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:  March 31, 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:

         Balance Sheet as of March 31, 2009 and December 31, 2008

         Statements for the Three Months ended March 31, 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
              MARCH 31, 2009 AND DECEMBER 31, 2008

                             ASSETS

                                                    2009           2008
CURRENT ASSETS:
  Cash                                         $ 4,956,364     $ 2,842,034

INVESTMENTS IN REAL ESTATE:
  Land                                           4,233,478       4,560,445
  Buildings and Equipment                        7,444,551       8,349,208
  Accumulated Depreciation                      (2,265,702)     (2,288,065)
                                                -----------     -----------
                                                 9,412,327      10,621,588
  Real Estate Held for Sale                      2,255,902       2,955,252
                                                -----------     -----------
      Net Investments in Real Estate            11,668,229      13,576,840
                                                -----------     -----------
           Total  Assets                       $16,624,593     $16,418,874
                                                ===========     ===========

                       LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $    61,368     $    98,024
  Distributions Payable                            347,945         405,522
  Unearned Rent                                     55,445           8,712
                                                -----------     -----------
      Total Current Liabilities                    464,758         512,258
                                                -----------     -----------
PARTNERS' CAPITAL:
  General Partners                                  12,379           9,847
  Limited Partners, $1,000 per Unit;
      24,000 Units authorized and issued;
      22,045 Units outstanding                  16,147,456      15,896,769
                                                -----------     -----------
      Total Partners' Capital                   16,159,835      15,906,616
                                                -----------     -----------
       Total Liabilities and Partners' Capital $16,624,593     $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 THREE MONTHS ENDED MARCH 31


                                                     2009           2008

RENTAL INCOME                                  $   336,020     $   331,991

EXPENSES:
  Partnership Administration - Affiliates           63,173          56,755
  Partnership Administration and Property
     Management - Unrelated Parties                 11,557          11,691
  Depreciation                                      61,820          61,819
                                                -----------     -----------
      Total Expenses                               136,550         130,265
                                                -----------     -----------

OPERATING INCOME                                   199,470         201,726

OTHER INCOME:
  Interest Income                                   12,605          11,895
                                                -----------     -----------

INCOME FROM CONTINUING OPERATIONS                  212,075         213,621

Income from Discontinued Operations                398,720         740,717
                                                -----------     -----------
NET INCOME                                     $   610,795     $   954,338
                                                ===========     ===========
NET INCOME ALLOCATED:
  General Partners                             $     6,108     $     9,543
  Limited Partners                                 604,687         944,795
                                                -----------     -----------
                                               $   610,795     $   954,338
                                                ===========     ===========
NET INCOME PER LIMITED PARTNERSHIP UNIT:
  Continuing Operations                        $      9.52     $      9.59
  Discontinued Operations                            17.91           33.27
                                                -----------     -----------
      Total                                    $     27.43     $     42.86
                                                ===========     ===========
Weighted Average Units Outstanding                  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 THREE MONTHS ENDED MARCH 31


                                                    2009           2008

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $   610,795     $   954,338

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                   69,359          84,628
     Gain on Sale of Real Estate                  (392,362)       (621,404)
     Decrease in Payable to
        AEI Fund Management, Inc.                  (36,656)        (23,107)
     Increase in Unearned Rent                      46,733          61,059
                                                -----------     -----------
       Total Adjustments                          (312,926)       (498,824)
                                                -----------     -----------
       Net Cash Provided By
           Operating Activities                    297,869         455,514
                                                -----------     -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Proceeds from Sale of Real Estate              2,231,614       2,046,322
                                                -----------     -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Distributions Paid to Partners                  (415,153)       (424,243)
                                                -----------     -----------

NET INCREASE IN CASH                             2,114,330       2,077,593

CASH, beginning of period                        2,842,034       1,102,753
                                                -----------     -----------
CASH, end of period                            $ 4,956,364     $ 3,180,346
                                                ===========     ===========


 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 THREE MONTHS ENDED MARCH 31


