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, 2009

               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  has  submitted
electronically  and posted on its corporate  Web  site,  if  any,
every  Interactive Data File required to be submitted and  posted
pursuant  to Rule 405 of Regulation S-T (232.405 of this chapter)
during  the preceding 12 months (or for such shorter period  that
the registrant was required to submit and post such files).
                                        [ ] 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 (unaudited):

         Balance Sheet as of September 30, 2009 and December  31, 2008

         Statements for the Periods ended September 30, 2009 and 2008:

           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 4. 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, 2009 AND DECEMBER 31, 2008

                             ASSETS

                                                   2009           2008
CURRENT ASSETS:
  Cash                                         $ 2,458,301    $ 2,842,034

INVESTMENTS IN REAL ESTATE:
  Land                                           5,111,428      4,560,445
  Buildings and Equipment                       10,270,617      8,349,208
  Accumulated Depreciation                      (2,421,938)    (2,288,065)
                                                -----------    -----------
                                                12,960,107     10,621,588
  Real Estate Held for Sale                        900,000      2,955,252
                                                -----------    -----------
      Net Investments in Real Estate            13,860,107     13,576,840
                                                -----------    -----------
           Total  Assets                       $16,318,408    $16,418,874
                                                ===========    ===========

                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $    60,547    $    98,024
  Distributions Payable                            357,577        405,522
  Unearned Rent                                     46,654          8,712
                                                -----------    -----------
      Total Current Liabilities                    464,778        512,258
                                                -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                   9,317          9,847
  Limited Partners, $1,000 per Unit;
   24,000 Units authorized and issued;
   22,045 Units outstanding                     15,844,313     15,896,769
                                                -----------    -----------
      Total Partners' Capital                   15,853,630     15,906,616
                                                -----------    -----------
        Total Liabilities and Partners'Capital $16,318,408    $16,418,874
                                                ===========    ===========


 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
                               9/30/09       9/30/08   9/30/09      9/30/08

RENTAL  INCOME               $ 412,777    $ 333,845  $1,118,107   $  999,333

EXPENSES:
  Partnership Administration -
   Affiliates                   56,523       57,202     175,207      172,586
  Partnership Administration
   and Property Management  -
   Unrelated Parties             3,556       11,581      28,867       38,489
  Property Acquisitions          3,325            0      79,674            0
  Depreciation                  85,364       61,767     220,698      185,296
                              ---------    ---------  ----------   ----------
      Total Expenses           148,768      130,550     504,446      396,371
                              ---------    ---------  ----------   ----------

OPERATING INCOME               264,009      203,295     613,661      602,962

OTHER INCOME:
  Interest Income                5,836       13,574      26,211       38,650
                              ---------    ---------  ----------   ----------
INCOME FROM CONTINUING
   OPERATIONS                  269,845      216,869     639,872      641,612

Income (Loss) from
 Discontinued Operations       (36,212)      91,000     379,872      984,189
                              ---------    ---------  ----------   ----------
NET  INCOME                  $ 233,633    $ 307,869  $1,019,744   $1,625,801
                              =========    =========  ==========   ==========
NET INCOME ALLOCATED:
  General Partners           $   2,336    $   3,079  $   10,197   $   16,258
    Limited   Partners         231,297      304,790   1,009,547    1,609,543
                              ---------    ---------  ----------   ----------
                             $ 233,633    $ 307,869  $1,019,744   $1,625,801
                              =========    =========  ==========   ==========
INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT:
  Continuing Operations      $   12.12    $    9.74  $    28.74   $    28.81
  Discontinued Operations        (1.63)        4.09       17.05        44.20
                              ---------    ---------  ----------   ----------
       Total                 $   10.49    $   13.83  $    45.79   $    73.01
                              =========    =========  ==========   ==========
Weighted  Average
 Units Outstanding              22,045       22,045      22,045       22,045
                              =========    =========  ==========   ==========

 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


                                                     2009          2008

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                     $ 1,019,744   $ 1,625,801

