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, 2001

                 Commission file number:  24003


          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


      State of Minnesota                   41-1848181
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

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


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

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the preceding 12 months (or for such shorter  period
that  the registrant was required to file such reports), and  (2)
has  been  subject to such filing requirements for  the  past  90
days.

                        Yes  [X]    No

         Transitional Small Business Disclosure Format:

                        Yes         No  [X]




        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP


                              INDEX




PART I.Financial Information

Item 1. Balance Sheet as of September 30, 2001 and December 31, 2000

         Statements for the Periods ended September 30, 2001 and 2000:

           Income

           Cash Flows

           Changes in Partners' Capital

        Notes to Financial Statements

Item 2. Management's Discussion and Analysis

PART II.Other Information

Item 1. Legal Proceedings

Item 2. Changes in Securities

Item 3. Defaults Upon Senior Securities

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

Item 5. Other Information

Item 6. Exhibits and Reports on Form 8-K


<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2001 AND DECEMBER 31, 2000

                           (Unaudited)

                             ASSETS

                                                    2001           2000

CURRENT ASSETS:
  Cash and Cash Equivalents                    $   685,606    $   572,279
  Receivables                                            0         28,040
                                                -----------    -----------
      Total Current Assets                         685,606        600,319
                                                -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                           4,956,627      5,010,783
  Buildings and Equipment                        8,055,564      7,491,306
  Construction in Progress                               0        616,286
  Accumulated Depreciation                        (698,986)      (477,061)
                                                -----------    -----------
      Net Investments in Real Estate            12,313,205     12,641,314
                                                -----------    -----------
           Total  Assets                       $12,998,811    $13,241,633
                                                ===========    ===========


                     LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $     8,784    $    21,606
  Distributions Payable                            297,392        300,145
  Unearned Rent                                      7,771              0
                                                -----------    -----------
      Total Current Liabilities                    313,947        321,751
                                                -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                 (14,245)       (40,033)
  Limited Partners, $1,000 Unit Value;
    24,000 Units authorized; 16,917 Units issued;
    16,596 and 16,657 Units outstanding in
    2001 and 2000, respectively                 12,699,109     12,959,915
                                                -----------    -----------
     Total Partners' Capital                    12,684,864     12,919,882
                                                -----------    -----------
       Total Liabilities and Partners' Capital $12,998,811    $13,241,633
                                                ===========    ===========


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

                       STATEMENT OF INCOME

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                 Three Months Ended      Nine Months Ended
                               9/30/01       9/30/00     9/30/01     9/30/00

INCOME:
   Rent                       $ 311,205    $ 277,210    $ 897,647   $ 848,902
   Investment Income              4,007       27,904       73,509      59,672
                               ---------    ---------    ---------   ---------
        Total Income            315,212      305,114      971,156     908,574
                               ---------    ---------    ---------   ---------

EXPENSES:
   Partnership Administration -
     Affiliates                  55,937       45,252      149,648     123,290
   Partnership Administration
     and Property Management -
     Unrelated Parties            6,956        4,349       29,160      21,568
   Depreciation                  86,547       75,313      240,994     239,278
                               ---------    ---------    ---------   ---------
        Total Expenses          149,440      124,914      419,802     384,136
                               ---------    ---------    ---------   ---------

OPERATING INCOME                165,772      180,200      551,354     524,438

GAIN ON SALE OF REAL ESTATE      71,739       29,748      172,545     357,720
                               ---------    ---------    ---------   ---------
NET INCOME                    $ 237,511    $ 209,948    $ 723,899   $ 882,158
                               =========    =========    =========   =========

NET INCOME ALLOCATED:
   General Partners           $  21,125    $   6,299    $  50,717   $  26,465
   Limited Partners             216,386      203,649      673,182     855,693
                               ---------    ---------    ---------   ---------
                              $ 237,511    $ 209,948    $ 723,899   $ 882,158
                               =========    =========    =========   =========

NET INCOME PER
  LIMITED PARTNERSHIP UNIT
   (16,596, 16,657, 16,616 and
   16,755 weighted average
   Units outstanding for the
   periods, respectively)     $   13.04    $   12.23    $   40.51   $   51.07
                               =========    =========    =========   =========



 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 SEPTEMBER 30

                           (Unaudited)

                                                        2001           2000

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                     $   723,899    $   882,158

