UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                            FORM 10-Q

        QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)
             OF THE SECURITIES EXCHANGE ACT OF 1934

       For the quarterly period ended:  September 30, 2008

               Commission File Number:  000-23778


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
      (Exact name of registrant as specified in its charter)


      State of Minnesota                    41-1729121
(State or other jurisdiction of         (I.R.S. Employer
incorporation or organization)        Identification No.)


    30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
             (Address of principal executive offices)

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

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

Indicate  by check mark whether the registrant (1) has 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.                [X]  Yes     No

Indicate  by  check  mark  whether  the  registrant  is  a  large
accelerated filer, an accelerated filer, a non-accelerated filer,
or  a  smaller reporting company.  See the definitions of  "large
accelerated  filer," "accelerated filer" and  "smaller  reporting
company" in Rule 12b-2 of the Exchange Act.

   Large accelerated filer         Accelerated filer

   Non-accelerated filer           Smaller reporting company  [X]

Indicate by check mark whether the registrant is a shell  company
(as  defined  in  Rule 12b-2 of the Exchange  Act). Yes [X]  No



    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                              INDEX


Part I - Financial Information

 Item 1. Financial Statements:

         Balance Sheet as of September 30, 2008 and December  31, 2007

         Statements for the Periods ended September 30, 2008 and 2007:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis of Financial Condition
           and Results of Operations

 Item 3. Quantitative and Qualitative Disclosures About Market Risk

 Item 4T.Controls and Procedures

Part II - Other Information

 Item 1. Legal Proceedings

 Item 1A.Risk Factors

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

 Item 3. Defaults Upon Senior Securities

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

 Item 5. Other Information

 Item 6. Exhibits

         Signatures


<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                          BALANCE SHEET
            SEPTEMBER 30, 2008 AND DECEMBER 31, 2007

                             ASSETS

                                                    2008           2007
CURRENT ASSETS:
  Cash and Cash Equivalents                      $ 2,874,062    $ 1,102,753

INVESTMENTS IN REAL ESTATE:
  Land                                             5,110,113      5,130,957
  Buildings and Equipment                          9,944,288      9,992,550
  Accumulated Depreciation                        (2,509,303)    (2,280,410)
                                                  ----------     ----------
                                                  12,545,098     12,843,097
  Real Estate Held for Sale                        1,277,088      2,702,006
                                                  ----------     ----------
      Net Investments in Real Estate              13,822,186     15,545,103
                                                  ----------     ----------
           Total  Assets                         $16,696,248    $16,647,856
                                                  ==========     ==========

                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    40,022    $    67,148
  Distributions Payable                              404,901        413,767
  Unearned Rent                                       12,249         12,249
                                                  ----------      ----------
      Total Current Liabilities                      457,172        493,164
                                                  ----------      ----------
PARTNERS' CAPITAL:
  General Partners                                    13,172         12,328
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized and issued;
   22,045 Units outstanding                       16,225,904      16,142,364
                                                  ----------      ----------
      Total Partners' Capital                     16,239,076      16,154,692
                                                  ----------      ----------
        Total Liabilities and Partners' Capital  $16,696,248     $16,647,856
                                                  ==========      ==========


 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


                                Three Months Ended       Nine Months Ended
                               9/30/08      9/30/07     9/30/08     9/30/07

RENTAL INCOME                 $ 409,437   $ 421,898   $1,222,720   $1,256,170

EXPENSES:
   Partnership Administration -
     Affiliates                  57,202      57,591      172,586      167,898
   Partnership Administration
     and Property Management -
     Unrelated Parties           12,331       6,548       39,990       28,219
   Depreciation                  84,262      84,262      252,781      252,786
                               ---------   ---------   ----------   ----------
        Total Expenses          153,795     148,401      465,357      448,903
                               ---------   ---------   ----------   ----------

OPERATING INCOME                255,642     273,497      757,363      807,267

OTHER INCOME:
   Interest Income               13,574      11,427       38,650       34,841
                               ---------   ---------   ----------   ----------
INCOME FROM CONTINUING
   OPERATIONS                   269,216     284,924      796,013      842,108

