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:  March 31, 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 March 31, 2000 and December 31, 1999

          Statements for the Periods ended March 31, 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

              MARCH 31, 2000 AND DECEMBER 31, 1999

                           (Unaudited)

                             ASSETS

                                                       2000          1999

CURRENT ASSETS:
  Cash and Cash Equivalents                        $   662,535   $   553,179
  Receivables                                           26,781        26,781
                                                    -----------   -----------
      Total Current Assets                             689,316       579,960
                                                    -----------   -----------
INVESTMENTS IN REAL ESTATE:
  Land                                               7,201,680     7,201,680
  Buildings and Equipment                           12,070,189    12,070,189
  Accumulated Depreciation                          (1,830,749)   (1,725,502)
                                                    -----------   -----------
      Net Investments in Real Estate                17,441,120    17,546,367
                                                    -----------   -----------
           Total  Assets                           $18,130,436   $18,126,327
                                                    ===========   ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.             $    67,754   $    49,534
  Distributions Payable                                423,722       424,348
  Unearned Rent                                         76,562             0
                                                    -----------   -----------
      Total Current Liabilities                        568,038       473,882
                                                    -----------   -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                     (31,317)      (30,416)
  Limited Partners, $1,000 Unit Value;
    24,000 Units authorized and issued;
    23,162 Units outstanding                        17,593,715    17,682,861
                                                    -----------   -----------
      Total Partners' Capital                       17,562,398    17,652,445
                                                    -----------   -----------
        Total Liabilities and Partners' Capital    $18,130,436   $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 MARCH 31

                           (Unaudited)


                                                       2000          1999

INCOME:
   Rent                                            $   539,901   $   502,478
   Investment Income                                     5,975        31,330
                                                    -----------   -----------
        Total Income                                   545,876       533,808
                                                    -----------   -----------

EXPENSES:
   Partnership Administration - Affiliates              66,542        66,112
   Partnership Administration and Property
      Management - Unrelated Parties                    24,744        24,042
   Depreciation                                        105,247        92,697
                                                    -----------   -----------
        Total Expenses                                 196,533       182,851
                                                    -----------   -----------

NET INCOME                                         $   349,343   $   350,957
                                                    ===========   ===========

NET INCOME ALLOCATED:
   General Partners                                $     3,493   $     3,509
   Limited Partners                                    345,850       347,448
                                                    -----------   -----------
                                                   $   349,343   $   350,957
                                                    ===========   ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (23,162 and 23,385 weighted average Units
 outstanding in 2000 and 1999, respectively)       $     14.93   $     14.86
                                                    ===========   ===========


 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 MARCH 31

                           (Unaudited)

                                                         2000          1999

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                       $   349,343  $   350,957

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                        105,247       92,697
     Increase in Receivables                                   0      (27,126)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                         18,220      (16,523)
     Increase in Unearned Rent                            76,562       27,457
                                                      -----------  -----------
        Total Adjustments                                200,029       76,505
                                                      -----------  -----------
        Net Cash Provided By
        Operating Activities                             549,372      427,462
                                                      -----------  -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                                  0     (365,442)
                                                      -----------  -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                        (626)         (99)
   Distributions to Partners                            (439,390)    (439,357)
                                                      -----------  -----------
        Net Cash Used For
        Financing Activities                            (440,016)    (439,456)
                                                      -----------  -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                                  109,356     (377,436)

CASH AND CASH EQUIVALENTS, beginning of period           553,179    1,407,691
                                                      -----------  -----------
CASH AND CASH EQUIVALENTS, end of period             $   662,535  $ 1,030,255
                                                      ===========  ===========


 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 MARCH 31

                           (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               (4,394)     (434,963)     (439,357)

  Net Income                   3,509       347,448       350,957
                             ---------  -----------   -----------  -----------
BALANCE, March 31, 1999     $(26,191)  $18,101,219   $18,075,028    23,385.09
                             =========  ===========   ===========  ===========


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

  Distributions               (4,394)     (434,996)     (439,390)

  Net Income                   3,493       345,850       349,343
                             ---------  -----------   -----------  -----------
BALANCE, March 31, 2000     $(31,317)  $17,593,715   $17,562,398    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

                         MARCH 31, 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
                           (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)  Investments in Real Estate -

     The Partnership owns a 33.0% interest in a Media Play retail
     store  which 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.   MGI   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.  A  specialist  in  commercial
     property  leasing has been retained to locate a  new  tenant
     for  the  property.   While  the  property  is  vacant,  the
     Partnership  is  responsible for the real estate  taxes  and
     other costs required to maintain the property.

