UNITED STATES
               SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C.  20549

                           FORM 10-QSB

           Quarterly Report Under Section 13 or 15(d)
             of The Securities Exchange Act of 1934

             For the Quarter Ended:  March 31, 2002

                Commission file number:  0-23778


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
(Exact Name of Small Business Issuer as Specified in its Charter)


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


  1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                          (651) 227-7333
                   (Issuer's telephone number)


                         Not Applicable
 (Former name, former address and former fiscal year, if changed
                       since last report)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the preceding 12 months (or for such shorter  period
that  the registrant was required to file such reports), and  (2)
has  been  subject to such filing requirements for  the  past  90
days.

                         Yes [X]    No

         Transitional Small Business Disclosure Format:

                         Yes        No [X]




    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP


                              INDEX




PART I.Financial Information

 Item 1. Balance Sheet as of March 31, 2002 and December 31, 2001

         Statements for the Periods ended March 31, 2002 and 2001:

           Income

           Cash Flows

           Changes in Partners' Capital

         Notes to Financial Statements

 Item 2. Management's Discussion and Analysis

PART II.Other Information

 Item 1. Legal Proceedings

 Item 2. Changes in Securities

 Item 3. Defaults Upon Senior Securities

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

 Item 5. Other Information

 Item 6. Exhibits and Reports on Form 8-K

<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                          BALANCE SHEET

              MARCH 31, 2002 AND DECEMBER 31, 2001

                           (Unaudited)

                             ASSETS

                                                      2002            2001

CURRENT ASSETS:
  Cash and Cash Equivalents                       $ 1,231,692    $   721,607
  Receivables                                               0         39,466
                                                   -----------    -----------
      Total Current Assets                          1,231,692        761,073
                                                   -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                              6,711,456      6,892,191
  Buildings and Equipment                          11,268,736     10,604,217
  Construction in Progress                                  0        723,044
  Accumulated Depreciation                         (2,240,118)    (2,190,844)
                                                   -----------    -----------
      Net Investments in Real Estate               15,740,074     16,028,608
                                                   -----------    -----------
           Total  Assets                          $16,971,766    $16,789,681
                                                   ===========    ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.            $   145,161    $    66,455
  Distributions Payable                               409,842        439,121
  Unearned Rent                                        99,133         29,007
                                                   -----------    -----------
      Total Current Liabilities                       654,136        534,583
                                                   -----------    -----------
PARTNERS' CAPITAL:
  General Partners                                      2,119            591
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized and issued;
   22,680 Units outstanding                        16,315,511     16,254,507
                                                   -----------    -----------
      Total Partners' Capital                      16,317,630     16,255,098
                                                   -----------    -----------
        Total Liabilities and Partners' Capital   $16,971,766    $16,789,681
                                                   ===========    ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                       STATEMENT OF INCOME

                 FOR THE PERIODS ENDED MARCH 31

                           (Unaudited)


                                                     2002           2001

INCOME:
   Rent                                         $   468,382     $   500,453
   Investment Income                                 11,490          37,639
                                                 -----------     -----------
        Total Income                                479,872         538,092
                                                 -----------     -----------

EXPENSES:
   Partnership Administration - Affiliates           91,851          77,362
   Partnership Administration and Property
      Management - Unrelated Parties                 20,047          16,863
   Depreciation                                      93,985          90,095
                                                 -----------     -----------
        Total Expenses                              205,883         184,320
                                                 -----------     -----------

OPERATING INCOME                                    273,989         353,772

GAIN ON SALE OF REAL ESTATE                         212,784         104,648
                                                 -----------     -----------
NET INCOME                                      $   486,773     $   458,420
                                                 ===========     ===========

NET INCOME ALLOCATED:
   General Partners                             $     5,770     $     4,585
   Limited Partners                                 481,003         453,835
                                                 -----------     -----------
                                                $   486,773     $   458,420
                                                 ===========     ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
  (22,680 and 22,843 weighted average Units
    outstanding in 2002 and 2001, respectively) $     21.21     $     19.87
                                                 ===========     ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

                 FOR THE PERIODS ENDED MARCH 31

                           (Unaudited)

                                                        2002          2001

CASH FLOWS FROM OPERATING ACTIVITIES:
    Net  Income                                     $   486,773   $   458,420

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                        93,985        90,095
     Gain on Sale of Real Estate                       (212,784)     (104,648)
     (Increase) Decrease in Receivables                  39,466        (4,173)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                        78,706       (39,410)
     Increase in Unearned Rent                           70,126        71,724
                                                     -----------   -----------
        Total Adjustments                                69,499        13,588
                                                     -----------   -----------
        Net Cash Provided By
        Operating Activities                            556,272       472,008
                                                     -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                          (288,329)     (735,933)
   Proceeds from Sale of Real Estate                    695,662       672,649
   Payments Received on Short-Term Note Receivable            0       656,040
                                                     -----------   -----------
        Net Cash Provided By
        Investing Activities                            407,333       592,756
                                                     -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                    (29,279)            0
   Distributions to Partners                           (424,241)     (439,399)
                                                     -----------   -----------
        Net Cash Used For
        Financing Activities                           (453,520)     (439,399)
                                                     -----------   -----------