  Adjustments to Reconcile Net Income to Net Cash
  Provided by Operating Activities:
     Depreciation                                    228,326       253,395
     Real Estate Impairment                          216,000             0
     Gain on Sale of Real Estate                    (587,436)     (682,938)
     Decrease in Payable to
        AEI Fund Management, Inc.                    (37,477)      (27,126)
     Increase in Unearned Rent                        37,942             0
                                                  -----------   -----------
       Total Adjustments                            (142,645)     (456,669)
                                                  -----------   -----------
       Net Cash Provided By
          Operating Activities                       877,099     1,169,132
                                                  -----------   -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                      (3,714,638)            0
  Proceeds from Sale of Real Estate                3,574,481     2,152,460
                                                  -----------   -----------
       Net Cash Provided By (Used For)
          Investing Activities                      (140,157)    2,152,460
                                                  -----------   -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Distributions Paid to Partners                  (1,120,675)   (1,550,283)
                                                  -----------   -----------

NET INCREASE (DECREASE) IN CASH                     (383,733)    1,771,309

CASH, beginning of period                          2,842,034     1,102,753
                                                  -----------   -----------
CASH, end of period                              $ 2,458,301   $ 2,874,062
                                                  ===========   ===========


 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, 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
                             ========   ===========  ===========  ==========


BALANCE, December 31, 2008  $  9,847   $15,896,769  $15,906,616   22,045.04

   Distributions             (10,727)   (1,062,003)  (1,072,730)

   Net Income                 10,197     1,009,547    1,019,744
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2009 $  9,317   $15,844,313  $15,853,630   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, 2009

(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-K.

(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 year's financial statements have been reclassified  to
     conform  to 2009 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)  Investments in Real Estate -

     On May 22, 2009, the Partnership purchased a 70% interest in
     a  Staples  store in Vernon Hills, Illinois for  $3,714,638.
     The  Partnership  incurred $79,674 of  acquisition  expenses
     related  to  the  purchase.  These costs  were  expensed  as
     incurred as the Partnership adopted new guidance on business
     combinations  that became effective January  1,  2009.   The
     property  is  leased to Staples the Office Superstore  East,
     Inc.  under a Lease Agreement with a remaining primary  term
     of  9.4  years and initial annual rent of $308,315  for  the
     interest  purchased.  The remaining interest in the property
     was  purchased  by  AEI  Income & Growth  Fund  27  LLC,  an
     affiliate of the Partnership.

(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.

(6)  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.

     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.

     On  November  30, 2008, the Lease term expired for  the  Red
     Robin  restaurant  on  Citadel Drive  in  Colorado  Springs,
     Colorado.   The  tenant  reviewed their  operations  at  the
     property  and  decided  not to enter into  an  agreement  to
     extend  the  term of the Lease.  The Partnership has  listed
     the  property  for  sale with a real estate  broker  in  the
     Colorado  Springs area.  While the property is  vacant,  the
     Partnership is responsible for real estate taxes  and  other
     costs associated with maintaining the property.

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

(6)  Discontinued Operations - (Continued)

     Based  on an analysis of market conditions in the area,  the
     Partnership   determined  the  Red  Robin   restaurant   was
     impaired.   As a result, in the fourth quarter  of  2008,  a
     charge to discontinued operations for real estate impairment
     of $161,088 was recognized, which was the difference between
     the  carrying  value at December 31, 2008 of $1,277,088  and
     the  estimated fair value of $1,116,000.  Based on marketing
     efforts  to  date and a recent analysis of market conditions
     in  the area, the Partnership recognized an additional  real
     estate impairment of $216,000 to decrease the carrying value
     to  the estimated fair value of $900,000 as of September 30,
     2009.   The  charges were recorded against the cost  of  the
     land  and building.  At September 30, 2009 and December  31,
     2008,  the property was classified as Real Estate  Held  for
     Sale.

     On January 9, 2009, the Partnership sold the Johnny Carino's
     restaurant  in  Alexandria, Louisiana to an unrelated  third
     party.   The  Partnership  received  net  sale  proceeds  of
     $2,231,614,  which resulted in a net gain of  $392,362.   At
     the   time   of  sale,  the  cost  and  related  accumulated
     depreciation was $2,144,748 and $305,496, respectively.   At
     December  31,  2008,  the property was  classified  as  Real
     Estate Held for Sale with a carrying value of $1,839,252.