Income from Discontinued
  Operations                     38,653      64,997      829,788      194,971
                               ---------   ---------   ----------   ----------
NET INCOME                    $ 307,869   $ 349,921   $1,625,801   $1,037,079
                               =========   =========   ==========   ==========
NET INCOME ALLOCATED:
   General Partners           $   3,079   $   3,499   $   16,258   $   10,371
   Limited Partners             304,790     346,422    1,609,543    1,026,708
                               ---------   ---------   ----------   ----------
                              $ 307,869   $ 349,921   $1,625,801   $1,037,079
                               =========   =========   ==========   ==========
INCOME PER LIMITED PARTNERSHIP UNIT:
   Continuing Operations      $   12.09   $   12.77   $    35.75   $    37.77
   Discontinued Operations         1.74        2.93        37.26         8.75
                               ---------   ---------   ----------   ----------
        Total                 $   13.83   $   15.70   $    73.01   $    46.52
                               =========   =========   ==========   ==========
Weighted Average Units
  Outstanding                    22,045      22,068       22,045       22,068
                               =========   =========   ==========   ==========


 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 NINE MONTHS ENDED SEPTEMBER 30


                                                        2008          2007

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income                                      $ 1,625,801   $ 1,037,079

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                      253,395       307,215
     Gain on Sale of Real Estate                      (682,938)            0
     Decrease in Payable to
        AEI Fund Management, Inc.                      (27,126)      (42,452)
     Increase in Unearned Rent                               0        43,511
                                                    -----------   -----------
        Total Adjustments                             (456,669)      308,274
                                                    -----------   -----------
        Net Cash Provided By
           Operating Activities                      1,169,132     1,345,353
                                                    -----------   -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Proceeds from Sale of Real Estate                 2,152,460             0
                                                    -----------   -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
    Increase (Decrease) in Distributions Payable        (8,866)          191
    Distributions to Partners                       (1,541,417)   (1,330,294)
                                                    -----------   -----------
        Net Cash Used For
          Financing Activities                      (1,550,283)   (1,330,103)
                                                    -----------   -----------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                              1,771,309        15,250

CASH AND CASH EQUIVALENTS, beginning of period       1,102,753     1,083,159
                                                    -----------   -----------
CASH AND CASH EQUIVALENTS, end of period           $ 2,874,062   $ 1,098,409
                                                    ===========   ===========


 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 NINE MONTHS ENDED SEPTEMBER 30


                                                                    Limited
                                                                 Partnership
                             General     Limited                     Units
                             Partners    Partners        Total    Outstanding


BALANCE, December 31, 2006  $ 16,068    $16,512,683   $16,528,751   22,067.74

  Distributions              (13,303)    (1,316,991)   (1,330,294)

  Net Income                  10,371      1,026,708     1,037,079
                             --------    -----------   -----------  ----------
BALANCE, September 30, 2007 $ 13,136    $16,222,400   $16,235,536   22,067.74
                             ========    ===========   ===========  ==========


BALANCE, December 31, 2007  $ 12,328    $16,142,364   $16,154,692   22,045.04

  Distributions              (15,414)    (1,526,003)   (1,541,417)

  Net Income                  16,258      1,609,543     1,625,801
                             -------     -----------   -----------  ----------
BALANCE, September 30, 2008 $ 13,172    $16,225,904   $16,239,076   22,045.04
                             =======     ===========   ===========  ==========


 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, 2008

(1)  The  condensed  statements included herein have been  prepared
     by  the  registrant, 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  registrant
     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
     registrant'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 director of  AFM,  serves  as  the
     Individual   General  Partner.   AFM  is  a   wholly   owned
     subsidiary  of AEI Capital Corporation of which Mr.  Johnson
     is  the  majority  shareholder.  AEI Fund  Management,  Inc.
     ("AEI"),  an  affiliate of AFM, performs the  administrative
     and operating functions for the Partnership.

     The   terms  of  the  Partnership  offering  called  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 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)  Reclassification -

     Certain  items  related to discontinued  operations  in  the
     prior  period's financial statements have been  reclassified
     to  conform  to  2008 presentation.  These reclassifications
     had  no  effect  on Partners' capital, net  income  or  cash
     flows.



     AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(4)  Payable to AEI Fund Management, Inc. -

     AEI  Fund  Management, Inc. performs the administrative  and
     operating functions for the Partnership.  The payable to AEI
     Fund   Management  represents  the  balance  due  for  those
     services.    This  balance  is  non-interest   bearing   and
     unsecured  and  is  to  be  paid in  the  normal  course  of
     business.