NET INCREASE IN CASH AND CASH EQUIVALENTS               510,085       625,365

CASH AND CASH EQUIVALENTS, beginning of period          721,607     1,990,305
                                                     -----------   -----------
CASH AND CASH EQUIVALENTS, end of period            $ 1,231,692   $ 2,615,670
                                                     ===========   ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                 FOR THE PERIODS ENDED MARCH 31

                           (Unaudited)


                                                                    Limited
                                                                  Partnership
                             General      Limited                    Units
                             Partners     Partners      Total     Outstanding


BALANCE, December 31, 2000  $(34,643)   $17,264,448  $17,229,805   22,843.04

  Distributions               (4,394)      (435,005)    (439,399)

  Net Income                   4,585        453,835      458,420
                             --------    -----------  -----------  ----------
BALANCE, March 31, 2001     $(34,452)   $17,283,278  $17,248,826   22,843.04
                             ========    ===========  ===========  ==========


BALANCE, December 31, 2001  $    591    $16,254,507  $16,255,098   22,679.94

  Distributions               (4,242)      (419,999)    (424,241)

  Net Income                   5,770        481,003      486,773
                             --------    -----------  -----------  ----------
BALANCE, March 31, 2002     $  2,119    $16,315,511  $16,317,630   22,679.94
                             ========    ===========  ===========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                         MARCH 31, 2002

                           (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.  Robert P. Johnson, the
     President  and  sole  shareholder  of  AFM,  serves  as  the
     Individual General Partner and an affiliate of AFM, AEI Fund
     Management,  Inc.  (AEI), 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
     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)  Short-Term Note Receivable -

     On  August 2, 2000, the Partnership received a Contract  for
     Deed  from an affiliate of the buyer of the Media Play store
     in  Apple Valley, Minnesota.  The note bore interest  at  9%
     and was secured by the land, building and equipment.  As  of
     December  31,  2000, the Partnership's share of  outstanding
     principal  due  on the Note was $656,040.   On  January  16,
     2001, the Partnership received the outstanding principal and
     accrued interest on the Note.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(4)  Investments in Real Estate -

     Through December 31, 2001, the Partnership sold 25.5802%  of
     the Champps Americana restaurant in Columbus, Ohio, in seven
     separate  transactions,  to unrelated  third  parties.   The
     Partnership  received total net sale proceeds of $1,002,077,
     which  resulted in a total net gain of $157,054.  The  total
     cost  and  related accumulated depreciation of the interests
     sold  was $882,064 and $37,041.  For the three months  ended
     March 31, 2001, the net gain was $104,648.

     During   the  three  months  ended  March  31,   2002,   the
     Partnership   sold   11.6459%  of  the   Champps   Americana
     restaurant   in  Schaumburg,  Illinois,  in  four   separate
     transactions,  to unrelated third parties.  The  Partnership
     received total net sale proceeds of $695,662, which resulted
     in a total net gain of $212,784.  The total cost and related
     accumulated depreciation of the interests sold was  $527,589
     and $44,711, respectively.

     During  the  first three months ended March  31,  2002,  the
     Partnership distributed $56,267 of the net sale proceeds  to
     the  Limited  and General Partners as part of their  regular
     quarterly  distributions  which  represented  a  return   of
     capital   of  $2.46  per  Limited  Partnership  Unit.    The
     remaining  net  sale proceeds will either be  reinvested  in
     additional  property or distributed to the Partners  in  the
     future.

     On  March 30, 2001, the Partnership purchased a 35% interest
     in a Children's World daycare center in New Albany, Ohio for
     $540,366.   The  property is leased to  ARAMARK  Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of  15  years  and annual rental payments of  $51,737.   The
     remaining  interests in the property were purchased  by  AEI
     Income  &  Growth Fund 23 LLC and AEI Fund Management  XVII,
     Inc., affiliates of the Partnership.

