SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549
                                
                           FORM 10-QSB
                                
           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934
                                
             For the Quarter Ended:  March 31, 1999
                                
                Commission file number:  0-23778
                                
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


      State of Minnesota                   41-1729121
(State or other Jurisdiction of         (I.R.S. Employer
Incorporation or Organization)        Identification No.)


  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)
                                
                          (651) 227-7333
                   (Issuer's telephone number)
                                
                                
                         Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)
                                
Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the preceding 12 months (or for such shorter  period
that  the registrant was required to file such reports), and  (2)
has  been  subject to such filing requirements for  the  past  90
days.

                       Yes   [X]       No
                                
         Transitional Small Business Disclosure Format:
                                
                       Yes             No   [X]
                                
                                
                                
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                                
                              INDEX
                                
                                
                                                     

PART I. Financial Information

 Item 1. Balance Sheet as of March 31, 1999 and December  31, 1998    

         Statements for the Periods ended March 31, 1999 and 1998:

            Income                                     

            Cash Flows                                 

            Changes in Partners' Capital               

         Notes to Financial Statements               

 Item 2. Management's Discussion and Analysis    

PART II. Other Information

 Item 1. Legal Proceedings                          

 Item 2. Changes in Securities                      

 Item 3. Defaults Upon Senior Securities            

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

 Item 5. Other Information                          

 Item 6. Exhibits and Reports on Form 8-K           


<PAGE>

    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                          BALANCE SHEET
                                
              MARCH 31, 1999 AND DECEMBER 31, 1998
                                
                           (Unaudited)
                                
                             ASSETS
                                
                                                       1999          1998

CURRENT ASSETS:
  Cash and Cash Equivalents                        $ 1,030,255    $ 1,407,691
  Receivables                                           74,918         47,792
                                                    -----------    -----------
      Total Current Assets                           1,105,173      1,455,483
                                                    -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                               7,175,132      7,175,132
  Buildings and Equipment                           10,649,400     10,649,400
  Construction in Progress                           1,017,723        654,272
  Property Acquisition Costs                            60,502         58,511
  Accumulated Depreciation                          (1,412,889)    (1,320,192)
                                                    -----------    -----------
      Net Investments in Real Estate                17,489,868     17,217,123
                                                    -----------    -----------
          Total Assets                             $18,595,041    $18,672,606
                                                    ===========    ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.             $    68,146    $    84,669
  Distributions Payable                                424,410        424,509
  Unearned Rent                                         27,457              0
                                                    -----------    -----------
      Total Current Liabilities                        520,013        509,178
                                                    -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                     (26,191)       (25,306)
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized and issued;
   23,385 Units outstanding                         18,101,219     18,188,734
                                                    -----------    -----------
      Total Partners' Capital                       18,075,028     18,163,428
                                                    -----------    -----------
        Total Liabilities and Partners' Capital    $18,595,041    $18,672,606
                                                    ===========    ===========
                                
                                
                                
 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 MARCH 31
                                
                           (Unaudited)
                                
 
                                                       1999          1998

INCOME:
   Rent                                            $   502,478    $   472,916
   Investment Income                                    31,330         36,261
                                                    -----------    -----------
        Total Income                                   533,808        509,177
                                                    -----------    -----------

EXPENSES:
   Partnership Administration - Affiliates              66,112         71,145
   Partnership Administration and Property
      Management - Unrelated Parties                    24,042         32,837
   Depreciation                                         92,697         92,847
                                                    -----------    -----------
        Total Expenses                                 182,851        196,829
                                                    -----------    -----------

OPERATING INCOME                                       350,957        312,348

GAIN ON SALE OF REAL ESTATE                                  0        134,164
                                                    -----------    -----------
NET INCOME                                         $   350,957    $   446,512
                                                    ===========    ===========

NET INCOME ALLOCATED:
   General Partners                                $     3,509    $     4,465
   Limited Partners                                    347,448        442,047
                                                    -----------    -----------
                                                   $   350,957    $   446,512
                                                    ===========    ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (23,385 weighted average Units
 outstanding in 1999 and 1998)                     $     14.86    $     18.90
                                                    ===========    ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                     STATEMENT OF CASH FLOWS
                                
