SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

           For the Quarter Ended:  September 30, 2001

                Commission file number:  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, 2001 and December 31, 2000

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

           Income

           Cash Flows

           Changes in Partners' Capital

        Notes to Financial Statements

Item 2. Management's Discussion and Analysis

PART II.Other Information

Item 1. Legal Proceedings

Item 2. Changes in Securities

Item 3. Defaults Upon Senior Securities

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

Item 5. Other Information

Item 6. Exhibits and Reports on Form 8-K

<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                          BALANCE SHEET

            SEPTEMBER 30, 2001 AND DECEMBER 31, 2000

                           (Unaudited)

                             ASSETS

                                                  2001             2000

CURRENT ASSETS:
  Cash and Cash Equivalents                   $ 1,083,536      $ 1,990,305
  Receivables                                      27,128            4,950
  Short-Term Note Receivable                            0          656,040
                                               -----------      -----------
      Total Current Assets                      1,110,664        2,651,295
                                               -----------      -----------
INVESTMENTS IN REAL ESTATE:
  Land                                          7,148,838        6,464,829
  Buildings and Equipment                      10,761,322       10,546,175
  Construction in Progress                        573,390                0
  Accumulated Depreciation                     (2,097,110)      (1,848,977)
                                               -----------      -----------
      Net Investments in Real Estate           16,386,440       15,162,027
                                               -----------      -----------
           Total  Assets                      $17,497,104      $17,813,322
                                               ===========      ===========


                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.        $    72,481      $   132,639
  Distributions Payable                           439,099          424,020
  Unearned Rent                                    81,318           26,858
                                               -----------      -----------
      Total Current Liabilities                   592,898          583,517
                                               -----------      -----------
CONTINGENCY

PARTNERS' CAPITAL (DEFICIT):
  General Partners                                (12,899)         (34,643)
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized and issued;
   22,843 Units outstanding                    16,917,105       17,264,448
                                               -----------      -----------
     Total Partners' Capital                   16,904,206       17,229,805
                                               -----------      -----------
      Total Liabilities and Partners' Capital $17,497,104      $17,813,322
                                               ===========      ===========

 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
                           9/30/01        9/30/00      9/30/01       9/30/00

INCOME:
   Rent                   $ 437,005     $ 522,701    $1,460,148    $1,589,195
   Investment Income         21,161        18,432        81,322        31,044
                           ---------     ---------    ----------    ----------
        Total Income        458,166       541,133     1,541,470     1,620,239
                           ---------     ---------    ----------    ----------

EXPENSES:
   Partnership Administration -
    Affiliates               92,546        82,747       253,616       215,472
   Partnership Administration
    and Property Management -
    Unrelated Parties        30,752        20,677        95,816        62,820
   Depreciation              91,848       102,022       273,790       312,245
                           ---------     ---------    ----------    ----------
        Total Expenses      215,146       205,446       623,222       590,537
                           ---------     ---------    ----------    ----------

OPERATING INCOME            243,020       335,687       918,248     1,029,702

GAIN ON SALE OF REAL ESTATE       0       116,329       104,648       116,329
                           ---------     ---------    ----------    ----------
NET INCOME                $ 243,020     $ 452,016    $1,022,896    $1,146,031
                           =========     =========    ==========    ==========

NET INCOME ALLOCATED:
   General Partners       $  15,430     $   4,520    $   35,229    $   11,460
   Limited Partners         227,590       447,496       987,667     1,134,571
                           ---------     ---------    ----------    ----------
                          $ 243,020     $ 452,016    $1,022,896    $1,146,031
                           =========     =========    ==========    ==========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (22,843 and 23,162
 weighted average Units
 outstanding in 2001 and
 2000, respectively)      $    9.96     $   19.32    $    43.24    $    48.98
                           =========     =========    ==========    ==========


 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)

                                                     2001            2000

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                   $ 1,022,896     $ 1,146,031

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                    273,790         312,245
     Gain on Sale of Real Estate                    (104,648)       (116,329)
     Increase in Receivables                         (22,178)        (27,033)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                    (60,158)         32,220
     Increase in Unearned Rent                        54,460               0
                                                  -----------     -----------
        Total Adjustments                            141,266         201,103
                                                  -----------     -----------
        Net Cash Provided By
        Operating Activities                       1,164,162       1,347,134
                                                  -----------     -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                     (2,066,204)              0
   Proceeds from Sale of Real Estate                 672,649         136,514
   Payments Received on Short-Term Note Receivable   656,040               0
                                                  -----------     -----------
        Net Cash Provided By (Used For)
        Investing Activities                        (737,515)        136,514
                                                  -----------     -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable       15,079            (313)
   Distributions to Partners                      (1,348,495)     (1,318,169)
                                                  -----------     -----------
        Net Cash Used For
         Financing Activities                     (1,333,416)     (1,318,482)
                                                  -----------     -----------
NET INCREASE (DECREASE) IN CASH
AND CASH EQUIVALENTS                                (906,769)        165,166

