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, 2010

               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, 2010 and December 31, 2009

         Statements for the Periods ended September 30, 2010 and 2009:

           Income

           Cash Flows

           Changes in Partners' Capital (Deficit)

         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 5. Other Information

 Item 6. Exhibits

         Signatures

<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                          BALANCE SHEET
            SEPTEMBER 30, 2010 AND DECEMBER 31, 2009

                             ASSETS

                                                   2010            2009
CURRENT ASSETS:
  Cash                                         $ 2,209,677     $ 2,405,133
  Receivables                                            0             950
                                                -----------     -----------
      Total Current Assets                       2,209,677       2,406,083
                                                -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                           4,647,875       5,111,428
  Buildings and Equipment                        9,414,066      10,270,617
  Accumulated Depreciation                      (2,279,497)     (2,507,304)
                                                -----------     -----------
                                                11,782,444      12,874,741
  Real Estate Held for Sale                      1,542,762         900,000
                                                -----------     -----------
      Net Investments in Real Estate            13,325,206      13,774,741
                                                -----------     -----------
           Total  Assets                       $15,534,883     $16,180,824
                                                ===========     ===========

                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $    49,623     $    93,330
  Distributions Payable                            343,432         357,573
  Unearned Rent                                     46,654          20,961
                                                -----------     -----------
      Total Current Liabilities                    439,709         471,864
                                                -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                  (2,254)          5,883
  Limited Partners, $1,000 per Unit;
      24,000 Units authorized and issued;
      21,960 and 22,030 Units outstanding in
      2010 and 2009, respectively               15,097,428      15,703,077
                                                -----------     -----------
      Total Partners' Capital                   15,095,174      15,708,960
                                                -----------     -----------
        Total Liabilities and Partners'Capital $15,534,883     $16,180,824
                                                ===========     ===========

 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
                              9/30/10       9/30/09   9/30/10      9/30/09

RENTAL INCOME                $  329,822  $  356,529   $  993,480  $  949,362

EXPENSES:
  Partnership Administration -
    Affiliates                   63,012      56,523      180,576     175,207
  Partnership Administration
    and Property Management  -
    Unrelated Parties             4,536       3,375       27,573      27,180
  Property Acquisitions               0       3,325            0      79,674
  Depreciation                   78,807      78,807      236,421     201,027
                              ----------  ----------   ----------  ----------
      Total Expenses            146,355     142,030      444,570     483,088
                              ----------  ----------   ----------  ----------

OPERATING INCOME                183,467     214,499      548,910     466,274

OTHER INCOME:
  Interest Income                 5,198       5,836       16,046      26,211
                              ----------  ----------   ----------  ----------
INCOME FROM CONTINUING
   OPERATIONS                   188,665     220,335      564,956     492,485

Income (Loss) from
  Discontinued Operations      (154,911)     13,298      (73,000)    527,259
                              ----------  ----------   ----------  ----------
NET INCOME                   $   33,754  $  233,633   $  491,956  $1,019,744
                              ==========  ==========   ==========  ==========
NET INCOME (LOSS) ALLOCATED:
  General Partners           $   (1,662) $    2,336   $    2,920  $   10,197
  Limited Partners               35,416     231,297      489,036   1,009,547
                              ----------  ----------   ----------  ----------
                             $   33,754  $  233,633   $  491,956  $1,019,744
                              ==========  ==========   ==========  ==========
INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT:
  Continuing Operations      $     8.51  $     9.89   $    25.44  $    22.12
  Discontinued Operations         (6.90)        .60        (3.19)      23.67
                              ----------  ----------   ----------  ----------
       Total                 $     1.61  $    10.49   $    22.25  $    45.79
                              ==========  ==========   ==========  ==========
Weighted Average Units Outstanding -
  Basic and Diluted              21,960      22,045       21,984      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


                                                    2010           2009

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                   $   491,956     $ 1,019,744