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                      240,994        239,278
     Gain on Sale of Real Estate                      (172,545)      (357,720)
     (Increase) Decrease in Receivables                 28,040        (23,152)
     Increase (Decrease) in Payable
        to AEI Fund Management, Inc.                   (12,822)        15,011
     Increase in Unearned Rent                           7,771         35,626
                                                    -----------    -----------
        Total Adjustments                               91,438        (90,957)
                                                    -----------    -----------
        Net Cash Provided By
        Operating Activities                           815,337        791,201
                                                    -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                         (666,803)    (1,411,006)
   Proceeds from Sale of Real Estate                   926,463      2,476,996
                                                    -----------    -----------
        Net Cash Provided By
        Investing Activities                           259,660      1,065,990
                                                    -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable         (2,753)       145,825
   Distributions to Partners                          (911,256)      (864,907)
   Redemption Payments                                 (47,661)      (117,393)
                                                    -----------    -----------
        Net Cash Used For
        Financing Activities                          (961,670)      (836,475)
                                                    -----------    -----------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                                113,327      1,020,716

CASH AND CASH EQUIVALENTS, beginning of period         572,279        247,401
                                                    -----------    -----------
CASH AND CASH EQUIVALENTS, end of period           $   685,606    $ 1,268,117
                                                    ===========    ===========


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

  Distributions              (20,706)     (844,201)     (864,907)

  Redemption Payments         (3,522)     (113,871)     (117,393)    (150.86)

  Net Income                  26,465       855,693       882,158
                             ---------  -----------   -----------  ----------
BALANCE, September 30, 2000 $(36,509)  $13,073,854   $13,037,345   16,657.32
                             =========  ===========   ===========  ==========


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

  Distributions              (23,499)     (887,757)     (911,256)

  Redemption Payments         (1,430)      (46,231)      (47,661)     (61.67)

  Net Income                  50,717       673,182       723,899
                             ---------  -----------   -----------  ----------
BALANCE, September 30, 2001 $(14,245)  $12,699,109   $12,684,864   16,595.65
                             =========  ===========   ===========  ==========



 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, 2001

                           (Unaudited)

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

(2)  Organization -

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

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

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $16,917,222  and  $1,000, respectively.  During  operations,
     any  Net  Cash Flow, as defined, which the General  Partners
     determine  to  distribute will be  distributed  97%  to  the
     Limited   Partners   and   3%  to  the   General   Partners.
     Distributions to Limited Partners will be made pro  rata  by
     Units.

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


        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (Continued)

(2)  Organization - (Continued)

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

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

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

(3)  Investments in Real Estate -

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



        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     On  May 8, 2000, the Partnership purchased a 48% interest in
     a parcel of land in Austin, Texas for $652,800.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $55,488.   Effective October 4, 2000, the  annual  rent  was
     increased  to $63,648.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds to RI for the construction of a Razzoo's restaurant on
     the site.  Initially the Partnership charged interest on the
     advances  at a rate of 8.5%.  Effective October 4, 2000  and
     April 15, 2001, the interest rate was increased to 9.75% and
     15.0%,  respectively.  On June 27, 2001,  after  development
     was  completed, the Lease Agreement was amended  to  require
     annual rental payments of $152,662.  The Partnership's share
     of  the  total acquisition costs, including the cost of  the
     land,  was  $1,544,215.   The  remaining  interests  in  the
     property  are  owned  by  AEI Real Estate  Fund  XV  Limited
     Partnership,  AEI Real Estate Fund XVII Limited Partnership,
     and   AEI  Net  Lease  Income  &  Growth  Fund  XIX  Limited
     Partnership, affiliates of the Partnership.

     On May 14, 2001, the Partnership purchased a 25% interest in
     a  Children's  World daycare center in Plainfield,  Illinois
     for $368,176.  The property is leased to ARAMARK Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of  15  years  and annual rental payments of  $35,269.   The
     remaining  interests in the property are owned by  AEI  Real
     Estate  Fund  85-A Limited Partnership and AEI  Private  Net
     Lease Millennium Fund Limited Partnership, affiliates of the
     Partnership.