CASH AND CASH EQUIVALENTS, beginning of period     1,990,305         553,179
                                                  -----------     -----------
CASH AND CASH EQUIVALENTS, end of period         $ 1,083,536     $   718,345
                                                  ===========     ===========

SUPPLEMENTAL SCHEDULE OF NONCASH 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, 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
                              =========  ===========  =========== ===========


BALANCE, December 31, 2000   $(34,643)  $17,264,448  $17,229,805   22,843.04

  Distributions               (13,485)   (1,335,010)  (1,348,495)

  Net Income                   35,229       987,667    1,022,896
                             ----------  -----------  ----------- -----------
BALANCE, September 30, 2001 $(12,899)   $16,917,105  $16,904,206   22,843.04
                             ==========  ===========  =========== ===========


 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, 2001

                           (Unaudited)

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

(2)  Organization -

     AEI  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, 2001
                           (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 bore interest  at  9%
     and was secured by the land, building and equipment.  As  of
     December  31,  2000, the Partnership's share of  outstanding
     principal  due  on the Note was $656,040.   On  January  16,
     2001, the Partnership received the outstanding principal and
     accrued interest on the Note.

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (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 bore interest at 9%.  On January 16, 2001,  the
     Partnership received its share of the outstanding  principal
     and  accrued interest on the Note.  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 provided for the Lease to be  assumed
     by  GCR  and assigned to another operator who purchased  the
     property.   The  reorganization plan also provided  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 $1,011,386, which
     resulted in a net loss of $8,932.  At the time of sale,  the
     cost and related accumulated depreciation was $1,176,559 and
     $156,241.

     Through September 30, 2001, the Partnership sold 25.5802% of
     the Champps Americana restaurant in Columbus, Ohio, in seven
     separate  transactions,  to unrelated  third  parties.   The
     Partnership  received total net sale proceeds of $1,002,077,
     which  resulted in a total net gain of $157,054.  The  total
     cost  and  related accumulated depreciation of the interests
     sold  was  $882,064 and $37,041.  For the nine months  ended
     September 30, 2001, the net gain was $104,648.

     During  the  nine  months  ended  September  30,  2001,  the
     Partnership distributed $156,458 of the net sale proceeds to
     the  Limited  and General Partners as part of their  regular
     quarterly  distributions  which  represented  a  return   of
     capital   of  $6.78  per  Limited  Partnership  Unit.    The
     remaining  net  sale proceeds will either be re-invested  in
     additional  property or distributed to the Partners  in  the
     future.

     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, 2001, RDC did
     not owe any past due rent on these properties.

     On  March 30, 2001, the Partnership purchased a 35% interest
     in a Children's World daycare center in New Albany, Ohio for
     $540,366.   The  property is leased to  ARAMARK  Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of  15  years  and annual rental payments of  $51,737.   The
     remaining  interests in the property were purchased  by  AEI
     Income  &  Growth Fund 23 LLC and AEI Fund Management  XVII,
     Inc., affiliates of the Partnership.

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (Continued)

(4)  Investments in Real Estate - (Continued)

     On  March  8, 2001, the Partnership purchased a 20% interest
     in a parcel of land in Austin, Texas for $226,400.  The land
     is leased to Kona Restaurant Group, Inc. (KRG) under a Lease
     Agreement with a primary term of 17 years and annual  rental
     payments  of  $23,772.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds  to  KRG  for  the construction of a  Johnny  Carino's
     restaurant on the site.  The Partnership charged interest on
     the  advances  at a rate of 10.5%.  On September  26,  2001,
     after the development was completed, the Lease Agreement was
     amended  to require annual rental payments of $48,153.   The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $453,851.  The remaining
     interests in the property are owned by AEI Real Estate  Fund
     85-A  Limited  Partnership, AEI Income  &  Growth  Fund  XXI
     Limited  Partnership, and AEI Income & Growth Fund  23  LLC,
     affiliates of the Partnership.