(5)  Discontinued Operations -

     On  February 27, 2008, the Partnership sold its 50% interest
     in the Champps Americana restaurant in West Chester, Ohio to
     an unrelated third party.  The Partnership received net sale
     proceeds  of  $2,057,022, which resulted in a  net  gain  of
     $632,104.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $1,569,884  and   $144,966,
     respectively.   At  December  31,  2007,  the  property  was
     classified as Real Estate Held for Sale with a book value of
     $1,424,918.

     On  June 30, 2008, the Partnership sold its 5.9250% interest
     in  the  Applebee's  restaurant in Middletown,  Ohio  to  an
     unrelated  third party.  The Partnership received  net  sale
     proceeds  of  $95,438,  which resulted  in  a  net  gain  of
     $50,834.   The cost and related accumulated depreciation  of
     the interest sold was $69,106 and $24,502, respectively.

     The   Partnership  is  attempting  to  sell  its  Red  Robin
     restaurant  on Citadel Drive in Colorado Springs,  Colorado.
     At  September  30, 2008 and December 31, 2007, the  property
     was  classified  as Real Estate Held for Sale  with  a  book
     value of $1,277,088.

     During  the  first  nine  months  of  2008  and  2007,   the
     Partnership  distributed net sale proceeds of  $286,869  and
     $57,576 to the Limited and General Partners as part of their
     quarterly  distributions,  which  represented  a  return  of
     capital  of  $12.88 and $2.58 per Limited Partnership  Unit,
     respectively.  The Partnership anticipates the remaining net
     sale  proceeds  will  either  be  reinvested  in  additional
     property or distributed to the Partners in the future.

     The financial results for these properties are reflected  as
     Discontinued   Operations  in  the  accompanying   financial
     statements.   The following are the results of  discontinued
     operations for the periods ended September 30:

                                 Three Months Ended      Nine Months Ended
                                 9/30/08      9/30/07    9/30/08      9/30/07

 Rental Income                  $ 39,015    $ 83,754   $ 148,493   $ 250,281
 Property Management Expenses       (362)       (614)     (1,029)       (881)
 Depreciation                          0     (18,143)       (614)    (54,429)
 Gain on Disposal of Real Estate       0           0     682,938           0
                                 --------    --------   ---------   ---------
 Income from Discontinued
  Operations                    $ 38,653    $ 64,997   $ 829,788   $ 194,971
                                 ========    ========   =========   =========

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(6)  Recently Issued Accounting Pronouncements -

     In  December 2007, the Financial Accounting Standards  Board
     issued  Statement  of  Financial  Accounting  Standards  No.
     141(R)  ("SFAS 141(R)"), Business Combinations.  SFAS 141(R)
     requires,  among other things, the expensing of acquisition-
     related transaction costs.  Management anticipates that SFAS
     141(R) will be effective for property acquisitions completed
     on  or after January 1, 2009.  Management is evaluating  the
     effect  that  the adoption of SFAS 141(R) will have  on  the
     Partnership's results of operations, financial position, and
     the related disclosures.

     In  September 2006, the Financial Accounting Standards Board
     issued  Statement of Financial Accounting Standards No.  157
     ("SFAS  157"),  Fair Value Measurements.  SFAS  157  defines
     fair  value,  establishes  a framework  for  measuring  fair
     value,   and   expands   disclosures   about   fair    value
     measurements.  The statement is effective for (1)  financial
     assets  and  liabilities in financial statements issued  for
     fiscal  years beginning after November 15, 2007, and interim
     periods  within  those  fiscal years and  (2)  certain  non-
     financial  assets  and  liabilities in financial  statements
     issued  for fiscal years beginning after November 15,  2008,
     and interim periods within those fiscal years.  When testing
     for  recoverability of properties under SFAS 144, Accounting
     for   Impairment  or  Disposal  of  Long-Lived  Assets,  the
     provisions  of  this statement are used when comparing  fair
     value  to  carrying  value.  Management  is  evaluating  the
     effect  that  the  adoption of SFAS 157  will  have  on  the
     Partnership's results of operations, financial position, and
     the related disclosures.

ITEM  2.MANAGEMENT'S  DISCUSSION  AND  ANALYSIS   OF   FINANCIAL
      CONDITION AND RESULTS OF OPERATIONS.

