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:  September 30, 1997
                                
                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)
                                
                          (612) 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 September 30, 1997 and December 31, 1996 

          Statements for the Periods ended September 30, 1997 and 1996:

            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
                                
            SEPTEMBER 30, 1997 AND DECEMBER 31, 1996
                                
                           (Unaudited)
                                
                             ASSETS
                                
                                                       1997           1996

CURRENT ASSETS:
  Cash and Cash Equivalents                       $ 2,108,818     $ 2,177,670
  Receivables                                          28,878              95
                                                   -----------     -----------
      Total Current Assets                          2,137,696       2,177,765
                                                   -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              7,067,612       6,809,341
  Buildings and Equipment                          10,945,158      11,426,434
  Construction in Progress                            217,412               0
  Property Acquisition Costs                           60,299          54,410
  Accumulated Depreciation                           (955,767)       (710,971)
                                                   -----------     -----------
      Net Investments in Real Estate               17,334,714      17,579,214
                                                   -----------     -----------
            Total Assets                          $19,472,410     $19,756,979
                                                   ===========     ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $   101,243     $    77,446
  Distributions Payable                               424,431         468,755
  Unearned Rent                                        43,490               0
                                                   -----------     -----------
      Total Current Liabilities                       569,164         546,201
                                                   -----------     -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                    (17,908)        (14,833)
  Limited Partners, $1,000 Unit Value;
      24,000 Units authorized and issued;
      23,652 Units outstanding                     18,921,154      19,225,611
                                                   -----------     -----------
  Total Partners' Capital                          18,903,246      19,210,778
                                                   -----------     -----------
       Total Liabilities and Partners' Capital    $19,472,410     $19,756,979
                                                   ===========     ===========
                                
                                
                                
 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
                                
                           (Unaudited)
                                

                                  Three Months Ended        Nine Months Ended
                                9/30/97        9/30/96     9/30/97     9/30/96

INCOME:
   Rent                    $  473,724    $   525,527   $ 1,423,412  $ 1,474,543
   Investment Income           25,412         43,383       82,001       159,627
                            ----------     -----------  -----------  ----------
        Total Income          499,136        568,910    1,505,413     1,634,170
                            ----------     -----------  -----------  ----------

EXPENSES:
   Partnership Administration -
     Affiliates                66,354         60,315      187,505       171,081
   Partnership Administration 
     and Property Management - 
     Unrelated Parties         30,425          6,973       80,627        30,917
   Depreciation                98,041        102,210      296,482       284,023
                            ----------     ----------   ----------   ----------
        Total Expenses        194,820        169,498      564,614       486,021
                            ----------     ----------   ----------   ----------

OPERATING INCOME              304,316        399,412      940,799     1,148,149

GAIN ON SALE OF REAL ESTATE   122,066         35,944      160,760        35,944

MINORITY INTEREST IN
  OPERATING INCOME                  0        (23,047)           0       (66,426)
                            ---------      ----------   ----------   ----------

NET INCOME                 $  426,382     $  412,309   $ 1,101,559  $ 1,117,667
                            =========      ==========   ==========   ==========

NET INCOME ALLOCATED:
   General Partners        $    4,264     $    4,124   $    11,016  $   11,177
   Limited Partners           422,118        408,185     1,090,543   1,106,490
                            ---------      ----------   ----------   ----------
                           $  426,382     $  412,309   $ 1,101,559  $1,117,667
                            =========      ==========   ==========   ==========

NET INCOME PER
 LIMITED PARTNERSHIP UNIT
 (23,652 and 23,869 weighted
 average Units outstanding in 1997
 and 1996, respectively)   $    17.85     $    17.10   $    46.11   $    46.36
                            =========      =========    =========    =========

 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 SEPTEMBER 30
                                
                           (Unaudited)
                                
                                                     1997             1996

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                   $ 1,101,559      $ 1,117,667

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                    296,482          284,023
     Gain on Sale of Real Estate                    (160,760)         (35,944)
     Increase in Receivables                         (28,783)         (24,511)
     Increase in Payable to
        AEI Fund Management, Inc.                     23,797            7,558
     Increase in Unearned Rent                        43,490           34,862
     Minority Interest                                     0          (11,812)
                                                  -----------      -----------
        Total Adjustments                            174,226          254,176
                                                  -----------      -----------
        Net Cash Provided By
        Operating Activities                       1,275,785        1,371,843
                                                  -----------      -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                       (877,057)      (3,854,189)
   Proceeds from Sale of Real Estate                 985,835          181,496
                                                  -----------      -----------
        Net Cash Provided By (Used For)
        Investing Activities                         108,778       (3,672,693)
                                                  -----------      -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                 (44,324)               0
    Distributions to Partners                     (1,409,091)      (1,454,541)
                                                  -----------      -----------
        Net Cash Used For
         Financing Activities                     (1,453,415)      (1,454,541)
                                                  -----------      -----------

