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, 2000

                Commission file number:  0-23778


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


      State of Minnesota                   41-1729121
(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 NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP


                              INDEX




PART I. Financial Information

 Item 1. Balance Sheet as of September 30, 2000 and December 31, 1999

          Statements for the Periods ended September 30, 2000 and 1999:

            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 NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2000 AND DECEMBER 31, 1999

                           (Unaudited)

                             ASSETS

                                                       2000          1999

CURRENT ASSETS:
  Cash and Cash Equivalents                       $   718,345    $   553,179
  Receivables                                          53,814         26,781
  Short-Term Note Receivable                          660,000              0
                                                   -----------    -----------
      Total Current Assets                          1,432,159        579,960
                                                   -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              6,971,376      7,201,680
  Buildings and Equipment                          11,504,593     12,070,189
  Accumulated Depreciation                         (1,922,032)    (1,725,502)
                                                   -----------    -----------
      Net Investments in Real Estate               16,553,937     17,546,367
                                                   -----------    -----------
           Total  Assets                          $17,986,096    $18,126,327
                                                   ===========    ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $    81,754    $    49,534
  Distributions Payable                               424,035        424,348
                                                   -----------    -----------
      Total Current Liabilities                       505,789        473,882
                                                   -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                    (32,138)       (30,416)
  Limited Partners, $1,000 Unit Value;
      24,000 Units authorized and issued;
      23,162 Units outstanding                     17,512,445     17,682,861
                                                   -----------    -----------
      Total Partners' Capital                      17,480,307     17,652,445
                                                   -----------    -----------
         Total Liabilities and Partners' Capital  $17,986,096    $18,126,327
                                                   ===========    ===========


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

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)


                                 Three Months Ended      Nine Months Ended
                                9/30/00      9/30/99    9/30/00      9/30/99

INCOME:
   Rent                        $522,701    $535,750   $1,589,195   $1,566,472
   Investment Income             18,432       6,769       31,044       49,119
                                --------    --------   ----------   ----------
        Total Income            541,133     542,519    1,620,239    1,615,591
                                --------    --------   ----------   ----------

EXPENSES:
   Partnership Administration -
    Affiliates                   82,747      60,277      215,472      194,658
   Partnership Administration
    and Property Management -
    Unrelated Parties            20,677      24,449       62,820       69,288
   Depreciation                 102,022     104,881      312,245      300,429
                                --------    --------   ----------   ----------
        Total Expenses          205,446     189,607      590,537      564,375
                                --------    --------   ----------   ----------

OPERATING INCOME                335,687     352,912    1,029,702    1,051,216

GAIN ON SALE OF REAL ESTATE     116,329           0      116,329            0
                                --------    --------   ----------   ----------
NET INCOME                     $452,016    $352,912   $1,146,031   $1,051,216
                                ========    ========   ==========   ==========

NET INCOME ALLOCATED:
   General Partners            $  4,520    $  3,529   $   11,460   $   10,512
   Limited Partners             447,496     349,383    1,134,571    1,040,704
                                --------    --------   ----------   ----------
                               $452,016    $352,912   $1,146,031   $1,051,216
                                ========    ========   ==========   ==========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (23,162 and 23,385 weighted
 average Units outstanding in
 2000 and 1999, respectively)  $  19.32    $  14.94   $    48.98   $    44.50
                                ========    ========   ==========   ==========


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

                     STATEMENT OF CASH FLOWS

               FOR THE PERIODS ENDED SEPTEMBER 30

                           (Unaudited)

                                                        2000          1999

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                      $ 1,146,031   $ 1,051,216

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                       312,245       300,429
     Gain on Sale of Real Estate                       (116,329)            0
     (Increase) Decrease in Receivables                 (27,033)       21,011
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                        32,220       (14,249)
                                                     -----------   -----------
        Total Adjustments                               201,103       307,191
                                                     -----------   -----------
        Net Cash Provided By
        Operating Activities                          1,347,134     1,358,407
                                                     -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                                 0      (734,555)
   Proceeds from Sale of Real Estate                    136,514             0
                                                     -----------   -----------
        Net Cash Provided By (Used For)
        Investing Activities                            136,514      (734,555)
                                                     -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                       (313)          (99)
   Distributions to Partners                         (1,318,169)   (1,318,068)
                                                     -----------   -----------
        Net Cash Used For
          Financing Activities                       (1,318,482)   (1,318,167)
                                                     -----------   -----------
NET INCREASE (DECREASE) IN CASH
AND CASH EQUIVALENTS                                    165,166      (694,315)

