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, 1998
                                
                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, 1998 and  December 31, 1997 

         Statements for the Periods ended September 30, 1998  and 1997:

            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, 1998 AND DECEMBER 31, 1997
                                
                           (Unaudited)
                                
                             ASSETS
                                
                                                      1998            1997

CURRENT ASSETS:
  Cash and Cash Equivalents                       $ 2,055,269     $ 2,112,414
  Receivables                                           6,610          65,985
                                                   -----------     -----------
      Total Current Assets                          2,061,879       2,178,399
                                                   -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              7,175,132       6,650,715
  Buildings and Equipment                          10,649,400      10,879,290
  Construction in Progress                             63,476               0
  Property Acquisition Costs                           56,533          30,207
  Accumulated Depreciation                         (1,227,495)       (972,278)
                                                   -----------     -----------
      Net Investments in Real Estate               16,717,046      16,587,934
                                                   -----------     -----------
           Total  Assets                          $18,778,925     $18,766,333
                                                   ===========     ===========


                         LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $    82,329     $    98,419
  Distributions Payable                               424,509         194,835
  Unearned Rent                                        21,126               0
                                                   -----------     -----------
      Total Current Liabilities                       527,964         293,254
                                                   -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                    (24,431)        (22,210)
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized and issued;
   23,385 Units outstanding                        18,275,392      18,495,289
                                                   -----------     -----------
      Total Partners' Capital                      18,250,961      18,473,079
                                                   -----------     -----------
        Total Liabilities and Partners' Capital   $18,778,925     $18,766,333
                                                   ===========     ===========
                                
                                
                                
 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
                                 9/30/98      9/30/97     9/30/98      9/30/97

INCOME:
   Rent                        $ 479,023    $ 473,724   $1,423,867  $1,423,412
   Investment Income              31,135       25,412      103,814      82,001
                                ---------    ---------   ----------  ----------
        Total Income             510,158      499,136    1,527,681   1,505,413
                                ---------    ---------   ----------  ----------

EXPENSES:
   Partnership Administration - 
    Affiliates                    60,892       66,354      196,236     187,505
   Partnership Administration 
    and Property Management - 
    Unrelated Parties             29,892       30,425       91,304      80,627
   Depreciation                   92,697       98,041      278,240     296,482
                                ---------    ---------   ----------  ----------
        Total Expenses           183,481      194,820      565,780     564,614
                                ---------    ---------   ----------  ----------

OPERATING INCOME                 326,677      304,316      961,901     940,799

GAIN ON SALE OF REAL ESTATE            0      122,066      134,164     160,760
                                ---------    ---------   ----------  ----------
NET INCOME                     $ 326,677    $ 426,382   $1,096,065  $1,101,559
                                =========    =========   ==========  ==========

NET INCOME ALLOCATED:
   General Partners            $   3,267    $   4,264   $   10,961  $   11,016
   Limited Partners              323,410      422,118    1,085,104   1,090,543
                                ---------    ---------   ----------  ----------
                               $ 326,677    $ 426,382   $1,096,065  $1,101,559
                                =========    =========   ==========  ==========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (23,385 and 23,652 weighted
 average Units outstanding in 1998
 and 1997, respectively)       $   13.83    $   17.85   $    46.40  $    46.11
                                =========    =========   ==========  ==========



 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)
                                
                                                     1998            1997

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                    $ 1,096,065    $ 1,101,559

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                     278,240        296,482
     Gain on Sale of Real Estate                     (134,164)      (160,760)
     (Increase) Decrease in Receivables                59,375        (28,783)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                     (16,090)        23,797
     Increase in Unearned Rent                         21,126         43,490
                                                   -----------    -----------
        Total Adjustments                             208,487        174,226
                                                   -----------    -----------
        Net Cash Provided By
        Operating Activities                        1,304,552      1,275,785
                                                   -----------    -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                        (711,403)      (877,057)
   Proceeds from Sale of Real Estate                  438,215        985,835
                                                   -----------    -----------
        Net Cash Provided By (Used For)
        Investing Activities                         (273,188)       108,778
                                                   -----------    -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  (Increase) Decrease in Distributions Payable        229,674        (44,324)
  Distributions to Partners                        (1,318,183)    (1,409,091)
                                                   -----------    -----------
        Net Cash Used For
        Financing  Activities                      (1,088,509)    (1,453,415)
                                                   -----------    -----------

