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, 2005

                 Commission file number:  24003


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


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


    30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
             (Address of Principal Executive Offices)

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


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

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

                         Yes [X]    No

         Transitional Small Business Disclosure Format:

                         Yes        No [X]

        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1.Balance Sheet as of September 30, 2005 and December 31, 2004

          Statements for the Periods ended September 30, 2005 and 2004:

            Income

            Cash Flows

            Changes in Partners' Capital

          Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

 Item 3. Controls and Procedures

PART II. Other Information

 Item 1. Legal Proceedings

 Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

 Item 3. Defaults Upon Senior Securities

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

 Item 5. Other Information

 Item 6. Exhibits

         Signatures


<PAGE>
        AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
                          BALANCE SHEET
            SEPTEMBER 30, 2005 AND DECEMBER 31, 2004

                           (Unaudited)

                             ASSETS

                                                     2005          2004
CURRENT ASSETS:
  Cash and Cash Equivalents                     $   694,755    $   847,559
  Receivables                                             0         59,272
                                                 -----------    -----------
      Total Current Assets                          694,755        906,831
                                                 -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                            4,584,824      4,584,824
  Buildings and Equipment                         8,850,723      8,850,723
  Accumulated Depreciation                       (1,336,300)    (1,067,008)
                                                 -----------    -----------
      Net Investments in Real Estate             12,099,247     12,368,539
                                                 -----------    -----------
           Total  Assets                        $12,794,002    $13,275,370
                                                 ===========    ===========

                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.          $    78,738    $    20,125
  Distributions Payable                             319,506        447,968
  Unearned Rent                                      26,820         27,911
                                                 -----------    -----------
      Total Current Liabilities                     425,064        496,004
                                                 -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                   (5,765)         4,326
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized; 16,917 Units issued;
   16,133 and 16,174 Units outstanding in
   2005 and 2004, respectively                   12,374,703     12,775,040
                                                 -----------    -----------
      Total Partners' Capital                    12,368,938     12,779,366
                                                 -----------    -----------
       Total Liabilities and Partners' Capital  $12,794,002    $13,275,370
                                                 ===========    ===========

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

                           (Unaudited)

                              Three Months Ended       Nine Months Ended
                             9/30/05      9/30/04     9/30/05     9/30/04

RENTAL INCOME               $ 300,055   $ 329,342   $ 938,007    $ 888,388

EXPENSES:
   Partnership Administration -
     Affiliates                47,500      38,273     135,907      119,600
   Partnership Administration
     and Property Management -
     Unrelated Parties          6,872      19,334      26,190       83,852
   Depreciation                89,764      88,029     269,292      248,787
                             ---------   ---------   ---------    ---------
      Total Expenses          144,136     145,636     431,389      452,239
                             ---------   ---------   ---------    ---------

OPERATING INCOME              155,919     183,706     506,618      436,149

OTHER INCOME:
   Interest Income              5,182       3,157      13,466       18,066
                             ---------   ---------   ---------    ---------
INCOME FROM CONTINUING
   OPERATIONS                 161,101     186,863     520,084      454,215

Income(Loss) from
  Discontinued Operations           0           0      (4,988)     441,457
                             ---------   ---------   ---------    ---------
NET INCOME                  $ 161,101   $ 186,863   $ 515,096    $ 895,672
                             =========   =========   =========    =========
NET INCOME ALLOCATED:
   General Partners         $   4,833   $   5,606   $  15,453    $  18,182
   Limited Partners           156,268     181,257     499,643      877,490
                             ---------   ---------   ---------    ---------
                            $ 161,101   $ 186,863   $ 515,096    $ 895,672
                             =========   =========   =========    =========
INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations    $    9.69   $   11.12   $   31.25    $   27.01
   Discontinued Operations          0           0        (.30)       26.79
                             ---------   ---------   ---------    ---------
        Total               $    9.69   $   11.12   $   30.95    $   53.80
                             =========   =========   =========    =========
Weighted Average Units
  Outstanding                  16,133      16,303      16,146       16,311
                             =========   =========   =========    =========

 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)

                                                    2005           2004
CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $   515,096    $   895,672

  Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                  269,292        248,787
     Gain on Sale of Real Estate                         0       (434,401)
     (Increase) Decrease in Receivables             59,272        (15,081)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                   58,613        (68,016)
     Increase (Decrease) in Unearned Rent           (1,091)         9,691
                                                -----------    -----------
       Total Adjustments                           386,086       (259,020)
                                                -----------    -----------
       Net Cash Provided By
          Operating Activities                     901,182        636,652
                                                -----------    -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                             0     (1,733,289)
  Proceeds from Sale of Real Estate                      0      1,998,546
                                                -----------    -----------
       Net Cash Provided By
          Investing Activities                           0        265,257
                                                -----------    -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Decrease in Distributions Payable               (128,462)        (2,941)
  Distributions to Partners                       (888,678)      (851,492)
  Redemption Payments                              (36,846)       (19,227)
                                                -----------    -----------
       Net Cash Used For
         Financing Activities                   (1,053,986)      (873,660)
                                                -----------    -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                           (152,804)        28,249

CASH AND CASH EQUIVALENTS, beginning of period     847,559        875,777
                                                -----------    -----------
CASH AND CASH EQUIVALENTS, end of period       $   694,755    $   904,026
                                                ===========    ===========

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

  Distributions              (22,110)     (829,382)     (851,492)

  Redemption Payments           (577)      (18,650)      (19,227)     (22.50)

  Net Income                  18,182       877,490       895,672
                             --------   -----------   -----------  ----------
BALANCE, September 30, 2004 $  8,403   $13,113,457   $13,121,860   16,303.40
                             ========   ===========   ===========  ==========


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

  Distributions              (24,438)     (864,240)     (888,678)

  Redemption Payments         (1,106)      (35,740)      (36,846)     (41.16)

  Net Income                  15,453       499,643       515,096
                             --------   -----------   -----------  ----------
BALANCE, September 30, 2005 $ (5,765)  $12,374,703   $12,368,938   16,132.62
                             ========   ===========   ===========  ==========

 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, 2005

                           (Unaudited)

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

(2)  Organization -

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

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

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

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

(2)  Organization - (Continued)

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

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

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

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

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

(3)  Investments in Real Estate -

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

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

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

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

(3)  Investments in Real Estate - (Continued)

     In February 2004, Garden Ridge, L.P. (GR), the lessee of the
     Garden  Ridge  retail store in Woodlands, Texas,  filed  for
     Chapter 11 bankruptcy reorganization.  In press releases, GR
     reported rejecting the leases of 9 of 44 stores and that  it
     was  attempting  to renegotiate lease terms  for  its  other
     stores.   The Woodlands store was not identified as  one  of
     the  nine  to be closed.  GR entered into negotiations  with
     the  property owners of the Woodlands store to arrive at  an
     agreement  to  modify rental terms that would induce  GR  to
     affirm  the  Lease for this property.  GR and  the  property
     owners  subsequently agreed to a lease amendment  to  reduce
     the  annual rent by 23%, with a 10% rent increase on January
     1,  2008.  The Partnership's share of the new rental  amount
     is  $234,624.  The amendment provides for additional  rental
     payments if the store's sales exceed certain stated amounts.
     The  amendment also calls for the owners to waive  rent  for
     one   month  during  the  first  six  months  following  the
     bankruptcy  court's  approval of  GR's  affirmation  of  the
     Lease.   With  the exception of February 2004, GR  made  all
     rental payments due under its original lease.

     On  April 28, 2005, the bankruptcy court approved GR's  Plan
     of  Reorganization.  As part of the Plan, the lease for  the
     Woodlands  store was affirmed by GR and the lease  amendment
     became  effective.  Pursuant to the amendment,  GR  selected
     July  2005  as  the one month to have rent waived.   In  May
     2005,  GR  paid the rent due for February 2004 and, pursuant
     to  the  amendment, GR is entitled to credit an equal amount
     against  any  installment of rent due  in  the  future.   GR
     applied  the credit for the February rent against  rent  due
     for  August  and  September 2005.  As of the  date  of  this
     report, GR has complied with all Lease terms as amended.

(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.