NET DECREASE IN CASH AND CASH EQUIVALENTS            (68,852)      (3,755,391)

CASH AND CASH EQUIVALENTS, beginning of period     2,177,670        4,833,630
                                                  -----------      -----------

CASH AND CASH EQUIVALENTS, end of period         $ 2,108,818      $ 1,078,239
                                                  ===========      ===========


 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 SEPTEMBER 30
                                
                           (Unaudited)
                                

                                                                       Limited
                                                                    Partnership
                                General      Limited                    Units
                                Partners     Partners     Total     Outstanding


BALANCE, December 31, 1995   $ (11,576)   $19,548,040  $19,536,464    23,868.50

  Distributions                (14,545)    (1,439,996)  (1,454,541)

  Net Income                    11,177      1,106,490    1,117,667
                              ---------    -----------  -----------  ----------
BALANCE, September 30, 1996  $ (14,944)   $19,214,534  $19,199,590    23,868.50
                              =========    ===========  ===========  ==========


BALANCE, December 31, 1996   $ (14,833)   $19,225,611  $19,210,778    23,652.30

  Distributions                (14,091)    (1,395,000)  (1,409,091)

  Net Income                    11,016      1,090,543    1,101,559
                              ---------    -----------  -----------  ----------
BALANCE, September 30, 1997  $ (17,908)   $18,921,154  $18,903,246    23,652.30
                              =========    ===========  ===========  ==========



 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, 1997
                                
                           (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.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through   non-cancelable  triple  net  leases,   which   are
     classified  as operating leases.  Under a triple net  lease,
     the  lessee  is  responsible  for  all  real  estate  taxes,
     insurance,  maintenance, repairs and operating  expenses  of
     the  property.  The initial Lease terms are 20 years for the
     Garden Ridge store and Champps, HomeTown Buffet, Arby's/Mrs.
     Winner's, Denny's and Applebee's restaurants.  The Red Robin
     restaurants' Lease Agreements expire on November  30,  2004,
     and  December 31, 2007.  The Leases contain renewal  options
     which  may  extend  the Lease term an  additional  10  years
     except  for  the Denny's restaurants and the Applebee's  and
     Champps restaurants in Ohio which have renewal options  that
     may  extend  the Lease term an additional 15 years  and  the
     Garden Ridge retail store which has renewal options that may
     extend  the  Lease term an additional 25 years.  The  Leases
     contain  rent  clauses  which  entitle  the  Partnership  to
     receive additional rent in future years based on stated rent
     increases.   Certain  lessees have been granted  options  to
     purchase the property.  Depending on the lease, the purchase
     price  is either determined by a formula, or is the  greater
     of  the  fair  market value of the property  or  the  amount
     determined  by a formula.  In all cases, if the option  were
     to  be exercised by the lessee, the purchase price would  be
     greater than the original cost of the property.
     
     The  Partnership's  properties are all  commercial,  single-
     tenant  buildings.   The cost of the  property  and  related
     accumulated  depreciation  at  September  30,  1997  are  as
     follows:

                                    Buildings and                Accumulated
Property                       Land      Equipment      Total      Depreciation

HomeTown Buffet,
 Albuquerque, NM          $   241,960  $   289,371   $   531,331    $   38,583
Red Robin,
 Colorado Springs, CO         905,980    1,323,210     2,229,190       159,888
Red Robin,
 Colorado Springs, CO         721,168    1,034,273     1,755,441       124,975
Arby's/Mrs. Winner's,
 Smyrna, GA                    62,822       87,998       150,820        10,182
Applebee's, Middletown, OH    298,128      690,317       988,445        86,248
Denny's, Burleson, TX         374,721      548,759       923,480        53,531
Applebee's, McAllen, TX       463,553      856,551     1,320,104        92,682
Applebee's, Lafayette, LA     416,197      760,362     1,176,559        73,592
Applebee's, Brownsville, TX   523,042      855,694     1,378,736        70,186
Denny's, Grapevine, TX        722,668      632,053     1,354,721        41,749
Media Play, Apple Valley, MN  425,360      997,341     1,422,701        61,354
Garden Ridge, Pineville, NC   540,354    1,126,738     1,667,092        56,337
Champps, Lyndhurst, OH        717,903    1,742,491     2,460,394        86,460
Champps, Schaumburg, IL       653,756            0       653,756             0
                            ----------  ----------     ----------    ----------
                           $7,067,612  $10,945,158    $18,012,770   $  955,767
                            ==========  ==========     ==========    ==========