CASH AND CASH EQUIVALENTS, beginning of period          553,179     1,407,691
                                                     -----------   -----------
CASH AND CASH EQUIVALENTS, end of period            $   718,345   $   713,376
                                                     ===========   ===========

SUPPLEMENTAL SCHEDULE OF NON-CASH INVESTING ACTIVITIES:
   Note Receivable Acquired in Sale of Property     $   660,000
                                                     ===========

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

    AEI NET LEASE INCOME & GROWTH FUND XX 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, 1998  $(25,306)   $18,188,734   $18,163,428   23,385.09

  Distributions              (13,181)    (1,304,887)   (1,318,068)

  Net Income                  10,512      1,040,704     1,051,216
                             --------    -----------   -----------  ----------
BALANCE, September 30, 1999 $(27,975)   $17,924,551   $17,896,576   23,385.09
                             ========    ===========   ===========  ==========


BALANCE, December 31, 1999  $(30,416)   $17,682,861   $17,652,445   23,161.59

  Distributions              (13,182)    (1,304,987)   (1,318,169)

  Net Income                  11,460      1,134,571     1,146,031
                             --------    -----------   -----------  ----------
BALANCE, September 30, 2000 $(32,138)   $17,512,445   $17,480,307   23,161.59
                             ========    ===========   ===========  ==========


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

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000

                           (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  Net  Lease Income & Growth Fund XX Limited  Partnership
     (Partnership)  was  formed to acquire and  lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed  by AEI Fund  Management  XX,  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  June  30,  1993   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)  were  accepted.   On  January  19,  1995,  the
     offering  terminated when the maximum subscription limit  of
     24,000 Limited Partnership Units ($24,000,000) was reached.

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $24,000,000  and  $1,000, respectively.  During  operations,
     any  Net  Cash Flow, as defined, which the General  Partners
     determine  to  distribute will be  distributed  90%  to  the
     Limited  Partners and 10% to the General Partners; provided,
     however,  that  such distributions to the  General  Partners
     will be subordinated to the Limited Partners first receiving
     an annual, noncumulative distribution of Net Cash Flow equal
     to  10%  of their Adjusted Capital Contribution, as defined,
     and,  provided  further, that in no event will  the  General
     Partners  receive  less than 1% of such Net  Cash  Flow  per
     annum.   Distributions to Limited Partners will be made  pro
     rata by Units.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (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
     12%  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 12% 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)  Short-Term Note Receivable -

     On  August 2, 2000, the Partnership received a Contract  for
     Deed  from an affiliate of the buyer of the Media Play store
     in  Apple Valley, Minnesota.  The Note bears interest at  9%
     and  is  due December 2, 2000.  The Note is secured  by  the
     land, building and equipment.  As of September 30, 2000, the
     Partnership's share of outstanding principal due on the Note
     is $660,000.

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (Continued)

(4)  Investments in Real Estate -

     On  August  2,  2000, the Media Play store was  sold  to  an
     unrelated  third party for $2,500,000.  The  sale  agreement
     required  $500,000  in  cash and a $2,000,000  contract  for
     deed,  which  bears interest at 9%.  The contract  for  deed
     assisted  the  buyer  in closing on the property,  prior  to
     obtaining  long-term financing, and is due  on  December  2,
     2000.  The Partnership's share of the net sale proceeds  was
     $796,514, which resulted in a net gain of $116,329.  At  the
     time  of sale, the cost and related accumulated depreciation
     was $795,900 and $115,715.