(5)  Discontinued Operations -

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

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

(5)  Discontinued Operations - (Continued)

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

     During  the  first  nine  months  of  2005  and  2004,   the
     Partnership  distributed $151,515 and $171,717 of  net  sale
     proceeds  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $9.30 and $10.43 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
                          9/30/05      9/30/04    9/30/05     9/30/04

Rental Income             $     0    $     0    $      0    $ 10,381
Property Management Expenses    0          0      (4,988)     (3,325)
Depreciation                    0          0           0           0
Gain on Disposal of Real Estate 0          0           0     434,401
                           -------    -------    --------    --------
 Income (Loss) from
  Discontinued Operations $     0    $ 0        $ (4,988)   $441,457
                           =======    =======    ========    ========

ITEM 2.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

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

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

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

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

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

    the effect of tenant defaults; and

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

The Application of Critical Accounting Policies

        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   For  properties the Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

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

       AEI Fund Management Inc. allocates expenses to each of the
funds  they manage primarily on the basis of the number of  hours
devoted  by  their employees to each fund's affairs.   They  also
allocate  expenses at the end of each month that are not directly
related to a fund's operations based upon the number of investors
in the fund and the fund's capitalization relative to other funds
they  manage.  The Partnership reimburses these expenses  subject
to detailed limitations contained in the Partnership Agreement.

         Management   of  the  Partnership  has   discussed   the
development  and selection of the above accounting estimates  and
the management discussion and analysis disclosures regarding them
with the managing partner of the Partnership.

Results of Operations

       For the nine months ended September 30, 2005 and 2004, the
Partnership  recognized rental income from continuing  operations
of  $938,007 and $888,388, respectively.  In 2005, rental  income
increased  due  to  additional rent received  from  two  property
acquisitions  in  2004  and rent increases  on  five  properties.
These increases were partially offset by a reduction in rent from
the Garden Ridge property as discussed below.

       For the nine months ended September 30, 2005 and 2004, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $135,907 and $119,600, 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  $26,190 and $83,852, 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.  These expenses were  higher
in  2004, when compared to 2005, mainly as the result of expenses
incurred in 2004 related to the Razzoo's situation.  As discussed
below,  the  majority of these expenses were  reimbursed  by  the
lessee in the fourth quarter of 2004.

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

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

        In February 2004, Garden Ridge, L.P. (GR), the lessee  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported rejecting the leases of 9 of 44 stores and that  it  was
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners of
the  Woodlands  store to arrive at an agreement to modify  rental
terms that would induce GR to affirm the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase on January 1, 2008.  The Partnership's share of the  new
rental amount is $234,624.  The amendment provides for additional
rental  payments  if  the  store's sales  exceed  certain  stated
amounts.   The amendment also calls for the owners to waive  rent
for   one  month  during  the  first  six  months  following  the
bankruptcy  court's approval of GR's affirmation  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original lease.

       On April 28, 2005, the bankruptcy court approved GR's Plan
of  Reorganization.   As  part of the Plan,  the  lease  for  the
Woodlands store was affirmed by GR and the lease amendment became
effective.  Pursuant to the amendment, GR selected July  2005  as
the one month to have rent waived.  In May 2005, GR paid the rent
due  for  February  2004 and, pursuant to the  amendment,  GR  is
entitled  to  credit an equal amount against any  installment  of
rent  due  in the future.  GR applied the credit for the February
rent  against rent due for August and September 2005.  As of  the
date  of  this  report, GR has complied with all Lease  terms  as
amended.

       For the nine months ended September 30, 2005 and 2004, the
Partnership  recognized interest income of $13,466  and  $18,066,
respectively.   In  2005, interest income decreased  due  to  the
Partnership  receiving  less interest from construction  advances
and  having less money invested in a money market account due  to
property acquisitions.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Partnership  includes  the operating  results  and  sale  of  the
property   in   discontinued  operations.    In   addition,   the
Partnership reclassifies the prior periods operating results  and
any  partial  sales  of the property to discontinued  operations.
For  the  nine  months ended September 30, 2005, the  Partnership
recognized  a  loss  from  discontinued  operations  of   $4,988,
representing property management expenses.  For the  nine  months
ended September 30, 2004, the Partnership recognized income  from
discontinued  operations of $441,457, representing rental  income
less  property management expenses of $7,056 and gain on disposal
of real estate of $434,401.