                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -  (Continued)

     On  March  28,  1996,  the Partnership  purchased  a  18.50%
     interest  in  a  Garden  Ridge  store  in  Pineville,  North
     Carolina  for $1,667,092.  The property is leased to  Garden
     Ridge,  L.P. under a Lease Agreement with a primary term  of
     20  years  and  annual  rental payments  of  $174,319.   The
     remaining  interests in the property are owned  by  AEI  Net
     Lease  Income & Growth Fund XIX Limited Partnership and  AEI
     Income & Growth Fund XXI Limited Partnership, affiliates  of
     the Partnership.
     
     On  April  10, 1996, the Partnership purchased  a  90.71346%
     interest  in  a  Champps Americana restaurant in  Lyndhurst,
     Ohio  for  $2,460,394.  The property is leased to  Americana
     Dining  Corporation under a Lease Agreement with  a  primary
     term  of  20  years and annual rental payments of  $258,886.
     The  remaining interests in the property were  purchased  by
     the  Individual General Partner of the Partnership, and  AEI
     Institutional  Net  Lease  Fund '93,  an  affiliate  of  the
     Partnership.
     
     In  August, 1995, the Partnership entered into an  Agreement
     to  purchase an Italianni's restaurant in Columbus, Ohio for
     approximately  $1,440,000.   The Agreement  with  Ristoranti
     Karlo,  Inc. included a Lease Agreement with a primary  term
     of  15  years  and  annual rental payments of  approximately
     $162,000.   The  Partnership  advanced  $1,215,483  for  the
     construction  of the property and was charging  interest  on
     the  Note  at  the  rate  of 7.0%.   On  May  1,  1996,  the
     Partnership began charging interest on the Note at the  rate
     of 11.25%.
     
     In  October,  1996,  the  parties agreed  to  terminate  the
     Agreement.    Ristoranti   Karlo,   Inc.   reimbursed    the
     Partnership for all construction advances, accrued  interest
     and for certain expenses.
     
     On  April 21, 1997, the Partnership purchased a 37% interest
     in  a  parcel of land in Schaumburg, Illinois for  $653,756.
     The  land  is  leased to Champps Americana,  Inc.  (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental  payments of $49,910.  The  Partnership  also
     entered  into a Development Financing Agreement under  which
     the  Partnership  will  advance funds  to  Champps  for  the
     construction of a Champps Americana restaurant on the  site.
     Through  September  30, 1997, the Partnership  had  advanced
     $158,170  for  the  construction of  the  property  and  was
     charging  interest on the advances at a rate of  7.0%.   The
     Partnership's  share of the total purchase price,  including
     the  cost  of  the  land, will be approximately  $1,587,000.
     After the construction is complete, the Lease Agreement will
     be   amended   to   require  annual   rental   payments   of
     approximately  $170,000.   The remaining  interests  in  the
     property  are owned by AEI Income & Growth Fund XXI  Limited
     Partnership and Net Lease Income & Growth Fund 84-A  Limited
     Partnership, affiliates of the Partnership.
     
     Through September 30, 1997, the Partnership sold 87.8418% of
     the  Arby's/Mrs. Winner's restaurant in Smyrna, Georgia,  in
     six  separate transactions to unrelated third parties.   The
     Partnership  received total net sale proceeds of  $1,270,244
     which  resulted in a total net gain of $242,586.  The  total
     cost  and  related accumulated depreciation of the interests
     sold was $1,089,660 and $62,002, respectively.  For the nine
     months  ended September 30, 1997 and 1996, the net gain  was
     $155,305 and $35,944, respectively.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -  (Continued)

     On  September  30,  1997, the Partnership  sold  a  9.21838%
     interest in the Applebee's restaurant in Middletown, Ohio to
     an unrelated third party.  The Partnership received net sale
     proceeds  of  $135,839  which resulted  in  a  net  gain  of
     $37,703.    The   total   cost   and   related   accumulated
     depreciation of the interest sold was $107,517  and  $9,381,
     respectively.
     