                 FOR THE PERIODS ENDED MARCH 31
                                
                           (Unaudited)
                                
                                                       1999           1998

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net Income                                       $   350,957    $   446,512

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                        92,697         92,847
     Gain on Sale of Real Estate                              0       (134,164)
     (Increase) Decrease in Receivables                 (27,126)        54,835
     Decrease in Payable to
        AEI Fund Management, Inc.                       (16,523)       (17,498)
     Increase in Unearned Rent                           27,457         41,060
                                                     -----------    -----------
        Total Adjustments                                76,505         37,080
                                                     -----------    -----------
        Net Cash Provided By
        Operating Activities                            427,462        483,592
                                                     -----------    -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                          (365,442)       (23,709)
   Proceeds from Sale of Real Estate                          0        438,215
                                                     -----------    -----------
        Net Cash Provided By (Used For)
        Investing Activities                           (365,442)       414,506
                                                     -----------    -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable             (99)       229,426
   Distributions to Partners                           (439,357)      (439,395)
                                                     -----------    -----------
        Net Cash Used For
        Financing Activities                           (439,456)      (209,969)
                                                     -----------    -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                                (377,436)       688,129

CASH AND CASH EQUIVALENTS, beginning of period        1,407,691      2,112,414
                                                     -----------    -----------
CASH AND CASH EQUIVALENTS, end of period            $ 1,030,255    $ 2,800,543
                                                     ===========    ===========
                                
                                
 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
            STATEMENT OF CHANGES IN PARTNERS' CAPITAL
                                
                 FOR THE PERIODS ENDED MARCH 31
                                
                           (Unaudited)
                                

                                                                      Limited
                                                                    Partnership
                              General       Limited                    Units
                              Partners      Partners      Total     Outstanding


BALANCE, December 31, 1997  $ (22,210)  $18,495,289   $18,473,079    23,385.09

  Distributions                (4,394)     (435,001)     (439,395)

  Net Income                    4,465       442,047       446,512    
                             ---------   -----------   -----------  -----------
BALANCE, March 31, 1998     $ (22,139)  $18,502,335   $18,480,196    23,385.09
                             =========   ===========   ===========  ===========


BALANCE, December 31, 1998  $ (25,306)  $18,188,734   $18,163,428    23,385.09

  Distributions                (4,394)     (434,963)     (439,357)

  Net Income                    3,509       347,448       350,957
                             ---------   -----------   -----------  -----------
BALANCE, March 31, 1999     $ (26,191)  $18,101,219   $18,075,028    23,385.09
                             =========   ===========   ===========  ===========

 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
                                
                         MARCH 31, 1999
                                
                           (Unaudited)

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

(2)  Organization -

     AEI  Net  Lease Income & Growth Fund XX Limited  Partnership
     (Partnership)  was  formed to acquire and  lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed  by AEI Fund  Management  XX,  Inc.
     (AFM),  the  Managing  General Partner of  the  Partnership.
     Robert  P.  Johnson, the President and sole  shareholder  of
     AFM,  serves  as  the  Individual  General  Partner  of  the
     Partnership.   An  affiliate of AFM,  AEI  Fund  Management,
     Inc.,  performs  the administrative and operating  functions
     for the Partnership.
     
     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  June  30,  1993   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)  were  accepted.   On  January  19,  1995,  the
     Partnership's   offering   terminated   when   the   maximum
     subscription  limit  of  24,000  Limited  Partnership  Units
     ($24,000,000) was reached.
     