     On   May  28,  2009,  the  Partnership  sold  its  remaining
     interests   in   the  Champp's  Americana   restaurants   in
     Lyndhurst,  Ohio  and Schaumburg, Illinois to  an  unrelated
     third party.  The Partnership received net sale proceeds  of
     $11,692,  which resulted in a net gain of $3,801.  The  cost
     and  related accumulated depreciation of the interests  sold
     was $10,622 and $2,731, respectively.

     In  May  2009, the Partnership entered into an agreement  to
     sell  the  Tractor Supply Company retail store in  Mesquite,
     Texas  to  an unrelated third party.  On July 2,  2009,  the
     sale  closed with the Partnership receiving net proceeds  of
     $1,331,175,  which resulted in a net gain of  $191,273.   At
     the   time   of  sale,  the  cost  and  related  accumulated
     depreciation was $1,231,624 and $91,722, respectively.

     During  the  first  nine  months  of  2009  and  2008,   the
     Partnership  distributed net sale proceeds of  $116,423  and
     $286,869  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $5.22 and $12.88 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.

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

(6)  Discontinued Operations - (Continued)

     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
                                9/30/09       9/30/08   9/30/09      9/30/08

 Rental Income                   $     270  $ 114,607  $  55,507  $ 371,880
 Property Management Expenses      (11,755)    (1,112)   (39,443)    (2,530)
 Depreciation                            0    (22,495)    (7,628)   (68,099)
 Real Estate Impairment           (216,000)         0   (216,000)         0
 Gain on Disposal of Real Estate   191,273          0    587,436    682,938
                                  ---------  ---------  ---------  ---------
 Income (Loss) from
  Discontinued Operations        $ (36,212) $  91,000  $ 379,872  $ 984,189
                                  =========  =========  =========  =========

(7)  Fair Value Measurements -

     Fair  value, as defined by United States Generally  Accepted
     Accounting  Principles ("US GAAP"), is the price that  would
     be received to sell an asset or paid to transfer a liability
     in an orderly transaction between market participants at the
     measurement  date  in  the principal  or  most  advantageous
     market.  US GAAP establishes a hierarchy in determining  the
     fair  value  of  an  asset  or liability.   The  fair  value
     hierarchy  has  three levels of inputs, both observable  and
     unobservable. US GAAP requires the utilization of the lowest
     possible  level  of input to determine fair value.  Level  1
     inputs include quoted market prices in an active market  for
     identical assets or liabilities.  Level 2 inputs are  market
     data,  other than Level 1 inputs, that are observable either
     directly or indirectly. Level 2 inputs include quoted market
     prices  for  similar  assets or liabilities,  quoted  market
     prices   in   an  inactive  market,  and  other   observable
     information that can be corroborated by market data. Level 3
     inputs  are  unobservable and corroborated by little  or  no
     market data.

     The  Partnership  had  no financial  assets  or  liabilities
     measured  at fair value on a recurring basis or nonrecurring
     basis    that   would   require   disclosure   under    this
     pronouncement.

     The  Red  Robin  restaurant  on Citadel  Drive  in  Colorado
     Springs,  Colorado, with a carrying amount of $1,116,000  at
     September  30, 2009, was written down to its fair  value  of
     $900,000  after  completing our long-lived  asset  valuation
     analysis.   The  fair value of the property was  based  upon
     comparable sales of similar properties, which are considered
     Level  3  inputs in the valuation hierarchy.  The  resulting
     impairment  charge  in  the third quarter  of  $216,000  was
     included in earnings for the period.

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

(8)  Subsequent Events -

     The  Partnership  has  evaluated subsequent  events  through
     November  10, 2009, the date which the financial  statements
     were  available  to be issued.  Subsequent events,  if  any,
     were  disclosed  in the appropriate note  in  the  Notes  to
     Financial Statements.

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.

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.

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

        Prior  to  January  1,  2009, the  Partnership  purchased
properties and recorded them in the financial statements at  cost
(including  capitalized acquisition expenses).  For  acquisitions
completed  on  or  after  January  1,  2009,  acquisition-related
transaction costs will be expensed as incurred as a result of the
Partnership  adopting new guidance on business combinations  that
expands  the  scope  of acquisition accounting.  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, 2009 and 2008, the
Partnership  recognized rental income from continuing  operations
of  $1,118,107 and $999,333 respectively.  In 2009, rental income
increased  due  to  additional rent received  from  one  property
acquisition in 2009 and rent increases on two properties.