     In  December, 1998, Gulf Coast Restaurants, Inc. (GCR),  the
     lessee of the Applebee's restaurant in Lafayette, Louisiana,
     filed  for reorganization.  GCR continued to make the  lease
     payments  to  the Partnership under the supervision  of  the
     bankruptcy court.  A reorganization plan was accepted by the
     bankruptcy court which provides for the Lease to be  assumed
     by  GCR  and assigned to another operator who will  purchase
     the property.  The reorganization plan also provides for the
     Partnership to collect all rents outstanding under the terms
     of the Lease.  On October 25, 2000, the sale closed with the
     Partnership  receiving  net sale proceeds  of  approximately
     $1,000,000,  which resulted in a net loss  of  approximately
     $20,000.

     On  August  11,  1998,  the Partnership  purchased  a  60.0%
     interest in a parcel of land in Columbus, Ohio for $621,600.
     The  land  is  leased to Americana Dining Corporation  (ADC)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental payments of $43,512.  Effective  February  6,
     1999,   the   annual   rent   was  increased   to   $65,268.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which the Partnership advanced funds to ADC  for  the
     construction of a Champps Americana restaurant on the  site.
     Initially, the Partnership charged interest on the  advances
     at a rate of 7.0%.  Effective February 6, 1999, the interest
     rate  was increased to 10.5%.  On April 16, 1999, after  the
     development  was completed, the Lease Agreement was  amended
     to   require  annual  rental  payments  of  $209,661.    The
     Partnership's  share of the total purchase price,  including
     the  cost  of  the  land,  was  $2,052,888.   The  remaining
     interest  in  the property is owned by Net  Lease  Income  &
     Growth  Fund 84-A Limited Partnership, an affiliate  of  the
     Partnership.

     In  August,  2000, Renaissant Development Corp.  (RDC),  the
     lessee   of  the  Applebee's  restaurants  in  McAllen   and
     Brownsville,  Texas,  filed  for  reorganization.   RDC   is
     continuing  to  make the lease payments to  the  Partnership
     while they develop a reorganization plan.  If the Leases are
     assumed,  RDC  must  comply with all Lease  terms.   If  the
     Leases   are  rejected,  RDC  will  be  required  to  return
     possession  of  the  property to  the  Partnership  and  the
     Partnership will be responsible for expenses on the property
     and  re-leasing the property.  At September  30,  2000,  RDC
     owed  $26,858  for rent, which was collected  subsequent  to
     September 30, 2000.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2000
                           (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.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

       For the nine months ended September 30, 2000 and 1999, the
Partnership   recognized   rental  income   of   $1,589,195   and
$1,566,472,   respectively.   During  the   same   periods,   the
Partnership  earned  investment income of  $31,044  and  $49,119,
respectively.   In  2000, rental income  increased  mainly  as  a
result  of  additional rent received from the  Champps  Americana
restaurant  in  Columbus,  Ohio  and  rent  increases  on   seven
properties.   The increase in rental income was partially  offset
by  a  decrease in investment income earned on net sale  proceeds
prior to the purchase of additional property.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Lafayette,  Louisiana,
filed  for  reorganization.   GCR continued  to  make  the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court.   A reorganization plan was  accepted  by  the
bankruptcy  court which provides for the Lease to be  assumed  by
GCR  and  assigned  to  another operator who  will  purchase  the
property.   The  reorganization  plan  also  provides   for   the
Partnership to collect all rents outstanding under the  terms  of
the  Lease.   On  October  25, 2000, the  sale  closed  with  the
Partnership   receiving  net  sale  proceeds   of   approximately
$1,000,000,  which  resulted  in  a  net  loss  of  approximately
$20,000.

        In  August, 2000, Renaissant Development Corp. (RDC), the
lessee  of the Applebee's restaurants in McAllen and Brownsville,
Texas,  filed for reorganization.  RDC is continuing to make  the
lease   payments  to  the  Partnership  while  they   develop   a
reorganization plan.  If the Leases are assumed, RDC must  comply
with  all Lease terms.  If the Leases are rejected, RDC  will  be
required  to return possession of the property to the Partnership
and  the  Partnership  will be responsible for  expenses  on  the
property and re-leasing the property.  At September 30, 2000, RDC
owed  $26,858  for  rent,  which  was  collected  subsequent   to
September 30, 2000.