     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $24,000,000 and $1,000, respectively.  During the  operation
     of the Partnership, 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 the Partnership's 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  the  Partnership's
     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 the Partnership's 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)  Investments in Real Estate -

     On  December  21,  1995, the Partnership purchased  a  33.0%
     interest  in  a  Media Play retail store  in  Apple  Valley,
     Minnesota  for $1,422,701.  The property was leased  to  The
     Musicland Group, Inc. (MGI) under a Lease Agreement  with  a
     primary  term  of  18  years and annual rental  payments  of
     $135,482.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate - (Continued)

     In  December,  1996,  the Partnership  and  MGI  reached  an
     agreement in which MGI would buy out and terminate the Lease
     Agreement  by making a payment of $800,000, which was  equal
     to  approximately two years' rent.  The Partnership's  share
     of  such  payment was $264,000.  A specialist in  commercial
     property  leasing has been retained to locate a  new  tenant
     for  the  property.   While  the  property  is  vacant,  the
     Partnership  is  responsible for the real estate  taxes  and
     other costs required to maintain the property.
     
     As  of  December  31, 1997, based on an analysis  of  market
     conditions in the area, it was determined the fair value  of
     the   Partnership's   interest  in  the   Media   Play   was
     approximately $726,000.  In the fourth quarter  of  1997,  a
     charge  to operations for real estate impairment of $626,800
     was  recognized,  which is the difference between  the  book
     value  at  December 31, 1997 of $1,352,800 and the estimated
     market  value of $726,000.  The charge was recorded  against
     the cost of the land, building and equipment.
     
     In  December, 1998, Gulf Coast Restaurants, Inc. (GCR),  the
     lessee of the Applebee's restaurant in Lafayette, Louisiana,
     filed  for  reorganization.  GCR is continuing to  make  the
     lease  payments to the Partnership under the supervision  of
     the  bankruptcy  court while they develop  a  reorganization
     plan.   If  the Lease is assumed, GCR must comply  with  all
     Lease  terms and any unpaid rent must be paid.  If the Lease
     is  rejected,  GCR will be required to return possession  of
     the property to the Partnership and past due amounts will be
     dismissed  and the Partnership will be responsible  for  re-
     leasing  the property.  At March 31, 1999, GCR owed  $26,781
     for   rent  due  prior  to  the  date  of  the  filing   for
     reorganization.  An analysis of the operating statements  of
     this property indicate that it is generating profits and  it
     is  management's belief that the Lease will  be  assumed  by
     GCR.
     
     On  August  11,  1998,  the Partnership  purchased  a  60.0%
     interest in a parcel of land in Columbus, Ohio for $621,600.
     The  land  is  leased to Americana Dining Corporation  (ADC)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental payments of $43,512.  Effective  February  6,
     1999,   the   annual   rent   was  increased   to   $65,268.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which the Partnership advanced funds to ADC  for  the
     construction of a Champps Americana restaurant on the  site.
     Through   March  31,  1999,  the  Partnership  had  advanced
     $1,017,723  for  the construction of the  property  and  was
     charging  interest  on  the advances  at  a  rate  of  7.0%.
     Effective  February 6, 1999, the interest rate was increased
     to  10.5%.   On  April 16, 1999, after the  development  was
     completed, the Lease Agreement was amended to require annual
     rental payments of $209,661.  The Partnership's share of the
     total  purchase price, including the cost of the  land,  was
     approximately  $2,037,000.  The remaining  interest  in  the
     property  is  owned by Net Lease Income & Growth  Fund  84-A
     Limited Partnership.
     
     Through December 31, 1998, the Partnership sold 88.04128% of
     its  interest  in the Applebee's restaurant  in  Middletown,
     Ohio,  in  six  separate  transactions  to  unrelated  third
     parties.   The Partnership received total net sale  proceeds
     of  $1,322,934  which  resulted  in  a  total  net  gain  of
     $389,903.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,026,857  and
     $93,826, respectively.  For the three months ended March 31,
     1998, the net gain was $78,734.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -  (Continued)

     On  January 27, 1998, the Partnership sold 5.50031%  of  its
     interest  in the Champps Americana restaurant in  Lyndhurst,
     Ohio  to an unrelated third party.  The Partnership received
     net  sale proceeds of $184,032 which resulted in a net  gain
     of  $41,140.  At the time of the sale, the cost and  related
     accumulated  depreciation of the interest sold was  $149,183
     and $6,291, respectively.
     