                                                                   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 Declared     (5,394)      (534,001)     (539,395)

  Net Income                  9,543        944,795       954,338
                             -------    -----------   -----------  ---------
BALANCE, March 31, 2008     $16,477    $16,553,158   $16,569,635   22,045.04
                             =======    ===========   ===========  =========


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

  Distributions Declared     (3,576)      (354,000)     (357,576)

  Net Income                  6,108        604,687       610,795
                             -------    -----------   -----------  ---------
BALANCE, March 31, 2009     $12,379    $16,147,456   $16,159,835   22,045.04
                             =======    ===========   ===========  =========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                  NOTES TO FINANCIAL STATEMENTS
                         MARCH 31, 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 -

     Subsequent  to March 31, 2009, the Partnership entered  into
     an  agreement to purchase a 70% interest in a Staples  store
     in Vernon Hills, Illinois for approximately $3,715,000.  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
     will  be  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.   Through  March  31,  2008,  the  Partnership
     recognized a net gain of $621,404.  In the second quarter of
     2008,  the Partnership recorded a $10,700 adjustment to  the
     expenses of the sale.

     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.

     Based  on an analysis of market conditions in the area,  the
     Partnership determined the Red Robin restaurant was impaired
     in   accordance  with  the  requirements  of  Statement   of
     Financial Accounting Standards No. 144, "Accounting for  the
     Impairment or Disposal of Long-Lived Assets".  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 book  value
     at  December  31, 2008 of $1,277,088 and the estimated  fair
     value  of  $1,116,000.  The charge was recorded against  the
     cost  of  the  land  and building.  At March  31,  2009  and
     December  31,  2008,  the property was  classified  as  Real
     Estate Held for Sale.


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

(6)  Discontinued Operations - (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 book value of $1,839,252.

     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.  The agreement requires a
     cash  down  payment  of  $750,000  and  a  3-year  Note  for
     $750,000.  The sale is subject to contingencies and may  not
     be  completed.   If the sale is completed,  the  Partnership
     expects  to  recognize  net sale proceeds  of  approximately
     $1,396,000, which will result in a net gain of approximately
     $256,100.   If  the sale is not completed,  the  Partnership
     will likely seek another buyer for the property and may  not
     be  able  to  negotiate  a purchase agreement  with  similar
     economic  terms.   At  March  31,  2009,  the  property  was
     classified as Real Estate Held for Sale with a book value of
     $1,139,902.

     During  the  first  three  months  of  2009  and  2008,  the
     Partnership  distributed net sale proceeds  of  $69,785  and
     $115,152  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $3.13  and $5.17 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 three months ended March 31:


                                                2009       2008

     Rental Income                          $  29,581   $ 142,277
     Property Management Expenses             (15,684)       (155)
     Depreciation                              (7,539)    (22,809)
     Gain on Disposal of Real Estate          392,362     621,404
                                             ---------   ---------
       Income from Discontinued Operations  $ 398,720   $ 740,717
                                             =========   =========


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

(7)  Fair Value Measurements -

     In September 2006, the FASB issued SFAS No. 157, "Fair Value
     Measurements,"  ("SFAS  157"). SFAS  157  provides  enhanced
     guidance  for  using  fair  value  to  measure  assets   and
     liabilities.   In  February  2008,  the  FASB  issued  Staff
     Position (FSP) No. 157-2, which deferred the effective  date
     of  SFAS  157  for one year relative to certain nonfinancial
     assets  and liabilities.  The Partnership adopted  SFAS  157
     for  financial assets and liabilities on January 1, 2008 and
     for  certain nonfinancial assets and liabilities on  January
     1,  2009.   The  Partnership has no  assets  or  liabilities
     measured  at fair value on a recurring basis or nonrecurring
     basis    that   would   require   disclosure   under    this
     pronouncement.


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
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 three months ended March 31, 2009 and 2008,  the
Partnership  recognized rental income from continuing  operations
of  $336,020  and $331,991 respectively.  In 2009, rental  income
increased due to rent increases on two properties.