     On  March  8, 2001, the Partnership purchased a 20% interest
     in a parcel of land in Austin, Texas for $226,400.  The land
     is leased to Kona Restaurant Group, Inc. (KRG) under a Lease
     Agreement with a primary term of 17 years and annual  rental
     payments  of  $23,772.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing  Agreement  under which the  Partnership  advanced
     funds  to  KRG  for  the construction of a  Johnny  Carino's
     restaurant on the site.  The Partnership charged interest on
     the  advances  at a rate of 10.5%.  On September  26,  2001,
     after the development was completed, the Lease Agreement was
     amended  to require annual rental payments of $48,153.   The
     Partnership's   share  of  the  total   acquisition   costs,
     including the cost of the land, was $454,304.  The remaining
     interests in the property are owned by AEI Real Estate  Fund
     85-A  Limited  Partnership, AEI Income  &  Growth  Fund  XXI
     Limited  Partnership, and AEI Income & Growth Fund  23  LLC,
     affiliates of the Partnership.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(4)  Investments in Real Estate - (Continued)

     On  April 27, 2001, the Partnership purchased a 44% interest
     in  a  parcel of land in Utica, Michigan for $531,740.   The
     land  is  leased  to Champps Entertainment,  Inc.  (Champps)
     under a Lease Agreement with a primary term of 20 years  and
     annual  rental payments of $47,857.  Effective  October  23,
     2001,   the   annual   rent   was  increased   to   $57,162.
     Simultaneously   with  the  purchase  of   the   land,   the
     Partnership  entered into a Development Financing  Agreement
     under  which  the Partnership advanced funds to Champps  for
     the  construction of a Champps Americana restaurant  on  the
     site.   Initially, the Partnership charged interest  on  the
     advances at a rate of 9.0%.  Effective October 23, 2001, the
     interest  rate  was increased to 10.75%.   On  February  12,
     2002,   after  the  development  was  completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $165,550.   The Partnership's share of the total acquisition
     costs, including the cost of the land, was $1,511,134.   The
     remaining  interests in the property are owned by  AEI  Real
     Estate  Fund  XVII  Limited Partnership and  AEI  Net  Lease
     Income & Growth Fund XIX Limited Partnership, affiliates  of
     the Partnership.

     In  August,  2000, Renaissant Development Corp.  (RDC),  the
     lessee   of  the  Applebee's  restaurants  in  McAllen   and
     Brownsville, Texas, filed for reorganization.  RDC continued
     to  make  the  lease  payments to the Partnership,  but  was
     unable to develop a reorganization plan.  In February, 2002,
     one of the bankruptcy creditors took over the restaurants to
     attempt  to  stablize  the  operations  and  to  market  the
     properties.   As  part of this transaction, the  Partnership
     agreed  to  modify  the  monthly  rent  on  the  Brownsville
     restaurant from $14,755 to $7,886.  At March 31,  2002,  the
     Partnership had received all rent due on these properties.

     As  of  December  31, 2001, based on an analysis  of  market
     conditions in the area, it was determined the fair value  of
     the   Applebee's  restaurant  in  Brownsville,   Texas   was
     approximately $750,000.  In the fourth quarter  of  2001,  a
     charge  to operations for real estate impairment of $415,370
     was  recognized,  which is the difference between  the  book
     value  at  December 31, 2001 of $1,165,370 and the estimated
     market  value of $750,000.  The charge was recorded  against
     the cost of the land, building and equipment.

     In  May, 2001, Huntington Restaurants Group, Inc. (HRG), the
     lessee  of  the Denny's restaurants in Burleson,  Texas  and
     Grapevine,  Texas,  notified the  Partnership  that  it  was
     experiencing financial problems and would not make the lease
     payments  while  they worked out a plan which  would  enable
     them  to  continue  operations  without  seeking  bankruptcy
     protection.  For the three months ended March 31,  2002  and
     the  year  ended  December 31, 2001, HRG  owed  $68,401  and
     $156,588 for past due rent, which has not been accrued.  The
     Partnership  is  reviewing  its  available  options,   which
     include allowing HRG to remain in the properties while  they
     develop a work-out plan or replacing them with a new lessee.

(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.


ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS

Results of Operations

        For  the three months ended March 31, 2002 and 2001,  the
Partnership  recognized rental income of $468,382  and  $500,453,
respectively.   During the same periods, the  Partnership  earned
investment income of $11,490 and $37,639, respectively.  In 2002,
rental  income decreased mainly as a result of the loss  of  rent
from the Denny's restaurants and property sales.  These decreases
in  rental  income  were partially offset by rent  received  from
three  property acquisitions in 2002 and 2001 and rent  increases
on  three properties.  In 2001, additional investment income  was
earned on the net proceeds from property sales.

        In  August, 2000, Renaissant Development Corp. (RDC), the
lessee  of the Applebee's restaurants in McAllen and Brownsville,
Texas, filed for reorganization.  RDC continued to make the lease
payments  to  the  Partnership,  but  was  unable  to  develop  a
reorganization  plan.  In February, 2002, one of  the  bankruptcy
creditors  took over the restaurants to attempt to  stablize  the
operations  and  to  market  the properties.   As  part  of  this
transaction, the Partnership agreed to modify the monthly rent on
the  Brownsville restaurant from $14,755 to $7,886.  At March 31,
2002,  the  Partnership  had  received  all  rent  due  on  these
properties.