NET DECREASE IN CASH AND CASH EQUIVALENTS             (57,145)       (68,852)

CASH AND CASH EQUIVALENTS, beginning of period      2,112,414      2,177,670
                                                   -----------    -----------
CASH AND CASH EQUIVALENTS, end of period          $ 2,055,269    $ 2,108,818
                                                   ===========    ===========

 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, 1996   $ (14,833)  $19,225,611  $19,210,778    23,652.30

  Distributions                (14,091)   (1,395,000)  (1,409,091)

  Net Income                    11,016     1,090,543    1,101,559
                              ---------   -----------  -----------  -----------
BALANCE, September 30, 1997  $ (17,908)  $18,921,154  $18,903,246    23,652.30
                              =========   ===========  ===========  ===========


BALANCE, December 31, 1997   $ (22,210)  $18,495,289  $18,473,079    23,385.09

  Distributions                (13,182)   (1,305,001)  (1,318,183)

  Net Income                    10,961     1,085,104    1,096,065
                              ---------   -----------  -----------  -----------
BALANCE, September 30, 1998  $ (24,431)  $18,275,392  $18,250,961    23,385.09
                              =========   ===========  ===========  ===========

 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, 1998
                                
                           (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 of  the  Partnership.
     Robert  P.  Johnson, the President and sole  shareholder  of
     AFM,  serves  as  the  Individual  General  Partner  of  the
     Partnership.   An  affiliate of AFM,  AEI  Fund  Management,
     Inc.,  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
     Partnership's   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 the  operation
     of the Partnership, 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
                           (Continued)
                                
(2)  Organization - (Continued)

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of the Partnership's 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  the  Partnership's
     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 the Partnership's 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)  Investments in Real Estate -

     On  December  21,  1995, the Partnership purchased  a  33.0%
     interest  in  a  Media Play retail store  in  Apple  Valley,
     Minnesota  for $1,422,701.  The property was leased  to  The
     Musicland Group, Inc. (MGI) under a Lease Agreement  with  a
     primary  term  of  18  years and annual rental  payments  of
     $135,482.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate - (Continued)

     In  December,  1996,  the Partnership  and  MGI  reached  an
     agreement in which MGI would buy out and terminate the Lease
     Agreement  by making a payment of $800,000, which was  equal
     to  approximately two years' rent.  The Partnership's  share
     of  such  payment  was $264,000.  Under the  Agreement,  MGI
     remained in possession of the property and performed all  of
     its  obligations  under  the  net  lease  agreement  through
     January  31, 1997 at which time it vacated the property  and
     made  it  available for re-let to another tenant.   MGI  was
     responsible for all maintenance and management costs of  the
     property  through  January 31, 1997  after  which  date  the
     Partnership  became responsible for its  share  of  expenses
     associated with the property until it is re-let or sold.   A
     specialist in commercial property leasing has been  retained
     to locate a new tenant for the property.
     
     As  of  December  31, 1997, based on an analysis  of  market
     conditions in the area, it was determined the fair value  of
     the   Partnership's   interest  in  the   Media   Play   was
     approximately $726,000.  In the fourth quarter  of  1997,  a
     charge  to operations for real estate impairment of $626,800
     was  recognized,  which is the difference between  the  book
     value  at  December 31, 1997 of $1,352,800 and the estimated
     market  value of $726,000.  The charge was recorded  against
     the cost of the land, building and equipment.
     
     On  April  21,  1997,  the  Partnership  purchased  a  37.0%
     interest  in  a parcel of land in Schaumburg,  Illinois  for
     $653,756.   The  land is leased to Champps  Americana,  Inc.
     (Champps) under a Lease Agreement with a primary term of  20
     years  and  annual  rental payments of  $49,910.   Effective
     October  17, 1997, the annual rent was increased to $76,647.
     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.   Initially, the Partnership charged interest  on  the
     advances at a rate of 7.0%.  Effective October 17, 1997, the
     interest  rate  was increased to 10.75%.   On  December  31,
     1997,   after  the  development  was  completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $176,405.   The Partnership's share of the total acquisition
     costs, including the cost of the land, was $1,676,195.   The
     remaining interests in the property are owned by AEI  Income
     & Growth Fund XXI Limited Partnership and Net Lease Income &
     Growth  Fund  84-A  Limited Partnership, affiliates  of  the
     Partnership.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -

     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.  Simultaneously with  the
     purchase  of  the  land,  the  Partnership  entered  into  a
     Development  Financing Agreement under which the Partnership
     will  advance funds to ADC for the construction of a Champps
     Americana  restaurant  on the site.  Through  September  30,
     1998,   the  Partnership  had  advanced  $63,476   for   the
     construction  of the property and was charging  interest  on
     the advances at a rate of 7.0%.  The Partnership's share  of
     the  total  purchase price, including the cost of the  land,
     will be approximately $2,106,600.  After the construction is
     complete,  the  Lease Agreement will be amended  to  require
     annual  rental  payments  of  approximately  $217,000.   The
     remaining  interest in the property is owned  by  Net  Lease
     Income & Growth Fund 84-A Limited Partnership.
     
     Through December 31, 1997, the Partnership sold 98.8823%  of
     the  Arby's/Mrs. Winner's restaurant in Smyrna, Georgia,  in
     seven separate transactions to unrelated third parties.  The
     Partnership  received total net sale proceeds of  $1,439,965
     which  resulted in a total net gain of $284,712.  The  total
     cost  and  related accumulated depreciation of the interests
     sold was $1,226,615 and $71,362, respectively.  For the nine
     months ended September 30, 1997, the net gain was $155,305.
     
     Through  September 30, 1998, the Partnership sold  88.04128%
     of  its interest in the Applebee's restaurant in Middletown,
     Ohio,  in  six  separate  transactions  to  unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of  $1,322,934  which  resulted  in  a  total  net  gain  of
     $389,903.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,026,857  and
     $93,826,  respectively.  For the nine months ended September
     30, 1998 and 1997, the net gain was $78,734 and $37,703.
     
     On  January 27, 1998, the Partnership sold 5.50031%  of  its
     interest  in the Champps Americana restaurant in  Lyndhurst,
     Ohio  to an unrelated third party.  The Partnership received
     net  sale proceeds of $184,032 which resulted in a net  gain
     of  $41,140.  At the time of the sale, the cost and  related
     accumulated  depreciation of the interest sold was  $149,183
     and $6,291, respectively.
     
     In May, 1997, the Partnership sold 3,739 square feet of land
     from  the  Red Robin property on Jamboree Drive in  Colorado
     Springs, Colorado, pursuant to a Right of Way Agreement with
     the  state  of  Colorado Department of Transportation.   The
     Partnership received net proceeds of $37,052 which, in 1997,
     resulted  in  a  net  loss of $36,025 of which  $32,248  was
     recognized  in the first nine months of 1997.  The  original
     cost  of  the  parcel of land was $73,077.  The  Partnership
     believed  the  state of Colorado undervalued  the  land  and
     successfully  negotiated to receive additional net  proceeds
     of  $14,290,  which was recognized as a gain  in  the  first
     quarter of 1998.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -  (Continued)

     During  the  first  nine  months  of  1998  and  1997,   the
     Partnership  distributed net sale proceeds  of  $78,041  and
     $102,413  to  the Limited and General Partners  as  part  of
     their  regular  quarterly distributions which represented  a
     return of capital of $3.31 and $4.29 per Limited Partnership
     Unit,  respectively.  The remaining net sale  proceeds  will
     either   be   re-invested   in  additional   properties   or
     distributed to the Partners in the future.
     
     The  Partnership has incurred net costs of $799,834 relating
     to  the review of potential property acquisitions.  Of these
     costs, $743,301 have been capitalized and allocated to land,
     building and equipment.  The remaining costs of $56,533 have
     been   capitalized  and  will  be  allocated   to   property
     acquisitions in future periods.
     
 (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, 1998 and 1997, the
Partnership   recognized   rental  income   of   $1,423,867   and
$1,423,412,   respectively.   During  the   same   periods,   the
Partnership  earned  investment income of $103,814  and  $82,001,
respectively.  In 1998, rental income increased as  a  result  of
additional rent received from two property acquisitions  in  1997
and 1998 and rent increases on seven properties.  These increases
were  offset by the property sales and the restructuring  of  the
Media Play property discussed below.