        This  section contains "forward looking statements" 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, the
sufficiency  of  cash  to  meet  operating  expenses,  rates   of
distribution,  and  other  matters.   These,  and  other  forward
looking  statements,  should 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
    effects of these consequences for the Partners;

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

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

    the effect of tenant defaults; and

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


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

The Application of Critical Accounting Policies

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

        The Partnership purchases properties and records them  in
the   financial   statements  at  cost   (including   capitalized
acquisition  expenses).   The Partnership  anticipates  that  for
acquisitions  completed on or after January 1, 2009, acquisition-
related  transaction  costs will be expensed  as  incurred  as  a
result  of  the  adoption  of Statement of  Financial  Accounting
Standards  No.  141(R), Business Combinations.   The  Partnership
tests long-lived assets for recoverability when events or changes
in  circumstances  indicate that the carrying value  may  not  be
recoverable.   For  properties  the  Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.   Changes
in  these  assumptions or analysis may cause material changes  in
the carrying value of the properties.

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

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

Results of Operations

       For the nine months ended September 30, 2008 and 2007, the
Partnership  recognized rental income from continuing  operations
of  $1,222,720  and  $1,256,170 respectively.   In  2008,  rental
income  decreased due to lease amendments that reduced the annual
rent  for two properties.  These decreases were partially  offset
by rent increases on five properties.

       For the nine months ended September 30, 2008 and 2007, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $172,586 and $167,898, 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  $39,990 and $28,219, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct  administrative costs, outside audit costs,  taxes,
insurance and other property costs.


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

       For the nine months ended September 30, 2008 and 2007, the
Partnership  recognized interest income of $38,650  and  $34,841,
respectively.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Partnership  includes  the operating  results  and  sale  of  the
property   in   discontinued  operations.    In   addition,   the
Partnership reclassifies the prior periods' operating results  of
the  property  to discontinued operations.  For the  nine  months
ended September 30, 2008, the Partnership recognized income  from
discontinued  operations of $829,788, representing rental  income
less  property management expenses and depreciation  of  $146,850
and  gain  on disposal of real estate of $682,938.  For the  nine
months  ended  September  30,  2007, the  Partnership  recognized
income  from  discontinued operations of  $194,971,  representing
rental income less property management expenses and depreciation.

        On  February  27,  2008,  the Partnership  sold  its  50%
interest  in  the Champps Americana restaurant in  West  Chester,
Ohio  to an unrelated third party.  The Partnership received  net
sale  proceeds  of $2,057,022, which resulted in a  net  gain  of
$632,104.   At the time of sale, the cost and related accumulated
depreciation  was  $1,569,884  and  $144,966,  respectively.   At
December  31,  2007, the property was classified as  Real  Estate
Held for Sale with a book value of $1,424,918.

        On  June  30,  2008,  the Partnership  sold  its  5.9250%
interest in the Applebee's restaurant in Middletown, Ohio  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $95,438, which resulted in a net gain  of  $50,834.
The  cost  and  related accumulated depreciation of the  interest
sold was $69,106 and $24,502, respectively.

        The  Partnership  is attempting to  sell  its  Red  Robin
restaurant  on Citadel Drive in Colorado Springs,  Colorado.   At
September  30,  2008  and  December 31, 2007,  the  property  was
classified  as  Real Estate Held for Sale with a  book  value  of
$1,277,088.

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

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

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2008,  the
Partnership's cash balances increased $1,771,309 as a  result  of
cash  generated  from the sale of property, which  was  partially
offset  by distributions paid to the Partners in excess  of  cash
generated  from  operating activities.  During  the  nine  months
ended   September  30,  2007,  the  Partnership's  cash  balances
increased  $15,250 as a result of cash generated  from  operating
activities in excess of distributions paid to the Partners.

        Net  cash provided by operating activities decreased from
$1,345,353  in  2007  to $1,169,132 in 2008  as  a  result  of  a
decrease in total rental and interest income in 2008, an increase
in Partnership administration and property management expenses in
2008  and  net timing differences in the collection  of  payments
from the tenants 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, 2008, the Partnership generated cash flow from  the
sale of real estate of $2,152,460.

        The  Partnership's primary use of cash flow,  other  than
investment   in  real  estate,  is  distribution  and  redemption
payments  to  Partners.   The Partnership  declares  its  regular
quarterly distributions before the end of each quarter  and  pays
the distribution in the first 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.