     Through September 30, 2001, the Partnership sold 76.0645% of
     the  Children's World in DePere, Wisconsin, in five separate
     transactions,  to unrelated third parties.  The  Partnership
     received  total  net  sale  proceeds  of  $1,023,633,  which
     resulted  in a total net gain of $146,096.  The  total  cost
     and  related accumulated depreciation of the interests  sold
     was $903,229 and $25,692, respectively.  For the nine months
     ended  September 30, 2001 and 2000, the net gain was $18,543
     and $127,553, respectively.

     During  the  nine  months  ended  September  30,  2000,  the
     Partnership  sold  its  interest in  the  Marie  Callender's
     restaurant,  in  five  separate transactions,  to  unrelated
     third  parties.   The Partnership received  total  net  sale
     proceeds  of $1,035,799, which resulted in a total net  gain
     of   $108,736.   The  total  cost  and  related  accumulated
     depreciation of the interests sold was $937,897 and $10,834,
     respectively.

     During  the  nine  months  ended  September  30,  2000,  the
     Partnership  sold 35.5084% of the Hollywood Video  store  in
     Saraland,  Alabama,  in  three  separate  transactions,   to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $595,850, which resulted in  a  total  net
     gain  of  $121,431.  The total cost and related  accumulated
     depreciation of the interests sold was $489,267 and $14,848,
     respectively.



        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     During  the  nine  months  ended  September  30,  2001,  the
     Partnership sold 36.032% of the Children's World in  Golden,
     Colorado, in four separate transactions, to unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of $748,177, which resulted in a total net gain of $154,002.
     The  total cost and related accumulated depreciation of  the
     interests sold was $605,199 and $11,024, respectively.

     During  the  first  nine  months  of  2001  and  2000,   the
     Partnership  distributed $191,919 and $262,069  of  the  net
     sale proceeds to the Limited and General Partners as part of
     their  regular  quarterly distributions which represented  a
     return   of  capital  of  $11.43  and  $15.54  per   Limited
     Partnership  Unit,  respectively.  The  remaining  net  sale
     proceeds will either be reinvested in additional property or
     distributed to the Partners in the future.

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

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


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

       For the nine months ended September 30, 2001 and 2000, the
Partnership  recognized rental income of $897,647  and  $848,902,
respectively.   During the same periods, the  Partnership  earned
investment income of $73,509 and $59,672, respectively.  In 2001,
rental  income increased as a result of additional rent  received
from  three  property  acquisitions in 2000  and  2001  and  rent
increases on three properties.  These increases in rental  income
were  partially offset by a decrease in rental income due to  the
property  sales discussed below.  In 2001, additional  investment
income was earned on the net proceeds from property sales.

        During the nine months ended September 30, 2001 and 2000,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $149,648 and $123,290, 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  $29,160 and $21,568, 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  September 30, 2001, the Partnership's  annualized
cash  distribution rate was 7.1%, based on the  Adjusted  Capital
Contribution.     Pursuant   to   the   Partnership    Agreement,
distributions of Net Cash Flow were allocated 97% to the  Limited
Partners and 3% to the General Partners.

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

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

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2001,  the
Partnership's  cash balances increased $113,327 as  a  result  of
cash  generated  from the sale of property, which  was  partially
offset  by  cash  used to purchase property and  the  Partnership
distributed  more  cash to the Partners than  it  generated  from
operating  activities.  Net cash provided by operating activities
increased from $791,201 in 2000 to $815,337 in 2001 as  a  result
of  an increase in income in 2001, which was partially offset  by
an  increase in Partnership administration expenses in  2001  and
net  timing  differences in the collection of payments  from  the
lessees and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2001 and 2000, the Partnership generated cash  flow
from  the  sale  of  real  estate  of  $926,463  and  $2,476,996,
respectively.  During the same periods, the Partnership  expended
$666,803  and  $1,411,006,  respectively,  to  invest   in   real
properties (inclusive of acquisition expenses) as the Partnership
reinvested cash generated from property sales

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

        On  May 8, 2000, the Partnership purchased a 48% interest
in  a parcel of land in Austin, Texas for $652,800.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $55,488.
Effective  October  4,  2000, the annual rent  was  increased  to
$63,648.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which  the  Partnership advanced funds to RI for the construction
of  a Razzoo's restaurant on the site.  Initially the Partnership
charged  interest on the advances at a rate of  8.5%.   Effective
October  4,  2000  and  April 15, 2001,  the  interest  rate  was
increased  to 9.75% and 15.0%, respectively.  On June  27,  2001,
after  development was completed, the Lease Agreement was amended
to require annual rental payments of $152,662.  The Partnership's
share  of the total acquisition costs, including the cost of  the
land,  was  $1,544,215.  The remaining interests in the  property
are  owned  by  AEI Real Estate Fund XV Limited Partnership,  AEI
Real  Estate  Fund XVII Limited Partnership, and  AEI  Net  Lease
Income  & Growth Fund XIX Limited Partnership, affiliates of  the
Partnership.