        Musicland Group, Inc. (MGI), the lessee of the Media Play
retail  store  in  Apple Valley, Minnesota experienced  financial
difficulties and was aggressively restructuring its organization.
As  part of the restructuring, the Partnership and MGI reached an
agreement  in  December, 1996 in which  MGI  would  buy  out  and
terminate  the Lease Agreement by making a payment  of  $800,000,
which   is   equal  to  approximately  two  years'   rent.    The
Partnership's  share  of such payment was  $264,000.   Under  the
Agreement,  MGI  remained  in  possession  of  the  property  and
performed  all  of its obligations under the net lease  agreement
through  January 31, 1997 at which time it vacated  the  property
and  made  it  available for re-let to another tenant.   MGI  was
responsible  for  all  maintenance and management  costs  of  the
property   through  January  31,  1997  after  which   date   the
Partnership   became  responsible  for  its  share  of   expenses
associated  with  the property until it is  re-let  or  sold.   A
specialist  in commercial property leasing has been  retained  to
locate a new tenant for the property.


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

        As  of  December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Partnership's  interest  in  the  Media  Play  was  approximately
$726,000.   In the fourth quarter of 1997, a charge to operations
for  real estate impairment of $626,800 was recognized, which  is
the  difference between the book value at December  31,  1997  of
$1,352,800  and  the  estimated market value  of  $726,000.   The
charge  was  recorded against the cost of the land, building  and
equipment.

        During the nine months ended September 30, 1998 and 1997,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $196,236 and $187,505, 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  $91,304 and $80,627, 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.  The  increase
in  these expenses in 1998, when compared to 1997, is the  result
of  expenses incurred in 1998 related to the Media Play situation
discussed above.

         As   of  September  30,  1998,  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.

        AEI  Fund  Management, Inc. (AEI) performs all management
services  for  the Partnership.  AEI is currently  analyzing  its
computer hardware and software systems to determine what, if any,
resources  need to be dedicated regarding Year 2000 issues.   The
Partnership  does  not  anticipate  any  significant  operational
impact  or  incurring material costs as a result of AEI  becoming
Year 2000 compliant.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  1998,  the
Partnership's cash balances decreased $57,145 as a result of cash
used to purchase additional properties which was partially offset
by  cash  generated from the sale of property and cash  generated
from  operating activities in excess of distributions.  Net  cash
provided  by  operating activities increased from  $1,275,785  in
1997  to  $1,304,552 in 1998 mainly as the result of  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, 1998 and 1997, the Partnership generated cash  flow
from   the   sale  of  real  estate  of  $438,215  and  $985,835,
respectively.  During the same periods, the Partnership  expended
$711,403 and $877,057, respectively, to invest in real properties
(inclusive of acquisition expenses), as the Partnership continued
to reinvest the cash generated from the property sales.


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

        On  April  21,  1997, the Partnership purchased  a  37.0%
interest  in  a  parcel  of  land  in  Schaumburg,  Illinois  for
$653,756.   The  land  is  leased  to  Champps  Americana,   Inc.
(Champps) under a Lease Agreement with a primary term of 20 years
and  annual  rental payments of $49,910.  Effective  October  17,
1997,  the  annual rent was increased to $76,647.  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.  Initially,  the  Partnership
charged  interest on the advances at a rate of  7.0%.   Effective
October 17, 1997, the interest rate was increased to 10.75%.   On
December 31, 1997, after the development was completed, the Lease
Agreement  was  amended  to  require annual  rental  payments  of
$176,405.   The  Partnership's share  of  the  total  acquisition
costs,  including  the  cost of the land,  was  $1,676,195.   The
remaining  interests in the property are owned by  AEI  Income  &
Growth Fund XXI Limited Partnership and Net Lease Income & Growth
Fund 84-A Limited Partnership, affiliates of the Partnership.

        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.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  ADC
for  the  construction of a Champps Americana restaurant  on  the
site.   Through September 30, 1998, the Partnership had  advanced
$63,476  for  the construction of the property and  was  charging
interest  on  the advances at a rate of 7.0%.  The  Partnership's
share  of  the total purchase price, including the  cost  of  the
land,  will  be approximately $2,106,600.  After the construction
is  complete,  the  Lease Agreement will be  amended  to  require
annual  rental payments of approximately $217,000.  The remaining
interest  in the property is owned by Net Lease Income  &  Growth
Fund 84-A Limited Partnership.