  Adjustments to Reconcile Net Income to Net Cash
  Provided by Operating Activities:
     Depreciation                                  249,535         228,326
     Real Estate Impairment                        200,000         216,000
     Gain on Sale of Real Estate                         0        (587,436)
     Decrease in Receivable                            950               0
     Decrease in Payable to
        AEI Fund Management, Inc.                  (43,707)        (37,477)
     Increase in Unearned Rent                      25,693          37,942
                                                -----------     -----------
       Total Adjustments                           432,471        (142,645)
                                                -----------     -----------
       Net Cash Provided By
          Operating Activities                     924,427         877,099
                                                -----------     -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                             0      (3,714,638)
  Proceeds from Sale of Real Estate                      0       3,574,481
                                                -----------     -----------
       Net Cash Used For
          Investing Activities                           0        (140,157)
                                                -----------     -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
    Distributions Paid to Partners              (1,058,578)     (1,120,675)
    Redemption Payments                            (61,305)              0
                                                -----------     -----------
       Net Cash Used For
          Financing Activities                  (1,119,883)     (1,120,675)
                                                -----------     -----------

NET DECREASE IN CASH                              (195,456)       (383,733)

CASH, beginning of period                        2,405,133       2,842,034
                                                -----------     -----------
CASH, end of period                            $ 2,209,677     $ 2,458,301
                                                ===========     ===========

 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 (DEFICIT)
             FOR THE NINE MONTHS ENDED SEPTEMBER 30


                                                                  Limited
                                                                Partnership
                             General     Limited                   Units
                             Partners    Partners     Total     Outstanding


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
                             ========   ===========  ===========  ==========


BALANCE, December 31, 2009  $  5,883   $15,703,077  $15,708,960   22,030.04

   Distributions             (10,444)   (1,033,993)  (1,044,437)

  Redemption Payments           (613)      (60,692)     (61,305)     (69.80)

  Net Income                   2,920       489,036      491,956
                             --------   -----------  -----------  ----------
BALANCE, September 30, 2010 $ (2,254)  $15,097,428  $15,095,174   21,960.24
                             ========   ===========  ===========  ==========



 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
                       SEPTEMBER 30, 2010

(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 2010 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 $88,630 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.

     In September 2009, Champps Operating Corporation, the tenant
     of  the  Champps  Americana restaurant in  Utica,  Michigan,
     approached the Partnership with a request to adjust the rent
     on  the  property  to  a market rental  rate  based  on  the
     restaurant's performance and the current conditions  in  the
     market.   In  December 2009, after reviewing  the  financial
     statements  for the restaurant and Champps, the  Partnership
     agreed to amend the Lease to reduce the annual rent for  the
     property  by 45% to $108,033 for the next three  years.   On
     January 1, 2013, the rent will revert to the original amount
     due  under  the  Lease.  During the three-year  period,  the
     amendment  provides for additional rental  payments  if  the
     restaurant's sales exceed certain stated amounts.

     On  October  20,  2010,  the  Partnership  purchased  a  40%
     interest in a Scott & White Clinic in College Station, Texas
     for  $1,470,224.  The property is leased to  Scott  &  White
     Healthcare under a Lease Agreement with a remaining  primary
     term  of  9.7 years and initial annual rent of $123,200  for
     the  interest  purchased.  The remaining  interests  in  the
     property  were  purchased by AEI Income &  Growth  Fund  XXI
     Limited  Partnership and AEI Income & Growth  Fund  25  LLC,
     affiliates 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  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 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  marketing  efforts  and  an  analysis  of  market
     conditions in the area, the Partnership determined  the  Red
     Robin  restaurant was impaired.  As a result, in  the  third
     quarter  of  2009, a charge to discontinued  operations  for
     real estate impairment of $216,000 was recognized, which was
     the  difference between the carrying value at September  30,
     2009 of $1,116,000 and the estimated fair value of $900,000.
     Based on additional marketing efforts and analysis of market
     conditions  in  the  area,  the  Partnership  recognized  an
     additional  real estate impairment of $200,000  to  decrease
     the  carrying value to the estimated fair value of  $700,000
     as of September 30, 2010.  The charges were recorded against
     the  cost  of the land and building.  At September 30,  2010
     and  December 31, 2009, 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.

     On   May  28,  2009,  the  Partnership  sold  its  remaining
     interests in the Champps 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
     $1,332,125,  which resulted in a net gain of  $192,223.   At
     the   time   of  sale,  the  cost  and  related  accumulated
     depreciation was $1,231,624 and $91,722, respectively.

     In  June 2010, the Partnership entered into an agreement  to
     sell  the  Applebee's  restaurant in McAllen,  Texas  to  an
     unrelated  third party.  The buyer decided not  to  complete
     the  purchase.   As  a  result, the Partnership  is  seeking
     another buyer for the property.  At September 30, 2010,  the
     property was classified as Real Estate Held for Sale with  a
     carrying value of $842,762.