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(3)  Investments in Real Estate - (Continued)

     In  December, 1998, Gulf Coast Restaurants, Inc. (GCR),  the
     lessee of the Applebee's restaurant in Lafayette, Louisiana,
     filed  for  reorganization.  GCR is continuing to  make  the
     lease  payments to the Partnership under the supervision  of
     the  bankruptcy  court while they develop  a  reorganization
     plan.   If  the Lease is assumed, GCR must comply  with  all
     Lease  terms and any unpaid rent must be paid.  If the Lease
     is  rejected,  GCR will be required to return possession  of
     the property to the Partnership and past due amounts will be
     dismissed  and the Partnership will be responsible  for  re-
     leasing  the property.  At March 31, 2000, GCR owed  $26,781
     for   rent  due  prior  to  the  date  of  the  filing   for
     reorganization.  An analysis of the operating statements  of
     this property indicate that it is generating profits.  It is
     management's belief that the Lease will be assumed  by  GCR,
     that any adjustments to the Lease will be immaterial to  the
     Partnership,  and  that  ultimately  the  property  will  be
     purchased by a different operator approved by the bankruptcy
     court, at a price approximately equal to book value.

     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.

(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 three months ended March 31, 2000 and 1999,  the
Partnership  recognized rental income of $539,901  and  $502,478,
respectively.   During the same periods, the  Partnership  earned
investment income of $5,975 and $31,330, 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 six 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.


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

        The  Partnership owns a 33.0% interest in  a  Media  Play
retail store which 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.  MGI 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.   A  specialist
in  commercial property leasing has been retained to locate a new
tenant  for  the  property.  While the property  is  vacant,  the
Partnership  is responsible for the real estate taxes  and  other
costs required to maintain the property.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Lafayette,  Louisiana,
filed  for  reorganization.  GCR is continuing to make the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court while they develop a reorganization  plan.   If
the  Lease  is assumed, GCR must comply with all Lease terms  and
any unpaid rent must be paid.  If the Lease is rejected, GCR will
be   required  to  return  possession  of  the  property  to  the
Partnership  and  past  due amounts will  be  dismissed  and  the
Partnership will be responsible for re-leasing the property.   At
March  31, 2000, GCR owed $26,781 for rent due prior to the  date
of  the  filing for reorganization.  An analysis of the operating
statements  of  this  property indicate  that  it  is  generating
profits.   It  is  management's belief that  the  Lease  will  be
assumed  by  GCR,  that  any adjustments to  the  Lease  will  be
immaterial  to the Partnership, and that ultimately the  property
will  be  purchased  by  a  different operator  approved  by  the
bankruptcy court, at a price approximately equal to book value.

       During the three months ended March 31, 2000 and 1999, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $66,542 and $66,112, 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  $24,744 and $24,042, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

        As of March 31, 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  three  months  ended  March  31,  2000,  the
Partnership's cash balances increased $109,356 as the Partnership
distributed  less  cash to the Partners than  it  generated  from
operating  activities.  Net cash provided by operating activities
increased from $427,462 in 1999 to $549,372 in 2000 mainly as the
result   of  an  increase  in  income  in  2000  and  net  timing
differences  in the collection of payments from the  lessees  and
the payment of expenses.


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

        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 three  months  ended
March  31,  1999, the Partnership expended $365,442 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.

       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  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.

        During 1999, twelve Limited Partners redeemed a total  of
223.5  Partnership Units for $181,281.  The Partnership  acquired
these Units using Net Cash Flow from operations.  In prior years,
a   total   of  thirty-seven  Limited  Partners  redeemed   614.9
Partnership Units for $541,983 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.


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

          27 Financial Data Schedule  for  period
             ended March 31, 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:  May 5, 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)