        Through  December 31, 1997, the Partnership sold 98.8823%
of  the  Arby's/Mrs. Winner's restaurant in Smyrna,  Georgia,  in
seven  separate  transactions to unrelated  third  parties.   The
Partnership received total net sale proceeds of $1,439,965  which
resulted  in  a total net gain of $284,712.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,226,615 and $71,362, respectively.  For the nine months  ended
September 30, 1997, the net gain was $155,305.

       Through September 30, 1998, the Partnership sold 88.04128%
of its interest in the Applebee's restaurant in Middletown, Ohio,
in  six  separate transactions to unrelated third  parties.   The
Partnership received total net sale proceeds of $1,322,934  which
resulted  in  a total net gain of $389,903.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,026,857 and $93,826, respectively.  For the nine months  ended
September  30,  1998  and  1997, the net  gain  was  $78,734  and
$37,703.

        On January 27, 1998, the Partnership sold 5.50031% of its
interest  in the Champps Americana restaurant in Lyndhurst,  Ohio
to  an unrelated third party.  The Partnership received net  sale
proceeds of $184,032 which resulted in a net gain of $41,140.  At
the   time   of  the  sale,  the  cost  and  related  accumulated
depreciation  of  the  interest sold  was  $149,183  and  $6,291,
respectively.


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

        In  May, 1997, the Partnership sold 3,739 square feet  of
land  from  the Red Robin property on Jamboree Drive in  Colorado
Springs, Colorado, pursuant to a Right of Way Agreement with  the
state  of Colorado Department of Transportation.  The Partnership
received  net proceeds of $37,052 which, in 1997, resulted  in  a
net  loss of $36,025 of which $32,248 was recognized in the first
nine months of 1997.  The original cost of the parcel of land was
$73,077.    The  Partnership  believed  the  state  of   Colorado
undervalued  the  land  and successfully  negotiated  to  receive
additional  net  proceeds of $14,290, which was recognized  as  a
gain in the first quarter of 1998.

        During  the  first  nine months of  1998  and  1997,  the
Partnership distributed net sale proceeds of $78,041 and $102,413
to  the  Limited  and General Partners as part of  their  regular
quarterly distributions which represented a return of capital  of
$3.31 and $4.29 per Limited Partnership Unit, respectively.   The
remaining  net  sale  proceeds  will  either  be  re-invested  in
additional  properties  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 in the fourth quarter  of  each
year.   The  redemption payments generally are funded  with  cash
that  would  normally  be paid as part of the  regular  quarterly
distributions.    As   a   result,   total   distributions    and
distributions  payable fluctuate from year to year  due  to  cash
used  to  fund redemption payments.  Effective July 1, 1997,  the
Partnership's distribution rate was reduced from 8.0%  to  7.25%.
As  a  result, distributions during the first nine months of 1997
were higher when compared to the same period in 1998.

        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.   In  prior
years,  thirty-seven Limited Partners redeemed a total  of  614.9
Partnership  Units for $541,983.  The redemptions  increased  the
remaining   Limited   Partners'   ownership   interest   in   the
Partnership.

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


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

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:

<bullet>  Market  and economic conditions which affect the  value
          of  the  properties the Partnership owns and  the  cash
          from rental income such properties generate;
       
<bullet>  the  federal income tax consequences of rental  income,
          deductions,  gain  on  sales and other  items  and  the
          affects of these consequences for investors;
       
<bullet>  resolution  by  the General Partners of conflicts  with
          which they may be confronted;
       
<bullet>  the   success  of  the  General  Partners  of  locating
          properties with favorable risk return characteristics;
       
<bullet>  the effect of tenant defaults; and
       
<bullet>  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.

                   PART II - OTHER INFORMATION
                           (Continued)
                                
ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                            Description

          10.1   Development   Financing   Agreement
                 dated   August   11,  1998   between   the
                 Partnership,  Net Lease  Income  &  Growth
                 Fund   84-A   Limited   Partnership    and
                 Americana  Dining Corporation relating  to
                 the   property  at  3993  Morse  Crossing,
                 Columbus, Ohio.

          10.2   Net Lease Agreement dated August  11,
                 1998  between the Partnership,  Net  Lease
                 Income   &   Growth  Fund   84-A   Limited
                 Partnership    and    Americana     Dining
                 Corporation  relating to the  property  at
                 3993 Morse Crossing, Columbus, Ohio.

          27     Financial Data Schedule  for  period
                 ended September 30, 1998.

         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 9, 1998      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)