       For the nine months ended September 30, 2008 and 2007, the
Partnership  declared distributions of $1,541,417 and $1,330,294,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of  $1,526,003  and  $1,316,991  and  the  General
Partners  received distributions of $15,414 and $13,303  for  the
periods, respectively.  In March 2007, the Partnership declared a
special  distribution of net sale proceeds of $57,576.  In  March
and June 2008, the Partnership declared special distributions  of
net  sale proceeds of $115,152 and $171,717, respectively,  which
resulted   in  higher  distributions  in  2008.   These   special
distributions represented a return of capital of $12.88 and $2.58
per  Limited  Partnership  Unit, respectively.   The  Partnership
anticipates  the  remaining  net sale  proceeds  will  either  be
reinvested in additional property or distributed to the  Partners
in the future.

        The  Partnership may acquire Units from Limited  Partners
who have tendered their Units to the Partnership.  Such Units may
be acquired at a discount.  The Partnership will not be obligated
to purchase in any year any number of Units that, when aggregated
with  all  other transfers of Units that have occurred since  the
beginning   of  the  same  calendar  year  (excluding   Permitted
Transfers as defined in the Partnership Agreement), would  exceed
5%  of the total number of Units outstanding on January 1 of such
year.  In no event shall the Partnership be obligated to purchase
Units if, in the sole discretion of the Managing General Partner,
such  purchase  would  impair the capital  or  operation  of  the
Partnership.

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

       During 2008, the Partnership did not redeem any Units from
the Limited Partners.  During 2007, two Limited Partners redeemed
a  total of 22.7 Partnership Units for $11,562 in accordance with
the  Partnership Agreement.  The Partnership acquired these Units
using Net Cash Flow from operations.  In prior years, a total  of
122  Limited  Partners  redeemed 1,932.26 Partnership  Units  for
$1,489,150.   The  redemptions  increase  the  remaining  Limited
Partners' ownership interest in the Partnership.  As a result  of
these   redemption  payments  and  pursuant  to  the  Partnership
Agreement, the General Partners received distributions of $117 in
2007.

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

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

       Not applicable.

ITEM 4T.CONTROLS AND PROCEDURES.

       (a)  Disclosure Controls and Procedures.

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the  Managing  General Partner of the Partnership  evaluated  the
effectiveness  of  the  design and operation  of  our  disclosure
controls  and procedures (as defined in Rule 13a-15(e) under  the
Securities  Exchange  Act of 1934 (the "Exchange  Act")).   Based
upon  that evaluation, the President and Chief Financial  Officer
of  the Managing General Partner concluded that, as of the end of
the  period  covered by this report, our disclosure controls  and
procedures  were effective in ensuring that information  required
to be disclosed by us in the reports that we file or submit under
the  Exchange Act is recorded, processed, summarized and reported
within  the time periods specified in applicable rules and  forms
and  that  such  information is accumulated and  communicated  to
management,  including the President and Chief Financial  Officer
of  the  Managing General Partner, in a manner that allows timely
decisions regarding required disclosure.

       (b)  Changes in Internal Control Over Financial Reporting.

        During  the  most recent period covered by  this  report,
there  has  been no change in our internal control over financial
reporting  (as defined in Rule 13a-15(f) under the Exchange  Act)
that  has  materially  affected,  or  is  reasonably  likely   to
materially affect, our internal control over financial reporting.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS.

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

ITEM 1A. RISK FACTORS.

       Not applicable.

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

       (a) None.

       (b) Not applicable.

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

ITEM 3.DEFAULTS UPON SENIOR SECURITIES.

      None.

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

      None

ITEM 5.OTHER INFORMATION.

      None.

                   PART II - OTHER INFORMATION
                           (Continued)

ITEM 6.EXHIBITS

    31.1  Certification  of Chief Executive  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    31.2  Certification  of Chief Financial  Officer  of  General
    Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
    Section 302 of the Sarbanes-Oxley Act of 2002.

    32    Certification   of  Chief Executive Officer  and  Chief
    Financial Officer of General Partner pursuant to Section  906
    of the Sarbanes-Oxley Act of 2002.



                           SIGNATURES

        Pursuant  to the requirements of the Securities  Exchange
Act  of  1934, the registrant has duly caused this report  to  be
signed   on   its  behalf  by  the  undersigned  thereunto   duly
authorized.


Dated:  November 7, 2008      AEI Net Lease Income & Growth Fund XX
                              Limited Partnership
                              By:  AEI Fund Management XX, Inc.
                              Its: Managing General Partner



                              By: ROBERT P JOHNSON
                                  ROBERT P JOHNSON
                                  President
                                  (Principal Executive Officer)



                              By: PATRICK W KEENE
                                  PATRICK W KEENE
                                  Chief Financial Officer
                                  (Principal Accounting Officer)