     In May, 1997, the Partnership sold 3,739 square feet of land
     from  the  Red Robin property on Jamboree Drive in  Colorado
     Springs, Colorado, pursuant to a Right of Way Agreement with
     the  state  of  Colorado Department of Transportation.   The
     Partnership received net proceeds of $37,052 which, in 1997,
     resulted in a net loss of $36,025.  The original cost of the
     parcel  of  land was $73,077.  The Partnership believed  the
     state  of  Colorado  undervalued the land  and  successfully
     negotiated  to receive additional net proceeds  of  $14,290,
     which was recognized as a gain in the first quarter of 1998.
     
     During  the  first  three months of  1998,  the  Partnership
     distributed net sale proceeds of $34,200 to the Limited  and
     General   Partners  as  part  of  their  regular   quarterly
     distributions which represented a return of capital of $1.45
     per  Limited  Partnership  Unit.   The  remaining  net  sale
     proceeds will either be re-invested in additional properties
     or distributed to the Partners in the future.
     
     The  Partnership has incurred net costs of $803,803 relating
     to  the review of potential property acquisitions.  Of these
     costs, $743,301 have been capitalized and allocated to land,
     building and equipment.  The remaining costs of $60,502 have
     been   capitalized  and  will  be  allocated   to   property
     acquisitions in future periods.
     
(4)  Payable to AEI Fund Management, Inc. -

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

ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

        For  the three months ended March 31, 1999 and 1998,  the
Partnership  recognized rental income of $502,478  and  $472,916,
respectively.   During the same periods, the  Partnership  earned
investment income of $31,330 and $36,261, respectively.  In 1999,
rental  income  increased mainly as a result of  additional  rent
received from the Champps Americana restaurant in Columbus,  Ohio
and rent increases on five properties.


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

        Musicland Group, Inc. (MGI), the lessee of the Media Play
retail  store  in  Apple Valley, Minnesota experienced  financial
difficulties and was aggressively restructuring its organization.
As  part of the restructuring, the Partnership and MGI reached an
agreement  in  December, 1996 in which  MGI  would  buy  out  and
terminate  the Lease Agreement by making a payment  of  $800,000,
which   is   equal  to  approximately  two  years'   rent.    The
Partnership's share of such payment was $264,000.   A  specialist
in  commercial property leasing has been retained to locate a new
tenant  for  the  property.  While the property  is  vacant,  the
Partnership  is responsible for the real estate taxes  and  other
costs required to maintain the property.

        As  of  December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Partnership's  interest  in  the  Media  Play  was  approximately
$726,000.   In the fourth quarter of 1997, a charge to operations
for  real estate impairment of $626,800 was recognized, which  is
the  difference between the book value at December  31,  1997  of
$1,352,800  and  the  estimated market value  of  $726,000.   The
charge  was  recorded against the cost of the land, building  and
equipment.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Lafayette,  Louisiana,
filed  for  reorganization.  GCR is continuing to make the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court while they develop a reorganization  plan.   If
the  Lease  is assumed, GCR must comply with all Lease terms  and
any unpaid rent must be paid.  If the Lease is rejected, GCR will
be   required  to  return  possession  of  the  property  to  the
Partnership  and  past  due amounts will  be  dismissed  and  the
Partnership will be responsible for re-leasing the property.   At
March  31, 1999, GCR owed $26,781 for rent due prior to the  date
of  the  filing for reorganization.  An analysis of the operating
statements  of  this  property indicate  that  it  is  generating
profits  and  it is management's belief that the  Lease  will  be
assumed by GCR.

       During the three months ended March 31, 1999 and 1998, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $66,112 and $71,145, respectively.   These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $24,042 and $32,837, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs,  taxes, insurance and other property costs.  The  decrease
in  these expenses in 1999, when compared to 1998, is the  result
of  expenses incurred in 1998 related to the Media Play situation
discussed above.