       For the nine months ended September 30, 2009 and 2008, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $175,207 and $172,586, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and communicating with the Limited Partners.  During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $28,867 and $38,489, 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.

        For  the  nine  months  ended  September  30,  2009,  the
Partnership  incurred property acquisition expenses  of  $79,674.
These  costs  were  expensed as incurred as  the  result  of  the
adoption  of  new guidance on business combinations  that  became
effective January 1, 2009.

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

       For the nine months ended September 30, 2009 and 2008, the
Partnership  recognized interest income of $26,211  and  $38,650,
respectively.   In  2009, interest income decreased  due  to  the
Partnership having less money invested in a money market  account
due  to  property  acquisitions and lower money market  rates  in
2009.

        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,  2009,  the
Partnership  recognized  income from discontinued  operations  of
$379,872,  representing  rental income less  property  management
expenses and depreciation of $8,436 and gain on disposal of  real
estate  of $587,436, which were partially offset by a real estate
impairment loss of $216,000.  For the nine months ended September
30,  2008,  the  Partnership recognized income from  discontinued
operations of $984,189, representing rental income less  property
management  expenses  and depreciation of $301,251  and  gain  on
disposal of real estate of $682,938.

        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.

        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.

        On  November 30, 2008, the Lease term expired for the Red
Robin  restaurant on Citadel Drive in Colorado Springs, Colorado.
The  tenant reviewed their operations at the property and decided
not  to  enter into an agreement to extend the term of the Lease.
The  Partnership  has listed the property for sale  with  a  real
estate  broker in the Colorado Springs area.  While the  property
is  vacant, the Partnership is responsible for real estate  taxes
and  other  costs associated with maintaining the property.   The
loss of rent and increased expenses related to this property will
decrease   the   Partnership's   cash   flow   in   the   future.
Consequently,  beginning  with the first  quarter  of  2009,  the
Partnership is reducing its regular distribution rate  until  the
property  can  be sold and the proceeds reinvested in  additional
property.

       Based on an analysis of market conditions in the area, the
Partnership determined the Red Robin restaurant was impaired.  As
a result, in the fourth quarter of 2008, a charge to discontinued
operations for real estate impairment of $161,088 was recognized,
which  was the difference between the carrying value at  December
31,   2008  of  $1,277,088  and  the  estimated  fair  value   of
$1,116,000.   Based  on marketing efforts to date  and  a  recent
analysis  of  market  conditions in  the  area,  the  Partnership
recognized  an additional real estate impairment of  $216,000  to
decrease  the  carrying  value to the  estimated  fair  value  of
$900,000  as  of September 30, 2009.  The charges  were  recorded
against the cost of the land and building.  At September 30, 2009
and December 31, 2008, the property was classified as Real Estate
Held for Sale.

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

        On  January  9,  2009, the Partnership  sold  the  Johnny
Carino's  restaurant  in Alexandria, Louisiana  to  an  unrelated
third  party.   The  Partnership received net  sale  proceeds  of
$2,231,614,  which resulted in a net gain of  $392,362.   At  the
time  of sale, the cost and related accumulated depreciation  was
$2,144,748 and $305,496, respectively.  At December 31, 2008, the
property  was  classified as Real Estate Held  for  Sale  with  a
carrying value of $1,839,252.

        On  May  28,  2009,  the Partnership sold  its  remaining
interests  in  the Champp's Americana restaurants  in  Lyndhurst,
Ohio  and Schaumburg, Illinois to an unrelated third party.   The
Partnership received net sale proceeds of $11,692, which resulted
in  a  net  gain  of  $3,801.  The cost and  related  accumulated
depreciation  of  the  interests sold  was  $10,622  and  $2,731,
respectively.

        In May 2009, the Partnership entered into an agreement to
sell  the Tractor Supply Company retail store in Mesquite,  Texas
to  an  unrelated third party.  On July 2, 2009, the sale  closed
with  the Partnership receiving net proceeds of $1,331,175, which
resulted  in  a net gain of $191,273.  At the time of  sale,  the
cost  and  related  accumulated depreciation was  $1,231,624  and
$91,722, respectively.