        During the nine months ended September 30, 2000 and 1999,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $215,472 and $194,658, 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  $62,820 and $69,288, 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.


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

         As   of  September  30,  2000,  the  Partnership's  cash
distribution   rate   was   7.25%   on   an   annualized   basis.
Distributions  of  Net  Cash Flow to the  General  Partners  were
subordinated  to  the  Limited  Partners  as  required   in   the
Partnership  Agreement.  As a result, 99%  of  distributions  and
income  were allocated to Limited Partners and 1% to the  General
Partners.

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

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2000,  the
Partnership's cash balances increased $165,166 mainly as a result
of  cash  generated from the sale of property.  Net cash provided
by  operating  activities decreased from $1,358,407  in  1999  to
$1,347,134  in  2000  mainly as the  result  of  an  increase  in
expenses  in  2000, which was partially offset by an increase  in
income in 2000.

        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, 2000, the Partnership generated cash flow from  the
sale  of  real estate of $136,514.  During the nine months  ended
September  30, 1999, the Partnership expended $734,555 to  invest
in  real properties (inclusive of acquisition expenses),  as  the
Partnership reinvested cash generated from property sales.

        On  August  11, 1998, the Partnership purchased  a  60.0%
interest in a parcel of land in Columbus, Ohio for $621,600.  The
land  is  leased to Americana Dining Corporation  (ADC)  under  a
Lease Agreement with a primary term of 20 years and annual rental
payments of $43,512.  Effective February 6, 1999, the annual rent
was  increased to $65,268.  Simultaneously with the  purchase  of
the  land,  the Partnership entered into a Development  Financing
Agreement under which the Partnership advanced funds to  ADC  for
the  construction of a Champps Americana restaurant on the  site.
Initially, the Partnership charged interest on the advances at  a
rate of 7.0%.  Effective February 6, 1999, the interest rate  was
increased to 10.5%.  On April 16, 1999, after the development was
completed,  the  Lease Agreement was amended  to  require  annual
rental  payments  of $209,661.  The Partnership's  share  of  the
total  purchase  price,  including the  cost  of  the  land,  was
$2,052,888.  The remaining interest in the property is  owned  by
Net  Lease  Income  &  Growth Fund 84-A Limited  Partnership,  an
affiliate of the Partnership.

        On  August 2, 2000, the Media Play store was sold  to  an
unrelated   third  party  for  $2,500,000.   The  sale  agreement
required  $500,000  in cash and a $2,000,000 contract  for  deed,
which  bears interest at 9%.  The contract for deed assisted  the
buyer  in  closing on the property, prior to obtaining  long-term
financing,  and  is  due on December 2, 2000.  The  Partnership's
share of the net sale proceeds was $796,514, which resulted in  a
net  gain of $116,329.  At the time of sale, the cost and related
accumulated depreciation was $795,900 and $115,715.

       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 in the fourth quarter  of  each
year.


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 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  October 1, 2000, twenty Limited Partners  redeemed  a
total  of  318.6 Partnership Units for $249,726.  The Partnership
acquired  these  Units using Net Cash Flow from  operations.   In
prior  years,  a  total of forty-nine Limited  Partners  redeemed
838.4  Partnership  Units for $723,264  in  accordance  with  the
Partnership  Agreement.  The redemptions increase  the  remaining
Limited Partners' ownership interest in the Partnership.

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

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

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

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

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

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

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

         the effect of tenant defaults; and

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


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

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

ITEM 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

      None

ITEM 5.OTHER INFORMATION

      None.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                          Description

          10.1   Asset   Purchase  Agreement   dated
                 September    18,   2000,    between    the
                 Partnership     and     Southern     River
                 Restaurants, LLC relating to the  property
                 at   5630   Johnson   Street,   Lafayette,
                 Louisiana.

          27     Financial Data Schedule  for  period
                 ended September 30, 2000.

       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:  November 7, 2000      AEI Net Lease Income & Growth Fund XX
                              Limited Partnership
                              By:  AEI Fund Management XX, 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)