PROPERTY CO-TENANCY
                       OWNERSHIP AGREEMENT
            (Applebee's Restaurant - Middletown, OH)
                                
                                
THIS CO-TENANCY AGREEMENT,

Made and entered into as of the 30th day of September , 1997,  by
and  between Richard J. Abbott and Marjory T. Abbott, husband and
wife as joint tenants (hereinafter called "Abbott"), and AEI  Net
Lease  Income  & Growth Fund XX Limited Partnership  (hereinafter
called  "Fund XX") (Abbott, Fund XX (and any other Owner  in  Fee
where  the  context  so  indicates) being  hereinafter  sometimes
collectively  called "Co-Tenants" and referred to in  the  neuter
gender).

WITNESSETH:

WHEREAS, Fund XX presently owns an undivided 84.7479% interest in
and  to, and Abbott presently owns an undivided 15.2521% interest
in and to the land, situated in the City of Middletown, County of
Warren,  and  State  of  OH, (legally described  upon  Exhibit  A
attached hereto and hereby made a part hereof) and in and to  the
improvements located thereon (hereinafter called "Premises");

WHEREAS,  The  parties  hereto wish to provide  for  the  orderly
operation and management of the Premises and Abbott's interest by
Fund XX; the continued leasing of space within the Premises;  for
the  distribution  of  income from and the  pro-rata  sharing  in
expenses of the Premises.

NOW  THEREFORE, in consideration of the purchase by Abbott of  an
undivided  interest  in and to the Premises,  for  at  least  One
Dollar  ($1.00) and other good and valuable consideration by  the
parties  hereto  to  one another in hand paid,  the  receipt  and
sufficiency of which are hereby acknowledged, and of  the  mutual
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:

1.    The  operation  and  management of the  Premises  shall  be
delegated  to  Fund  XX, or its designated agent,  successors  or
assigns.  Provided, however, if Fund XX shall  sell  all  of  its
interest in the Premises, the duties and obligations of  Fund  XX
respecting  management  of  the Premises  as  set  forth  herein,
including but not limited to paragraphs 2, 3, and 4 hereof, shall
be exercised by the holder or holders of a majority undivided co-
tenancy interest in the Premises. Except as hereinafter expressly
provided to the contrary, each of the parties hereto agrees to be
bound   by  the  decisions  of  Fund  XX  with  respect  to   all
administrative,  operational  and  management  matters   of   the
property  comprising the Premises, including but not  limited  to
the  management of the net lease agreement  for the Premises. The
parties  hereto  hereby  designate Fund  XX  as  their  sole  and
exclusive agent to deal with, and Fund XX retains the sole  right
to  deal  with,  any  property agent or tenant  and  to  monitor,
execute  and  enforce  the terms of leases of  space  within  the
Premises,  including but not limited to any amendments,  consents
to  assignment, sublet, releases or modifications  to  leases  or
guarantees  of  lease  or easements affecting  the  Premises,  on
behalf  of Abbott. Only Fund XX may obligate Abbott with  respect
to any expense for the Premises.

As  further  set forth in paragraph 2 hereof, Fund XX  agrees  to
require  any lessee of the Premises to name Abbott as an  insured
or  additional insured in all insurance policies provided for, or
contemplated by, any lease on the Premises. Fund XX shall use its
best  efforts  to obtain endorsements adding Co-Tenants  to  said
policies  from  lessee  within 30 days of  commencement  of  this
agreement.  In any event, Fund XX shall distribute any  insurance
proceeds it may receive, to the extent consistent with any  lease
on  the  Premises,  to  the Co-Tenants  in  proportion  to  their
respective ownership of the Premises.



Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH


2.    Income and expenses shall be allocated among the Co-Tenants
in  proportion to their respective share(s) of ownership.  Shares
of  net income shall be pro-rated for any partial calendar  years
included  within the term of this Agreement. Fund XX  may  offset
against, pay to itself and deduct from any payment due to  Abbott
under  this  Agreement,  and may pay  to  itself  the  amount  of
Abbott's  share of any legitimate expenses of the Premises  which
are not paid by Abbott to Fund XX or its assigns, within ten (10)
days  after demand by Fund XX. In the event there is insufficient
operating  income from which to deduct Abbott's unpaid  share  of
operating expenses, Fund XX may pursue any and all legal remedies
for collection.

Operating  Expenses  shall include all normal operating  expense,
including  but not limited to: maintenance, utilities,  supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to  third  parties, a monthly accrual to pay insurance  premiums,
real  estate taxes, installments of special assessments  and  for
structural repairs and replacements, management fees, legal  fees
and accounting fees, but excluding all operating expenses paid by
Tenant under terms of any lease agreement of the Premises.