     On  April 27, 2001, the Partnership purchased a 44% interest
     in  a  parcel of land in Utica, Michigan for $531,740.   The
     land  is  leased  to Champps Entertainment,  Inc.  (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual rental payments of $47,857.  Simultaneously with  the
     purchase  of  the  land,  the  Partnership  entered  into  a
     Development  Financing Agreement under which the Partnership
     will  advance  funds to Champps for the  construction  of  a
     Champps Americana restaurant on the site.  Through September
     30,  2001,  the  Partnership had advanced $573,390  for  the
     construction  of the property and was charging  interest  on
     the advances at a rate of 9.0%.  The Partnership's share  of
     the  total  purchase price, including the cost of the  land,
     will be approximately $1,540,000.  After the construction is
     complete,  the  Lease Agreement will be amended  to  require
     annual  rental  payments  of  approximately  $165,000.   The
     remaining  interest in the property is  owned  by  AEI  Real
     Estate  Fund  XVII  Limited Partnership and  AEI  Net  Lease
     Income & Growth Fund XIX Limited Partnership, affiliates  of
     the Partnership.

     In  May, 2001, Huntington Restaurants Group, Inc. (HRG), the
     lessee  of  the Denny's restaurants in Burleson,  Texas  and
     Grapevine,  Texas,  notified the  Partnership  that  it  was
     experiencing financial problems and would not make the lease
     payments  while  they worked out a plan which  would  enable
     them  to  continue  operations  without  seeking  bankruptcy
     protection.   Through September 30, 2001, HRG  owed  $89,479
     for  past  due  rent,  which  has  not  been  accrued.   The
     Partnership  is  reviewing  its  available  options,   which
     include allowing HRG to remain in the properties while  they
     develop a work-out plan or replacing them with a new lessee.

(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.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                       SEPTEMBER 30, 2001
                           (Continued)

(6)  Contingency -

     The  Partnership was a defendant in a claim arising  in  the
     ordinary  course of business seeking approximately $150,000.
     In   September,  2001,  the  claim  was  dismissed   without
     prejudice.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

       For the nine months ended September 30, 2001 and 2000, the
Partnership   recognized   rental  income   of   $1,460,148   and
$1,589,195,   respectively.   During  the   same   periods,   the
Partnership  earned  investment income of  $81,322  and  $31,044,
respectively.  In 2001, rental income decreased as  a  result  of
the  loss  of rent from the Denny's restaurants and the  property
sales  discussed  below.  These decreases in rental  income  were
partially   offset   by   rent  received  from   three   property
acquisitions in 2001 and rent increases on eight properties.   In
2001, additional investment income was earned on the net proceeds
from property sales.

       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 provided for the Lease to be  assumed  by
GCR  and assigned to another operator who purchased the property.
The  reorganization  plan also provided 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 $1,011,386, which resulted in a net loss  of
$8,932.   At  the time of sale, the cost and related  accumulated
depreciation was $1,176,559 and $156,241.

        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, 2001, RDC
did not owe any past due rent on these properties.

        In  May, 2001, Huntington Restaurants Group, Inc.  (HRG),
the  lessee  of  the Denny's restaurants in Burleson,  Texas  and
Grapevine,   Texas,  notified  the  Partnership   that   it   was
experiencing  financial problems and would  not  make  the  lease
payments while they worked out a plan which would enable them  to
continue   operations  without  seeking  bankruptcy   protection.
Through  September 30, 2001, HRG owed $89,479 for past due  rent,
which  has  not  been accrued.  The Partnership is reviewing  its
available  options, which include allowing HRG to remain  in  the
properties  while they develop a work-out plan or replacing  them
with a new lessee.

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

        During the nine months ended September 30, 2001 and 2000,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $253,616 and $215,472, 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  $95,816 and $62,820, 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 2001, when compared to the same periods  in
2000,  is the result of expenses incurred in 2001 related to  the
Applebee's situation discussed above.

        As  of  September 30, 2001, the Partnership's  annualized
cash  distribution rate was 7.5%, based on the  Adjusted  Capital
Contribution.   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,  2001,  the
Partnership's  cash balances decreased $906,769 as  a  result  of
cash  used to purchase property and distributions made in  excess
of cash generated from operating activities, which were partially
offset  by  cash generated from the sale of property.   Net  cash
provided  by  operating activities decreased from  $1,347,134  in
2000  to  $1,164,162 in 2001 due to a decrease in income  and  an
increase in Partnership administration expenses in 2001  and  net
timing differences in the collection of payments from the lessees
and the payment of expenses.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2001 and 2000, the Partnership generated cash  flow
from   the   sale  of  real  estate  of  $672,649  and  $136,514,
respectively.  During the nine months ended September  30,  2001,
the  Partnership expended $2,066,204 to invest in real properties
(inclusive   of   acquisition  expenses),  as   the   Partnership
reinvested cash generated from property sales.