        As of March 31, 1999, the Partnership's cash distribution
rate was 7.25% on an annualized basis.  Distributions of Net Cash
Flow  to  the  General Partners were subordinated to the  Limited
Partners as required in the Partnership Agreement.  As a  result,
99%  of  distributions  and  income  were  allocated  to  Limited
Partners and 1% to the General Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   The  Leases contain cost of living increases  which
will result in an increase in rental income over the term of  the
Leases.   Inflation also may cause the Partnership's real  estate
to  appreciate in value.  However, inflation and changing  prices
may  also have an adverse impact on the operating margins of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.


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

       The Year 2000 issue is the result of computer systems that
use  two  digits rather than four to define the applicable  year,
which  may prevent such systems from accurately processing  dates
ending  in  the  Year  2000 and beyond.   This  could  result  in
computer  system failures or disruption of operations, including,
but not limited to, an inability to process transactions, to send
or  receive  electronic data, or to engage  in  routine  business
activities.

        AEI  Fund  Management, Inc. (AEI) performs all management
services  for  the  Partnership.   In  1998,  AEI  completed   an
assessment of its computer hardware and software systems and  has
replaced or upgraded certain computer hardware and software using
the  assistance  of  outside vendors.  AEI has  received  written
assurance  from  the equipment and software manufacturers  as  to
Year  2000  compliance.   The  costs associated  with  Year  2000
compliance have not been, and are not expected to be, material.

        The  Partnership intends to monitor and communicate  with
tenants regarding Year 2000 compliance, although there can be  no
assurance  that the systems of the various tenants will  be  Year
2000 compliant.

Liquidity and Capital Resources

        During  the  three  months  ended  March  31,  1999,  the
Partnership's cash balances decreased $377,436 mainly as a result
of  cash  used  to  purchase  additional  properties.   Net  cash
provided by operating activities decreased from $483,592 in  1998
to   $427,462  in  1999  mainly  as  the  result  of  net  timing
differences  in the collection of payments from the  lessees  and
the  payment  of  expenses, which were  partially  offset  by  an
increase in income and a decrease in expenses in 1999.

        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, 1999 and 1998, the Partnership generated cash flow from
the  sale  of  real  estate  of $-0- and $438,215,  respectively.
During  the  same periods, the Partnership expended $365,442  and
$23,709, respectively, to invest in real properties (inclusive of
acquisition  expenses), as the Partnership continued to  reinvest
the cash generated from the property sales.

        On  August  11, 1998, the Partnership purchased  a  60.0%
interest in a parcel of land in Columbus, Ohio for $621,600.  The
land  is  leased to Americana Dining Corporation  (ADC)  under  a
Lease Agreement with a primary term of 20 years and annual rental
payments of $43,512.  Effective February 6, 1999, the annual rent
was  increased to $65,268.  Simultaneously with the  purchase  of
the  land,  the Partnership entered into a Development  Financing
Agreement under which the Partnership advanced funds to  ADC  for
the  construction of a Champps Americana restaurant on the  site.
Through  March 31, 1999, the Partnership had advanced  $1,017,723
for the construction of the property and was charging interest on
the  advances at a rate of 7.0%.  Effective February 6, 1999, the
interest  rate was increased to 10.5%.  On April 16, 1999,  after
the development was completed, the Lease Agreement was amended to
require  annual  rental payments of $209,661.  The  Partnership's
share  of  the total purchase price, including the  cost  of  the
land,  was  approximately $2,037,000.  The remaining interest  in
the  property  is  owned by Net Lease Income & Growth  Fund  84-A
Limited Partnership.


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

        Through December 31, 1998, the Partnership sold 88.04128%
of its interest in the Applebee's restaurant in Middletown, Ohio,
in  six  separate transactions to unrelated third  parties.   The
Partnership received total net sale proceeds of $1,322,934  which
resulted  in  a total net gain of $389,903.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,026,857 and $93,826, respectively.  For the three months ended
March 31, 1998, the net gain was $78,734.