Abbott  has  no requirement to, but has, nonetheless  elected  to
retain,  and agrees to annually reimburse, Fund XX in the  amount
of  $744 for the expenses, direct and indirect, incurred by  Fund
XX   in   providing   Abbott   with  quarterly   accounting   and
distributions  of Abbott's share of net income and for  tracking,
reporting  and  assessing the calculation of  Abbott's  share  of
operating  expenses  incurred from  the  Premises.  This  invoice
amount shall be pro-rated for partial years and Abbott authorizes
Fund XX to deduct such amount from Abbott's share of revenue from
the  Premises.  Abbott  may  terminate  this  agreement  in  this
paragraph respecting accounting and distributions at any time and
attempt  to collect its share of rental income directly from  the
tenant; however, enforcement of all other provisions of the lease
remains  the sole right of Fund XX pursuant to Section 1  hereof.
Fund XX may terminate its obligation under this paragraph upon 30
days  notice  to  Abbott  prior to the end  of  each  anniversary
hereof, unless agreed in writing to the contrary.

3.    Full, accurate and complete books of account shall be  kept
in  accordance  with generally accepted accounting principles  at
Fund  XX's principal office, and each Co-Tenant shall have access
to  such  books and may inspect and copy any part thereof  during
normal  business hours. Within ninety (90) days after the end  of
each  calendar year during the term hereof, Fund XX shall prepare
an  accurate  income statement for the ownership of the  Premises
for  said calendar year and shall furnish copies of the  same  to
all Co-Tenants. Quarterly, as its share, Abbott shall be entitled
to  receive 15.2521% of all items of income and expense generated
by  the  Premises.   Upon  receipt of  said  accounting,  if  the
payments received by each Co-Tenant pursuant to this Paragraph  3
do  not  equal,  in  the aggregate, the amounts  which  each  are
entitled  to receive proportional to its share of ownership  with
respect to said calendar year pursuant to Paragraph 2 hereof,  an
appropriate  adjustment  shall be made  so  that  each  Co-Tenant
receives the amount to which it is entitled.

4.    If  Net Income from the Premises is less than $0.00  (i.e.,
the  Premises  operates  at a loss), or if capital  improvements,
repairs, and/or replacements, for which adequate reserves do  not
exist,  need  to  be made to the Premises, the  Co-Tenants,  upon
receipt of a written request therefor from Fund XX, shall, within
fifteen  (15) business days after receipt of notice, make payment
to  Fund  XX sufficient to pay said net operating losses  and  to
provide necessary operating capital for the premises and  to  pay
for  said capital improvements, repairs and/or replacements,  all
in  proportion  to  their  undivided  interests  in  and  to  the
Premises.

5.    Co-Tenants  may, at any time, sell, finance,  or  otherwise
create  a lien upon their interest in the Premises but only  upon
their interest and not upon


Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH




any  part of the interest held, or owned, by any other Co-Tenant.
All  Co-Tenants reserve the right to escrow proceeds from a  sale
of  their interests in the Premises to obtain tax deferral by the
purchase of replacement property.

6.    If any Co-Tenant shall be in default with respect to any of
its  obligations hereunder, and if said default is not  corrected
within  thirty  (30)  days after receipt by said  defaulting  Co-
Tenant  of written notice of said default, or within a reasonable
period  if  said default does not consist solely of a failure  to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute.

7.    This  property management agreement shall continue in  full
force  and effect and shall bind and inure to the benefit of  the
Co-Tenant  and their respective heirs, executors, administrators,
personal representatives, successors and permitted assigns  until
July  14,  2029  or  upon  the sale of  the  entire  Premises  in
accordance with the terms hereof and proper disbursement  of  the
proceeds   thereof,   whichever  shall   first   occur.    Unless
specifically   identified  as  a  personal  contract   right   or
obligation herein, this agreement shall run with any interest  in
the  Property and with the title thereto. Once any person,  party
or entity has ceased to have an interest in fee in any portion of
the  Entire  Property, it shall not be bound by,  subject  to  or
benefit   from  the  terms  hereof;  but  its  heirs,  executors,
administrators, personal representatives, successors or  assigns,
as the case may be, shall be substituted for it hereunder.