        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  bore interest at 9%.  On January 16, 2001, the Partnership
received  its  share  of  the outstanding principal  and  accrued
interest  on the Note.  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.

        Through September 30, 2001, the Partnership sold 25.5802%
of  the Champps Americana restaurant in Columbus, Ohio, in  seven
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,002,077, which
resulted  in  a total net gain of $157,054.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$882,064  and  $37,041.  For the nine months ended September  30,
2001, the net gain was $104,648.


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


        During  the  nine months ended September  30,  2001,  the
Partnership distributed $156,458 of the net sale proceeds to  the
Limited  and General Partners as part of their regular  quarterly
distributions which represented a return of capital of $6.78  per
Limited  Partnership Unit.  The remaining net sale proceeds  will
either  be  re-invested in additional property or distributed  to
the Partners in the future.

        On  March  30,  2001,  the Partnership  purchased  a  35%
interest in a Children's World daycare center in New Albany, Ohio
for  $540,366.   The  property is leased to  ARAMARK  Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $51,737.   The  remaining
interests in the property were purchased by AEI Income  &  Growth
Fund 23 LLC and AEI Fund Management XVII, Inc., affiliates of the
Partnership.

       On March 8, 2001, the Partnership purchased a 20% interest
in  a parcel of land in Austin, Texas for $226,400.  The land  is
leased  to  Kona  Restaurant Group,  Inc.  (KRG)  under  a  Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $23,772.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.   On  September  26,  2001,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $48,153.  The Partnership's share of the total
acquisition costs, including the cost of the land, was  $453,851.
The  remaining interests in the property are owned  by  AEI  Real
Estate  Fund  85-A Limited Partnership, AEI Income & Growth  Fund
XXI  Limited  Partnership, and AEI Income & Growth Fund  23  LLC,
affiliates of the Partnership.

        On  April  27,  2001,  the Partnership  purchased  a  44%
interest  in  a  parcel of land in Utica, Michigan for  $531,740.
The land is leased to Champps Entertainment, Inc. (Champps) under
a  Lease  Agreement with a primary term of 20  years  and  annual
rental payments of $47,857.  Simultaneously with the purchase  of
the  land,  the Partnership entered into a Development  Financing
Agreement  under  which  the Partnership will  advance  funds  to
Champps for the construction of a Champps Americana restaurant on
the  site.   Through  September 30,  2001,  the  Partnership  had
advanced  $573,390 for the construction of the property  and  was
charging  interest  on  the advances at  a  rate  of  9.0%.   The
Partnership's  share of the total purchase price,  including  the
cost  of  the land, will be approximately $1,540,000.  After  the
construction is complete, the Lease Agreement will be amended  to
require  annual rental payments of approximately  $165,000.   The
remaining  interest in the property is owned by AEI  Real  Estate
Fund  XVII Limited Partnership and AEI Net Lease Income &  Growth
Fund XIX Limited Partnership, affiliates 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.   Effective  April 1, 2001, the Partnership's  distribution
rate   was   increased  from  7.25%  to  7.5%.   As   a   result,
distributions were higher in 2001, when compared to 2000.

        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.


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


        On  October 1, 2001, fifteen Limited Partners redeemed  a
total of 163.1 Partnership Units for $122,608 in accordance  with
the  Partnership Agreement.  The Partnership acquired these Units
using Net Cash Flow from operations.  In prior years, a total  of
sixty-nine Limited Partners redeemed 1,157 Partnership Units  for
$972,990.    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

        The Partnership was a defendant in a claim arising in the
ordinary  course of business seeking approximately $150,000.   In
September, 2001, the claim was dismissed without prejudice.

ITEM 2.CHANGES IN SECURITIES

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

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  First Amendment to Net Lease Agreement dated  September 26,
             2001 between the Partnership, AEI Real Estate Fund  85-A
             Limited Partnership, AEI Income & Growth Fund  23 LLC, AEI
             Income  &  Growth  Fund  XXI Limited  Partnership and Kona
             Restaurant  Group,  Inc. relating to the  property at 5601
             Brodie Lane, Austin, Texas.

       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 8, 2001      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)