     On  October  9,  1997, the Partnership  sold  an  additional
     11.0405%  in the Arby's/Mrs. Winner's restaurant in  Smyrna,
     Georgia  to  an  unrelated  third  party.   The  Partnership
     received net sale proceeds of approximately $166,000,  which
     resulted in a net gain of approximately $38,000.
     
     On  October  10,  1997, the Partnership sold  an  additional
     18.6076% in the Applebee's restaurant in Middletown, Ohio to
     an unrelated third party.  The Partnership received net sale
     proceeds of approximately $268,000, which resulted in a  net
     gain of approximately $70,000.
     
     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 $40,829 which  resulted
     in  a  net loss of $32,248.  The original cost of the parcel
     of  land was $73,077.  The Partnership believes the state of
     Colorado   has   undervalued  the  land  and  is   currently
     negotiating to receive additional proceeds.
     
     During the first nine months of 1997 and the year 1996,  the
     Partnership  distributed net sale proceeds of  $102,413  and
     $100,570, respectively, to the Limited and General  Partners
     as  part  of  their  regular quarterly  distributions  which
     represented  a  return of capital of  $4.29  and  $4.17  per
     Limited  Partnership Unit, respectively.  The remaining  net
     sale  proceeds  will  either  be re-invested  in  additional
     properties or distributed to the Partners in the future.
     
     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.  The remaining interests in the property are owned
     by   AEI   Net  Lease  Income  &  Growth  Fund  XIX  Limited
     Partnership  and  AEI  Income  &  Growth  Fund  XXI  Limited
     Partnership, affiliates of the Partnership.
     
     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 is equal to
     approximately two years' rent.  The Partnership's  share  of
     such  payment  was  $264,000.   Under  the  Agreement,   MGI
     remained in possession of the property and performed all  of
     its  obligations  under  the  net  lease  agreement  through
     January  31, 1997 at which time it vacated the property  and
     made  it  available for re-let to another tenant.   MGI  was
     responsible for all maintenance and management costs of  the
     property  through  January 31, 1997  after  which  date  the
     Partnership  became responsible for its  share  of  expenses
     associated with the property until it is re-let or sold.   A
     specialist in commercial property leasing has been  retained
     to locate a new tenant for the property.
     
                                
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
                                
                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)
                                
(3)  Investments in Real Estate -  (Continued)

     The  Partnership has incurred net costs of $768,384 relating
     to  the review of potential property acquisitions.  Of these
     costs, $708,085 have been capitalized and allocated to land,
     building and equipment.  The remaining costs of $60,299 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  nine months ended September 30, 1997 and  1996,
total  rental  income,  which  in  1996,  includes  the  minority
interests'  share of rental income was $1,423,412 and $1,474,543,
respectively.  The Partnership's share of 1996 rental income  was
$1,396,247.   In  1997,  rental income increased  $158,991,  when
compared to 1996, as the result of three property acquisitions in
1997  and  1996.   In addition, rent increases on six  properties
resulted  in a $16,555 increase in rental income in 1997.   These
increases  were partially offset by a reduction in rents  due  to
the  restructuring of the Media Play property as discussed below.
In  1997, the Partnership received $90,321 less in rent  than  in
1996 from Media Play.  In addition, property sales resulted in  a
decrease  in rental income of $58,060 in 1997.  During  the  same
periods, the Partnership earned investment income of $82,001  and
$159,627,  respectively.  This investment income  constituted  5%
and  10% of total income for the nine months ended September  30,
1997  and  1996,  respectively.  The percentage of  total  income
represented  by  investment  income  declines  as  proceeds   are
invested in properties.

        Musicland Group, Inc. (MGI), the lessee of the Media Play
retail  store in Apple Valley, Minnesota has recently experienced
financial  difficulties and has aggressively  been  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.   Under  the
Agreement,  MGI  remained  in  possession  of  the  property  and
performed  all  of its obligations under the net lease  agreement
through  January 31, 1997 at which time it vacated  the  property
and  made  it  available for re-let to another tenant.   MGI  was
responsible  for  all  maintenance and management  costs  of  the
property   through  January  31,  1997  after  which   date   the
Partnership   became  responsible  for  its  share  of   expenses
associated  with  the property until it is  re-let  or  sold.   A
specialist  in commercial property leasing has been  retained  to
locate a new tenant for the property.