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

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

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

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

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2005,  the
Partnership's  cash balances decreased $152,804 as  a  result  of
distributions  paid to the Partners in excess of  cash  generated
from   operating  activities.   During  the  nine  months   ended
September  30,  2004, the Partnership's cash  balances  increased
$28,249  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
$636,652  in 2004 to $901,182 in 2005 as a result of an  increase
in  total  rental  and  interest income in 2005,  a  decrease  in
Partnership  administration and property management  expenses  in
2005  and  net timing differences in the collection  of  payments
from the lessees and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2004, the Partnership generated cash flow from  the
sale  of real estate of $1,998,546.  During the same period,  the
Partnership  expended  $1,733,289 to invest  in  real  properties
(inclusive of acquisition expenses) as the Partnership reinvested
cash generated from property sales.

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

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

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

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

       For the nine months ended September 30, 2005 and 2004, the
Partnership  declared  distributions of  $888,678  and  $851,492,
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 $864,240 and $829,382 and the General  Partners
received  distributions of $24,438 and $22,110 for  the  periods,
respectively.   In  December  2004, the  Partnership  declared  a
special  distribution  of $171,717 of net  sale  proceeds,  which
resulted in a higher distribution payable at December 31, 2004.

        During  the  first  nine months of  2005  and  2004,  the
Partnership  distributed  $151,515  and  $171,717  of  net   sale
proceeds  to  the Limited and General Partners as part  of  their
quarterly distributions, which represented a return of capital of
$9.30 and $10.43 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, 2005, three Limited Partners redeemed a total
of  41.16  Partnership Units for $35,740 in accordance  with  the
Partnership  Agreement.  On April 1, 2004, two  Limited  Partners
redeemed  a  total  of 22.5 Partnership Units for  $18,650.   The
Partnership  acquired  these  Units  using  Net  Cash  Flow  from
operations.   In  prior  years, a total of  33  Limited  Partners
redeemed  591.32 Partnership Units for $450,499.  The redemptions
increase  the remaining Limited Partner's ownership  interest  in
the  Partnership.  As a result of these redemption  payments  and
pursuant  to  the  Partnership Agreement,  the  General  Partners
received  distributions  of $1,106 and $577  in  2005  and  2004,
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   are
adequately  designed to ensure that information  required  to  be
disclosed  by  us  in  the reports we file or  submit  under  the
Exchange  Act  is recorded, processed, summarized  and  reported,
within the time periods specified in applicable rules and forms.

       (b)  Changes in internal controls

         There   were   no  significant  changes  made   in   the
Partnership's  internal controls during the  most  recent  period
covered  by  this  report that have materially affected,  or  are
reasonably   likely  to  materially  affect,  the   Partnership's
internal control over financial reporting.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

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

ITEM  2.UNREGISTERED  SALES  OF  EQUITY  SECURITIES  AND  USE  OF
  PROCEEDS

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

       (b) Not applicable.

        (c) Pursuant to Section 7.7 of the Partnership Agreement,
each  Limited  Partner  has the right to  present  Units  to  the
Partnership  for  purchase by submitting notice to  the  Managing
General  Partner  during  January or  July  of  each  year.   The
purchase  price  of the Units is equal to 90% of  the  net  asset
value  of  the Units, as of the first business day of January  or
July  of each year, as determined by the Managing General Partner
in  accordance with the provisions of the Partnership  Agreement.
Units  tendered to the Partnership during January  and  July  are
redeemed on April 1st and October 1st, respectively, of each year
subject  to the following limitations.  The Partnership will  not
be  obligated to purchase in any year any number of  Units  that,
when  aggregated  with all other transfers  of  Units  that  have
occurred since the beginning of the same calendar year (excluding
Permitted  Transfers  as  defined in the Partnership  Agreement),
would  exceed  5%  of  the total number of Units  outstanding  on
January  1  of  such year.  In no event shall the Partnership  be
obligated  to  purchase Units if, in the sole discretion  of  the
Managing General Partner, such purchase would impair the  capital
or  operation of the Partnership.  During the period  covered  by
this report, the Partnership did not purchase any units.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

      None

ITEM 5.OTHER INFORMATION

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6.EXHIBITS

    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 4, 2005      AEI Income & Growth Fund XXII
                              Limited Partnership
                              By:  AEI Fund Management XXI, Inc.
                              Its: Managing General Partner



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



                              By: /s/ PATRICK W KEENE
                                      Patrick W. Keene
                                      Chief Financial Officer
                                      (Principal Accounting Officer)