8.    Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be deemed
given  or  served  in  accordance with  the  provisions  of  this
Agreement, if said notice or elections addressed as follows;

If to Fund XX:

AEI Net Lease Income & Growth Fund XX Limited Partnership
1300 Minnesota World Trade Center
30 E. Seventh Street
St. Paul, Minnesota  55101

If to Abbott

Richard Abbott
Marjory Abbott
524 Roslyn
East Williston, NY  11596

Each mailed notice or election shall be deemed to have been given
to,  or served upon, the party to which addressed on the date the
same  is  deposited in the United States certified  mail,  return
receipt  requested,  postage prepaid, or given  to  a  nationally
recognized  courier  service guaranteeing overnight  delivery  as
properly addressed in the manner above provided. Any party hereto
may  change  its address for the service of notice  hereunder  by
delivering  written notice of said change to  the  other  parties
hereunder, in the manner above specified, at least ten (10)  days
prior to the effective date of said change.

9.    This  Agreement shall not create any partnership  or  joint
venture  among or between the Co-Tenants or any of them, and  the
only  relationship  among  and between the  Co-Tenants  hereunder
shall  be  that  of owners of the premises as tenants  in  common
subject to the terms hereof.

10.    The  unenforceability or invalidity of  any  provision  or
provisions  of  this Agreement as to any person or  circumstances
shall not render that


Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH




provision,  nor  any  other  provision hereof,  unenforceable  or
invalid  as  to  any  other  person  or  circumstances,  and  all
provisions hereof, in all other respects, shall remain valid  and
enforceable.

11.   In  the  event  any litigation arises between  the  parties
hereto  relating  to  this Agreement, or any  of  the  provisions
hereof, the party prevailing in such action shall be entitled  to
receive  from the losing party, in addition to all other  relief,
remedies  and  damages  to  which it is otherwise  entitled,  all
reasonable  costs  and expenses, including reasonable  attorneys'
fees,  incurred by the prevailing party in connection  with  said
litigation.





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Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH
                                
IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to be executed and delivered, as of the day and year first above
written.


Abbott

          By: /s/ Richard J Abbott
                  Richard J. Abbott

          WITNESS:
     
          /s/ Robert Wiley
     
          Robert Wiley
          (Print Name)
     
          WITNESS:
     
          /s/ Kimberlee Price
     
          Kimberlee Price
          (Print Name)

STATE OF Florida)
                    ) ss
COUNTY OF Volvsia)

The  foregoing instrument was acknowledged  before  me,  a
Notary  Public in and for the County and State  aforesaid,
this  15  day  of September,1997, by Robert Wiley,  Notary
Public.
                                            [notary seal]

          By: /s/ Marjory T Abbott
                  Marjory T. Abbott

          WITNESS:
     
          /s/ Robert Wiley
     
          Robert Wiley
          (Print Name)
     
          WITNESS:
     
          /s/ Kimberlee Price
     
          Kimberlee Price
          (Print Name)

STATE OF Florida)
                    ) ss
COUNTY OF Volvsia)

The  foregoing instrument was acknowledged  before  me,  a
Notary  Public in and for the County and State  aforesaid,
this  15  day  of September,1997, by Robert Wiley,  Notary
Public.

                                         [notary seal]
Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH



Fund XX  AEI Net Lease Income & Growth  Fund XX Limited Partnership

         By: AEI Fund Management XX, Inc., its corporate general partner

         By: /s/ Robert P Johnson
                 Robert P. Johnson, President


          WITNESS:
     
           /s/ Dawn E Campbell
     
          Dawn E Campbell
          (Print Name)
     
          WITNESS:
     
          /s/ Jennifer Seck
     
          Jennifer Seck
          (Print Name)


State of Minnesota )
                                   ) ss.
County of Ramsey  )

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify  there  appeared  before  me  this  30th  day  of
September,  1997,  Robert  P.  Johnson,  President  of  AEI  Fund
Management XX, Inc., corporate general partner of AEI  Net  Lease
Income  &  Growth  Fund XX Limited Partnership who  executed  the
foregoing  instrument  in said capacity  and  on  behalf  of  the
corporation  in  its  capacity as corporate general  partner,  on
behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                   Notary Public



[notary seal]





Co-Tenant Intital: /s/ RJA
Co-Tenancy Agreement for Applebee's, Middletown, OH











                         EXHIBIT "A"

Situated in the State of Ohio, County of Warren, City of
Middletown, Section 3, Town 2 East, Range 4 North, Franklin
Township;

Being Lot Number Five (5) of MIDDLETOWN CROSSING, as the same is
numbered and delineated upon the recorded plat thereof, of record
in Plat Book 27, pages 15 and 16, Recorder's Office, Warren
Coutny, Ohio.

Subject to all covenants, conditions, restrictions and easements
of record.