     During  the  first  nine  months  of  2010  and  2009,   the
     Partnership  distributed net sale proceeds of  $164,252  and
     $116,423  to  the Limited and General Partners  as  part  of
     their quarterly distributions, which represented a return of
     capital  of  $7.39  and $5.22 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
                              9/30/10     9/30/09    9/30/10     9/30/09

 Rental Income                $  60,238  $  56,518  $ 180,714   $ 224,252
 Property Management Expenses   (15,149)   (11,936)   (40,600)    (41,130)
 Depreciation                         0     (6,557)   (13,114)    (27,299)
 Real Estate Impairment        (200,000)  (216,000)  (200,000)   (216,000)
 Gain on Disposal of Real Estate      0    191,273          0     587,436
                               ---------  ---------  ---------   ---------
 Income (Loss) from
   Discontinued Operations    $(154,911) $  13,298  $ (73,000)  $ 527,259
                               =========  =========  =========   =========

(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.

     At  September  30,  2010, 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 resulting impairment charge of $216,000  was
     included  in  earnings for the third quarter  of  2009.   At
     September  30,  2010, after completing our long-lived  asset
     valuation  analysis,  the Red Robin restaurant  was  further
     written  down to $700,000, its estimated fair value at  that
     date.   The  resulting  impairment charge  of  $200,000  was
     included in earnings for the third quarter of 2010.  In both
     instances,  the  fair value of the property was  based  upon
     comparable sales of similar properties, which are considered
     Level 2 inputs in the valuation hierarchy.

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.

        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 future undiscounted
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.

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

        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, 2010 and 2009, the
Partnership  recognized rental income from continuing  operations
of  $993,480  and $949,362 respectively.  In 2010, rental  income
increased  due  to  additional rent received  from  one  property
acquisition in 2009, which was partially offset by a reduction in
rent for the Champps Americana restaurant as discussed below.

       For the nine months ended September 30, 2010 and 2009, the
Partnership  incurred  Partnership administration  expenses  from
affiliated parties of $180,576 and $175,207, 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  $27,573 and $27,180, 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.

        In  September  2009, Champps Operating  Corporation,  the
tenant  of  the Champps Americana restaurant in Utica,  Michigan,
approached the Partnership with a request to adjust the  rent  on
the  property  to a market rental rate based on the  restaurant's
performance  and  the  current  conditions  in  the  market.   In
December 2009, after reviewing the financial statements  for  the
restaurant and Champps, the Partnership agreed to amend the Lease
to reduce the annual rent for the property by 45% to $108,033 for
the  next three years.  On January 1, 2013, the rent will  revert
to  the  original amount due under the Lease.  During the  three-
year   period,  the  amendment  provides  for  additional  rental
payments if the restaurant's sales exceed certain stated amounts

       For the nine months ended September 30, 2010 and 2009, the
Partnership  recognized interest income of $16,046  and  $26,211,
respectively.   In  2010, interest income decreased  due  to  the
Partnership having less money invested in a money market  account
due to a property acquisition in May 2009.

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

        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,  2010,  the
Partnership  recognized  a loss from discontinued  operations  of
$73,000,  representing a real estate impairment loss of $200,000,
which  was  partially  offset  by  rental  income  less  property
management expenses and depreciation of $127,000.  For  the  nine
months  ended  September  30,  2009, the  Partnership  recognized
income  from  discontinued operations of  $527,259,  representing
rental  income less property management expenses and depreciation
of  $155,823  and  gain on disposal of real estate  of  $587,436,
which  were partially offset by a real estate impairment loss  of
$216,000.

        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 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 decreased
the  Partnership's cash flow.  Consequently, beginning  with  the
first  quarter  of  2009,  the Partnership  reduced  its  regular
distribution rate until the property can be sold and the proceeds
reinvested in additional property.

        Based  on  marketing efforts and an  analysis  of  market
conditions in the area, the Partnership determined the Red  Robin
restaurant  was impaired.  As a result, in the third  quarter  of
2009,  a  charge  to  discontinued  operations  for  real  estate
impairment  of $216,000 was recognized, which was the  difference
between  the  carrying value at September 30, 2009 of  $1,116,000
and  the  estimated fair value of $900,000.  Based on  additional
marketing efforts and analysis of market conditions in the  area,
the  Partnership recognized an additional real estate  impairment
of  $200,000 to decrease the carrying value to the estimated fair
value  of  $700,000 as of September 30, 2010.  The  charges  were
recorded  against  the  cost  of  the  land  and  building.    At
September  30,  2010  and  December 31, 2009,  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.