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

        During the nine months ended September 30, 1997 and 1996,
the  Partnership  paid  Partnership  administration  expenses  to
affiliated parties of $187,505 and $171,081, 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  $80,627 and $30,917, 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  increase
in  these expenses in 1997, when compared to 1996, is the  result
of  expenses incurred in 1997 related to the Media Play situation
discussed above.

         As   of  September  30,  1997,  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 to  rent
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.

Liquidity and Capital Resources

        The  Partnership's  primary  sources  of  cash  are  from
proceeds from the sale of Units, investment income, rental income
and proceeds from the sale of property.  Its primary uses of cash
are  investment in real properties, payment of expenses  involved
in  the  sale of units, the organization of the Partnership,  the
acquisition  of  properties, the management  of  properties,  the
administration   of   the  Partnership,  and   the   payment   of
distributions.

        While the Partnership is purchasing properties, cash flow
from  investing  activities (investment in  real  property)  will
remain  negative  and will constitute the principal  use  of  the
Partnership's  available cash flow.  This use of  cash  flow  for
investing  activities was offset by proceeds  from  the  sale  of
property.

        On  March  28, 1996, the Partnership purchased  a  18.50%
interest in a Garden Ridge store in Pineville, North Carolina for
$1,667,092.  The property is leased to Garden Ridge, L.P. under a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $174,319.  The remaining interests in the  property
are  owned  by  AEI  Net Lease Income & Growth Fund  XIX  Limited
Partnership and AEI Income & Growth Fund XXI Limited Partnership,
affiliates of the Partnership.

        On  April 10, 1996, the Partnership purchased a 90.71346%
interest in a Champps Americana restaurant in Lyndhurst, Ohio for
$2,460,394.    The   property  is  leased  to  Americana   Dining
Corporation  under a Lease Agreement with a primary  term  of  20
years  and  annual  rental payments of $258,886.   The  remaining
interests  in  the  property  were purchased  by  the  Individual
General  Partner  of the Partnership, and AEI  Institutional  Net
Lease Fund '93, an affiliate of the Partnership.


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

       In August, 1995, the Partnership entered into an Agreement
to  purchase  an  Italianni's restaurant in  Columbus,  Ohio  for
approximately  $1,440,000.  The Agreement with Ristoranti  Karlo,
Inc.  included a Lease Agreement with a primary term of 15  years
and  annual  rental  payments  of  approximately  $162,000.   The
Partnership  advanced  $1,215,483 for  the  construction  of  the
property  and was charging interest on the Note at  the  rate  of
7.0%.  On May 1, 1996, the Partnership began charging interest on
the Note at the rate of 11.25%.

        In  October,  1996, the parties agreed to  terminate  the
Agreement.  Ristoranti Karlo, Inc. reimbursed the Partnership for
all  construction  advances, accrued  interest  and  for  certain
expenses.

        On  April  21,  1997,  the Partnership  purchased  a  37%
interest  in  a  parcel  of  land  in  Schaumburg,  Illinois  for
$653,756.   The  land  is  leased  to  Champps  Americana,   Inc.
(Champps) under a Lease Agreement with a primary term of 20 years
and  annual  rental  payments of $49,910.  The  Partnership  also
entered  into a Development Financing Agreement under  which  the
Partnership will advance funds to Champps for the construction of
a  Champps  Americana restaurant on the site.  Through  September
30,   1997,  the  Partnership  had  advanced  $158,170  for   the
construction  of  the property and was charging interest  on  the
advances at a rate of 7.0%.  The Partnership's share of the total
purchase  price,  including  the  cost  of  the  land,  will   be
approximately  $1,587,000.  After the construction  is  complete,
the  Lease  Agreement  will be amended to require  annual  rental
payments  of approximately $170,000.  The remaining interests  in
the  property are owned by AEI Income & Growth Fund  XXI  Limited
Partnership  and  Net  Lease Income & Growth  Fund  84-A  Limited
Partnership, affiliates of the Partnership.

        Through September 30, 1997, the Partnership sold 87.8418%
of the Arby's/Mrs. Winner's restaurant in Smyrna, Georgia, in six
separate   transactions   to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,270,244  which
resulted  in  a total net gain of $242,586.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$1,089,660 and $62,002, respectively.  For the nine months  ended
September  30,  1997  and 1996, the net  gain  was  $155,305  and
$35,944, respectively.

        On  September 30, 1997, the Partnership sold  a  9.21838%
interest in the Applebee's restaurant in Middletown, Ohio  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $135,839 which resulted in a net gain  of  $37,703.
The  total  cost  and  related accumulated  depreciation  of  the
interest sold was $107,517 and $9,381, respectively.