         Management  believes  inflation  has  not  significantly
affected  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.  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.

Liquidity and Capital Resources

        During  the  nine months ended September  30,  2009,  the
Partnership's  cash balances decreased $383,733 as  a  result  of
cash  used  to purchase property and distributions  paid  to  the
Partners  in  excess of cash generated from operating activities,
which  were partially offset by cash generated from the  sale  of
property.   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.

        Net  cash provided by operating activities decreased from
$1,169,132 in 2008 to $877,099 in 2009 as a result of a  decrease
in  total  rental and interest income in 2009 and an increase  in
Partnership  administration and property management  expenses  in
2009, which was partially offset by net timing differences in the
collection  of  payments  from the tenants  and  the  payment  of
expenses.  During 2009, cash from operations was also reduced  by
$79,674  of acquisition expenses related to the purchase of  real
estate.  Pursuant to new accounting guidance, these expenses were
reflected as operating cash outflows.  However, pursuant  to  the
Partnership  Agreement,  acquisition expenses  were  funded  with
proceeds from property sales.

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

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of  real estate.  During the nine  months  ended
September 30, 2009 and 2008, the Partnership generated cash  flow
from  the  sale  of  real  estate of $3,574,481  and  $2,152,460,
respectively.  During the nine months ended September  30,  2009,
the  Partnership expended $3,714,638 to invest in real properties
as the Partnership reinvested cash generated from property sales.

        On May 22, 2009, the Partnership purchased a 70% interest
in a Staples store in Vernon Hills, Illinois for $3,714,638.  The
Partnership incurred $79,674 of acquisition expenses  related  to
the  purchase.   The  property is leased to  Staples  the  Office
Superstore  East, Inc. under a Lease Agreement with  a  remaining
primary term of 9.4 years and initial annual rent of $308,315 for
the  interest purchased.  The remaining interest in the  property
was purchased by AEI Income & Growth Fund 27 LLC, an affiliate of
the Partnership.

        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, 2009 and 2008, the
Partnership  declared distributions of $1,072,730 and $1,541,417,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of  $1,062,003  and  $1,526,003  and  the  General
Partners  received distributions of $10,727 and $15,414  for  the
periods,  respectively.  In March and June 2008, the  Partnership
declared  special distributions of net sale proceeds of  $115,152
and  $171,717, respectively.  In 2009, distributions  were  lower
due  to  a  decrease in the distribution rate per Unit, effective
January 1, 2009, and the special distributions in 2008.

        During  the  first  nine months of  2009  and  2008,  the
Partnership  distributed  net  sale  proceeds  of  $116,423   and
$286,869  to  the Limited and General Partners as part  of  their
quarterly distributions, which represented a return of capital of
$5.22 and $12.88 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)

        On  October 1, 2009, one Limited Partner redeemed a total
of  15  Partnership  Units for $14,118  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using   Net   Cash  Flow  from  operations.   During  2008,   the
Partnership  did not redeem any Units from the Limited  Partners.
In prior years, a total of 124 Limited Partners redeemed 1,954.96
Partnership  Units for $1,500,713.  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 $143 in 2009.

       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.

The Economy and Market Conditions

       The impact of conditions in the current economy, including
the  turmoil  in the credit markets, has adversely affected  many
real   estate  companies.   However,  the  absence  of   mortgage
financing on the Partnership's properties eliminates the risks of
foreclosure and debt-refinancing that can negatively  impact  the
value  and  distributions  of leveraged  real  estate  companies.
Nevertheless, a prolonged economic downturn may adversely  affect
the operations of the Partnership's tenants and their cash flows.
If  a  tenant  were  to  default on its  lease  obligations,  the
Partnership's  income  would decrease,  its  distributions  would
likely be reduced and the value of its properties might decline.

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

       Not required for a smaller reporting company.

ITEM 4.   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 required for a smaller reporting company.

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.

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 10, 2009     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/ PATRICK W KEENE
                                      Patrick W. Keene
                                      Chief Financial Officer
                                      (Principal Accounting Officer)