        On May 14, 2001, the Partnership purchased a 25% interest
in  a Children's World daycare center in Plainfield, Illinois for
$368,176.    The  property  is  leased  to  ARAMARK   Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $35,269.   The  remaining
interests in the property are owned by AEI Real Estate Fund  85-A
Limited  Partnership  and AEI Private Net Lease  Millennium  Fund
Limited Partnership, affiliates of the Partnership.

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

        Through September 30, 2001, the Partnership sold 76.0645%
of  the  Children's World in DePere, Wisconsin, in five  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $1,023,633, which resulted in
a  total  net  gain  of  $146,096.  The total  cost  and  related
accumulated  depreciation of the interests sold was $903,229  and
$25,692,  respectively.  For the nine months ended September  30,
2001   and   2000,  the  net  gain  was  $18,543  and   $127,553,
respectively.

        During  the  nine months ended September  30,  2000,  the
Partnership   sold   its  interest  in  the   Marie   Callender's
restaurant,  in  five separate transactions, to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,035,799, which resulted in a total net gain of $108,736.   The
total  cost and related accumulated depreciation of the interests
sold was $937,897 and $10,834, respectively.

        During  the  nine months ended September  30,  2000,  the
Partnership  sold  35.5084%  of  the  Hollywood  Video  store  in
Saraland,  Alabama, in three separate transactions, to  unrelated
third  parties.  The Partnership received total net sale proceeds
of $595,850, which resulted in a total net gain of $121,431.  The
total  cost and related accumulated depreciation of the interests
sold was $489,267 and $14,848, respectively.

        During  the  nine months ended September  30,  2001,  the
Partnership  sold  36.032%  of the Children's  World  in  Golden,
Colorado,  in  four  separate transactions,  to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$748,177,  which resulted in a total net gain of  $154,002.   The
total  cost and related accumulated depreciation of the interests
sold was $605,199 and $11,024, respectively.

        During  the  first  nine months of  2001  and  2000,  the
Partnership  distributed $191,919 and $262,069 of  the  net  sale
proceeds  to  the Limited and General Partners as part  of  their
regular  quarterly distributions which represented  a  return  of
capital  of  $11.43  and  $15.54 per  Limited  Partnership  Unit,
respectively.   The remaining net sale proceeds  will  either  be
reinvested in additional property or distributed to the  Partners
in the future.

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

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        On  April 1, 2001, four Limited Partners redeemed a total
of  61.67  Partnership Units for $46,231 in accordance  with  the
Partnership Agreement.  On October 1, 2001, two Limited  Partners
redeemed  a  total of 39.02 Partnership Units for  $29,272.   The
Partnership  acquired  these  Units  using  Net  Cash  Flow  from
operations.  In prior years, eleven Limited Partners  redeemed  a
total  of 259.90 Partnership Units for $201,102.  The redemptions
increase  the remaining Limited Partner's ownership  interest  in
the Partnership.


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


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

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

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

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

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

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

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

    the effect of tenant defaults; and

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


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

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

ITEM 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

      None

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

      a. Exhibits -
                             Description

      10.1    Purchase  Agreement dated August 14, 2001  between  the
              Partnership and Munkberg Farms Inc. relating to the  property
              at 18601 Eagle Ridge, Golden, Colorado.

      10.2    Property  Co-Tenancy Ownership Agreement  dated  August
              17,  2001  between  the Partnership and Munkberg  Farms  Inc.
              relating  to  the  property  at 18601  Eagle  Ridge,  Golden,
              Colorado.

      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:  October 23, 2001      AEI Income & Growth Fund XXII
                              Limited Partnership
                              By:  AEI Fund Management XXI, Inc.
                              Its: Managing General Partner



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



                              By: /s/Mark E. Larson
                                     Mark E. Larson
                                     Chief Financial Officer
                                     (Principal Accounting Officer)