        On  October  9, 1997, the Partnership sold an  additional
11.0405%  in  the  Arby's/Mrs.  Winner's  restaurant  in  Smyrna,
Georgia  to  an unrelated third party.  The Partnership  received
net sale proceeds of approximately $166,000, which resulted in  a
net gain of approximately $38,000.

        On  October 10, 1997, the Partnership sold an  additional
18.6076% in the Applebee's restaurant in Middletown, Ohio  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds of approximately $268,000, which resulted in a net  gain
of approximately $70,000.

        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 $40,829 which resulted in a net loss  of
$32,248.   The  original cost of the parcel of land was  $73,077.
The  Partnership  believes the state of Colorado has  undervalued
the  land  and  is  currently negotiating to  receive  additional
proceeds.


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

        During  the first nine months of 1997 and the year  1996,
the  Partnership  distributed net sale proceeds of  $102,413  and
$100,570,  respectively, to the Limited and General  Partners  as
part of their regular quarterly distributions which represented a
return  of  capital  of $4.29 and $4.17 per  Limited  Partnership
Unit,  respectively.  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  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.

        On  October 1, 1997, sixteen Limited Partners redeemed  a
total of 267.2 Partnership Units for $232,863 in accordance  with
the  Partnership Agreement.  The Partnership acquired these Units
using  Net Cash Flow from operations.  In prior years, twenty-one
Limited Partners redeemed a total of 347.7 Partnership Units  for
$312,466.    The  redemptions  increase  the  remaining   Limited
PartnersO 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.


                   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  Purchase Agreement dated  August  4,
                1997  between the Partnership and  Russell
                C.   Mayer,   Trustee  and  Dixie   Mayer,
                Trustee,  or  their Successor Trustees  of
                the  Russell  C.  and  Dixie  Mayer  Trust
                relating  to  the property at  4950  South
                Cobb Drive, Smyrna, Georgia.

          10.2  Property Co-tenancy Agreement  dated
                August  14,  1997 between the  Partnership
                and  Russell C. Mayer, Trustee  and  Dixie
                Mayer,   Trustee,   or   their   Successor
                Trustees  of  the  Russell  C.  and  Dixie
                Mayer  Trust  relating to the property  at
                4950 South Cobb Drive, Smyrna, Georgia.

          10.3  Purchase  Agreement dated  September
                9,  1997 between the Partnership and  Nick
                DeVito,  Inc. relating to the property  at
                4950 South Cobb Drive, Smyrna, Georgia.

          10.4  Purchase  Agreement dated  September
                9,  1997 between the Partnership and  Nick
                DeVito,  Inc. relating to the property  at
                3240 Towne Boulevard, Middletown, Ohio.

          10.5  Purchase  Agreement dated  September
                16,   1997  between  the  Partnership  and
                Richard  J. Abbott and Marjory  T.  Abbott
                relating  to  the property at  4950  South
                Cobb Drive, Smyrna, Georgia.

          10.6  Purchase  Agreement dated  September
                16,  1997  between  the  Partnership,  AEI
                Institutional  Net  Lease  Fund  '93   and
                Richard  J. Abbott and Marjory  T.  Abbott
                relating  to  the property at  3240  Towne
                Boulevard, Middletown, Ohio.

          10.7  Property   Co-tenancy    Ownership
                Agreement dated September30, 1997  between
                the  Partnership and Richard J. Abbott and
                Marjory   T.   Abbott  relating   to   the
                property   at   4950  South  Cobb   Drive,
                Smyrna, Georgia.

          10.8  Property   Co-tenancy    Ownership
                Agreement dated September30, 1997  between
                the  Partnership and Richard J. Abbott and
                Marjory   T.   Abbott  relating   to   the
                property    at   3240   Towne   Boulevard,
                Middletown, Ohio.

          10.9  Property   Co-tenancy    Ownership
                Agreement  dated October 9,  1997  between
                the  Partnership  and  Nick  DeVito,  Inc.
                relating  to  the property at  4950  South
                Cobb Drive, Smyrna, Georgia.

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

      a. Exhibits -
                           Description

         10.10  Property  Co-tenancy  Ownership
                Agreement  dated October 10, 1997  between
                the  Partnership  and  Nick  DeVito,  Inc.
                relating  to  the property at  3240  Towne
                Boulevard, Middletown, Ohio.

          27    Financial Data Schedule  for  period
                       ended September 30, 1997.

      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:  November 7, 1997      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)