        On  May  28,  2009,  the Partnership sold  its  remaining
interests in the Champps 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 $1,332,125, which
resulted  in  a net gain of $192,223.  At the time of  sale,  the
cost  and  related  accumulated depreciation was  $1,231,624  and
$91,722, respectively.


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

       In June 2010, the Partnership entered into an agreement to
sell  the Applebee's restaurant in McAllen, Texas to an unrelated
third party.  The buyer decided not to complete the purchase.  As
a  result,  the  Partnership is seeking  another  buyer  for  the
property.  At September 30, 2010, the property was classified  as
Real Estate Held for Sale with a carrying value of $842,762.

         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,  2010,  the
Partnership's  cash balances decreased $195,456 as  a  result  of
distributions  and redemption payments paid to  the  Partners  in
excess  of cash generated from operating activities.  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.

      Net  cash  provided by operating activities increased  from
$877,099 in 2009 to $924,427 in 2010 as a result of a decrease in
acquisition  expenses in 2010, which was partially  offset  by  a
decrease in total rental and interest income in 2010, an increase
in Partnership administration and property management expenses in
2010  and  net timing differences in the collection  of  payments
from  the tenants and the payment of expenses.  During 2009, cash
from  operations  was reduced by $76,349 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.

        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, the Partnership generated cash flow from  the
sale  of real estate of $3,574,481.  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 $88,630 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.

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

        On  October  20,  2010, the Partnership purchased  a  40%
interest in a Scott & White Clinic in College Station, Texas  for
$1,470,224.   The property is leased to Scott & White  Healthcare
under  a  Lease Agreement with a remaining primary  term  of  9.7
years  and  initial  annual  rent of $123,200  for  the  interest
purchased.    The  remaining  interests  in  the  property   were
purchased by AEI Income & Growth Fund XXI Limited Partnership and
AEI Income & Growth Fund 25 LLC, affiliates 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 on a semi-annual basis.

       For the nine months ended September 30, 2010 and 2009, the
Partnership  declared distributions of $1,044,437 and $1,072,730,
respectively, which were distributed 99% to the Limited  Partners
and  1%  to the General Partners.  The Limited Partners  received
distributions  of  $1,033,993  and  $1,062,003  and  the  General
Partners  received distributions of $10,444 and $10,727  for  the
periods, respectively.

        During  the  first  nine months of  2010  and  2009,  the
Partnership  distributed  net  sale  proceeds  of  $164,252   and
$116,423  to  the Limited and General Partners as part  of  their
quarterly distributions, which represented a return of capital of
$7.39 and $5.22 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.

        On  April 1, 2010, four Limited Partners redeemed a total
of  69.80  Partnership Units for $60,692 in accordance  with  the
Partnership  Agreement.  On October 1, 2009, one Limited  Partner
redeemed  a  total  of  15 Partnership Units  for  $14,118.   The
Partnership  acquired  these  Units  using  Net  Cash  Flow  from
operations.   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 $613 and  $142  in  2010  and
2009, respectively.

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

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

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 investment funds.  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  investment
funds.  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.

        Historically,  the Partnership has sold properties  at  a
gain  and  distributed the gain proceeds as part of  its  regular
quarterly  distributions,  and to make special  distributions  on
occasion.   The  remaining  sales  proceeds  were  reinvested  in
additional properties.  Beginning in the fourth quarter of  2008,
general  economic conditions caused the volume of property  sales
to  slow dramatically for all real estate sellers.  In 2010,  the
Partnership will likely complete fewer property sales than it has
in  the  past.  Until such time as economic conditions allow  the
Partnership  to  begin selling properties at  attractive  prices,
quarterly distributions will reflect the distribution of net core
rental income and capital reserves, if any. Distribution rates in
2010  are  expected to be consistent with distribution  rates  in
2009.

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,
as  amended, each Limited Partner has the right to present  Units
to  the  Partnership  for purchase by submitting  notice  to  the
Managing  General Partner during January or July  of  each  year.
The  purchase price of the Units is equal to 90% of the net asset
value  per Unit, as of the first business day of January or  July
of  each  year, as determined by the Managing General Partner  in
accordance  with  the  provisions of the  Partnership  Agreement.
Units  tendered to the Partnership during January  and  July  are
redeemed on April 1st and October 1st, respectively, 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 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, 2010     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)