributions of  $778,305  and  $844,740,
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 $757,481 and $822,832 and the General  Partners
received  distributions of $20,824 and $21,908 for  the  periods,
respectively.   In  2007,  distributions  were  lower  due  to  a
decrease in the distribution rate per Unit, effective January  1,
2007.

        During  the  first  nine months of  2007  and  2006,  the
Partnership  distributed  $126,263  and  $131,313  of  net   sale
proceeds  to  the Limited and General Partners as part  of  their
quarterly distributions, which represented a return of capital of
$7.88 and $8.14 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.

        On  April 1, 2007, four Limited Partners redeemed a total
of  46.58  Partnership Units for $38,906 in accordance  with  the
Partnership  Agreement.  On April 1, 2006, four Limited  Partners
redeemed  a total of 143.73 Partnership Units for $120,267.   The
Partnership  acquired  these  Units  using  Net  Cash  Flow  from
operations.   In  prior  years, a total of  45  Limited  Partners
redeemed  803.6 Partnership Units for $631,925.  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 $1,203 and $3,719 in  2007  and  2006,
respectively.

       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  were
effective  in ensuring 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  and  that  such
information   is  accumulated  and  communicated  to  management,
including  the  President  and Chief  Financial  Officer  of  the
Managing  General  Partner,  in  a  manner  that  allows   timely
decisions regarding required disclosure.

       (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

    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:  November 9, 2007      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)