        For  the three months ended March 31, 2009 and 2008,  the
Partnership  incurred  Partnership administration  expenses  from
affiliated  parties of $63,173 and $56,755, 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  $11,557 and $11,691, 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 three months ended March 31, 2009 and 2008,  the
Partnership  recognized interest income of $12,605  and  $11,895,
respectively.

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

        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 three  months
ended  March  31,  2009, the Partnership recognized  income  from
discontinued  operations of $398,720, representing rental  income
less property management expenses and depreciation of $6,358  and
gain  on  disposal  of real estate of $392,362.   For  the  three
months  ended  March 31, 2008, the Partnership recognized  income
from  discontinued  operations of $740,717,  representing  rental
income less property management expenses of $119,313 and gain  on
disposal of real estate of $621,404.

        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.   Through
March  31,  2008,  the  Partnership  recognized  a  net  gain  of
$621,404.   In  the  second  quarter  of  2008,  the  Partnership
recorded a $10,700 adjustment to the expenses of the sale.

        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  in
accordance  with  the  requirements  of  Statement  of  Financial
Accounting  Standards No. 144, Accounting for the  Impairment  or
Disposal  of  Long-Lived  Assets.  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  book value  at  December  31,  2008  of
$1,277,088  and  the  estimated fair value  of  $1,116,000.   The
charge  was  recorded against the cost of the land and  building.
At  March  31,  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  book
value of $1,839,252.


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

        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.  The agreement requires a cash down
payment of $750,000 and a 3-year Note for $750,000.  The sale  is
subject  to contingencies and may not be completed.  If the  sale
is  completed,  the  Partnership expects to  recognize  net  sale
proceeds of approximately $1,396,000, which will result in a  net
gain  of  approximately $256,100.  If the sale is not  completed,
the  Partnership will likely seek another buyer for the  property
and  may  not  be  able  to negotiate a purchase  agreement  with
similar  economic  terms.  At March 31, 2009,  the  property  was
classified  as  Real Estate Held for Sale with a  book  value  of
$1,139,902.

         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  three  months  ended  March  31,  2009,  the
Partnership's cash balances increased $2,114,330 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  three  months
ended  March 31, 2008, the Partnership's cash balances  increased
$2,077,593  as  a  result  of cash generated  from  the  sale  of
property  and cash generated from operating activities in  excess
of distributions paid to the Partners.

        Net  cash provided by operating activities decreased from
$455,514 in 2008 to $297,869 in 2009 as a result of a decrease in
total  rental  and  interest  income  in  2009,  an  increase  in
Partnership  administration and property management  expenses  in
2009  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 three  months  ended
March 31, 2009 and 2008, the Partnership generated cash flow from
the   sale   of   real  estate  of  $2,231,614  and   $2,046,322,
respectively.

       Subsequent to March 31, 2009, the Partnership entered into
an  agreement  to purchase a 70% interest in a Staples  store  in
Vernon   Hills,  Illinois  for  approximately  $3,715,000.    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  will  be
purchased by AEI Income & Growth Fund 27 LLC, an affiliate of the
Partnership.

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

        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 three months ended March 31, 2009 and 2008,  the
Partnership  declared  distributions of  $357,576  and  $539,395,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of $354,000 and $534,001 and the General  Partners
received  distributions  of $3,576 and $5,394  for  the  periods,
respectively.  In March 2008, the Partnership declared a  special
distribution  of  net  sale  proceeds  of  $115,152.   In   2009,
distributions  were lower due to a decrease in  the  distribution
rate  per  Unit,  effective  January 1,  2009,  and  the  special
distribution in March 2008.

        During  the  first  three months of 2009  and  2008,  the
Partnership distributed net sale proceeds of $69,785 and $115,152
to  the  Limited and General Partners as part of their  quarterly
distributions, which represented a return of capital of $3.13 and
$5.17   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.

        During 2009 and 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.

       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.

                   PART II - OTHER INFORMATION
                           (Continued)

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:  May 12, 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)