        On January 27, 1998, the Partnership sold 5.50031% of its
interest  in the Champps Americana restaurant in Lyndhurst,  Ohio
to  an unrelated third party.  The Partnership received net  sale
proceeds of $184,032 which resulted in a net gain of $41,140.  At
the   time   of  the  sale,  the  cost  and  related  accumulated
depreciation  of  the  interest sold  was  $149,183  and  $6,291,
respectively.

        In  May, 1997, the Partnership sold 3,739 square feet  of
land  from  the Red Robin property on Jamboree Drive in  Colorado
Springs, Colorado, pursuant to a Right of Way Agreement with  the
state  of Colorado Department of Transportation.  The Partnership
received  net proceeds of $37,052 which, in 1997, resulted  in  a
net loss of $36,025.  The original cost of the parcel of land was
$73,077.    The  Partnership  believed  the  state  of   Colorado
undervalued  the  land  and successfully  negotiated  to  receive
additional  net  proceeds of $14,290, which was recognized  as  a
gain in the first quarter of 1998.

        During  the  first three months of 1998, the  Partnership
distributed  net  sale proceeds of $34,200  to  the  Limited  and
General Partners as part of their regular quarterly distributions
which  represented  a  return of capital  of  $1.45  per  Limited
Partnership Unit.  The remaining net sale proceeds will either be
re-invested  in  additional  properties  or  distributed  to  the
Partners in the future.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.   The  redemption payments generally are funded  with  cash
that  would  normally  be paid as part of the  regular  quarterly
distributions.    As   a   result,   total   distributions    and
distributions  payable fluctuate from year to year  due  to  cash
used to fund redemption payments.

        The  Partnership may acquire Units from Limited  Partners
who  have tendered their Units to the Partnership. Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During 1999 and 1998, the Partnership did not redeem  any
Units  from  the Limited Partners.  In prior years,  a  total  of
thirty-seven  Limited Partners redeemed 614.9  Partnership  Units
for  $541,983 in accordance with the Partnership Agreement.   The
redemptions  increase the remaining Limited  Partners'  ownership
interest in the Partnership.

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


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

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

    <BULLET>  Market  and economic conditions which  affect
              the  value of the properties the Partnership  owns  and
              the cash from rental income such properties generate;
       
    <BULLET>  the federal income tax consequences of rental
              income,  deductions, gain on sales and other items  and
              the affects of these consequences for investors;
       
    <BULLET>  resolution  by  the  General   Partners   of
              conflicts with which they may be confronted;
       
    <BULLET>  the  success  of  the  General  Partners   of
              locating   properties   with  favorable   risk   return
              characteristics;
       
    <BULLET>  the effect of tenant defaults; and
       
    <BULLET>  the condition of the industries in which  the
              tenants of properties owned by the Partnership operate.
                                

                   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 2.CHANGES IN SECURITIES

      None.

ITEM 3.DEFAULTS UPON SENIOR SECURITIES

      None.

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

      None

ITEM 5.OTHER INFORMATION

      None.

                   PART II - OTHER INFORMATION
                           (Continued)
                                
ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                           Description

          10.1  First   Amendment  to   Net   Lease
                Agreement  dated  April 16,  1999  between
                the   Partnership,  Net  Lease  Income   &
                Growth  Fund 84-A Limited Partnership  and
                Americana  Dining Corporation relating  to
                the   property  at  3993  Morse  Crossing,
                Columbus, Ohio.

          27    Financial Data Schedule  for  period
                ended March 31, 1999.

       b. Reports filed on Form 8-K - None.


                           SIGNATURES
                                
        In  accordance with the requirements of the Exchange Act,
the  Registrant has caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.


Dated:  May 7, 1999           AEI Net Lease Income & Growth Fund XX
                              Limited Partnership
                              By:  AEI Fund Management XX, Inc.
                              Its: Managing General Partner



                              By: /s/ Robert P. Johnson
                                      Robert P. Johnson
                                      President
                                      (Principal Executive Officer)



                              By: /s/ Mark E. Larson
                                      Mark E. Larson
                                      Chief Financial Officer
                                      (Principal Accounting Officer)