        As  of  December 31, 2001, based on an analysis of market
conditions in the area, it was determined the fair value  of  the
Applebee's  restaurant  in Brownsville, Texas  was  approximately
$750,000.   In the fourth quarter of 2001, a charge to operations
for  real estate impairment of $415,370 was recognized, which  is
the  difference between the book value at December  31,  2001  of
$1,165,370  and  the  estimated market value  of  $750,000.   The
charge  was  recorded against the cost of the land, building  and
equipment.

        In  May, 2001, Huntington Restaurants Group, Inc.  (HRG),
the  lessee  of  the Denny's restaurants in Burleson,  Texas  and
Grapevine,   Texas,  notified  the  Partnership   that   it   was
experiencing  financial problems and would  not  make  the  lease
payments while they worked out a plan which would enable them  to
continue  operations without seeking bankruptcy protection.   For
the three months ended March 31, 2002 and the year ended December
31,  2001, HRG owed $68,401 and $156,588 for past due rent, which
has not been accrued.  The Partnership is reviewing its available
options,  which include allowing HRG to remain in the  properties
while  they develop a work-out plan or replacing them with a  new
lessee.

       During the three months ended March 31, 2002 and 2001, the
Partnership   paid   Partnership   administration   expenses   to
affiliated  parties of $91,851 and $77,362, 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  $20,047 and $16,863, 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.

        As  of March 31, 2002, the Partnership's annualized  cash
distribution  rate  was  7.0%,  based  on  the  Adjusted  Capital
Contribution.   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
were  allocated  to  Limited  Partners  and  1%  to  the  General
Partners.


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


        Inflation  has  had  a  minimal  effect  on  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.   In addition, leases may contain  rent  clauses
which  entitle  the  Partnership to receive  additional  rent  in
future  years  if gross receipts for the property exceed  certain
specified  amounts.  Increases in sales volumes of  the  tenants,
due to inflation and real sales growth, may result in an increase
in rental income over the term of the leases.  Inflation also may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  three  months  ended  March  31,  2002,  the
Partnership's cash balances increased $510,085 mainly as a result
of  cash generated from the sale of property, which was partially
offset  by cash used to purchase property.  Net cash provided  by
operating activities increased from $472,008 in 2001 to  $556,272
in  2002  mainly as the result of net timing differences  in  the
collection  of  payments  from the lessees  and  the  payment  of
expenses,  which were partially offset by a decrease in  revenues
and an increase in Partnership administration expenses in 2002.

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale  of real estate.  During the three  months  ended
March 31, 2002 and 2001, the Partnership generated cash flow from
the  sale  of real estate of $695,662 and $672,649, respectively.
During  the  same periods, the Partnership expended $288,329  and
$735,933,  respectively, to invest in real properties  (inclusive
of  acquisition  expenses),  as the Partnership  reinvested  cash
generated from property sales.

        Through  December 31, 2001, the Partnership sold 25.5802%
of  the Champps Americana restaurant in Columbus, Ohio, in  seven
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,002,077, which
resulted  in  a total net gain of $157,054.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$882,064 and $37,041.  For the three months ended March 31, 2001,
the net gain was $104,648.

        During  the  three  months  ended  March  31,  2002,  the
Partnership sold 11.6459% of the Champps Americana restaurant  in
Schaumburg, Illinois, in four separate transactions, to unrelated
third  parties.  The Partnership received total net sale proceeds
of $695,662, which resulted in a total net gain of $212,784.  The
total  cost and related accumulated depreciation of the interests
sold was $527,589 and $44,711, respectively.

        During  the first three months ended March 31, 2002,  the
Partnership distributed $56,267 of the net sale proceeds  to  the
Limited  and General Partners as part of their regular  quarterly
distributions which represented a return of capital of $2.46  per
Limited  Partnership Unit.  The remaining net sale proceeds  will
either be reinvested in additional property or distributed to the
Partners in the future.

        On  March  30,  2001,  the Partnership  purchased  a  35%
interest in a Children's World daycare center in New Albany, Ohio
for  $540,366.   The  property is leased to  ARAMARK  Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years  and  annual  rental payments of  $51,737.   The  remaining
interests in the property were purchased by AEI Income  &  Growth
Fund 23 LLC and AEI Fund Management XVII, Inc., affiliates of the
Partnership.


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


       On March 8, 2001, the Partnership purchased a 20% interest
in  a parcel of land in Austin, Texas for $226,400.  The land  is
leased  to  Kona  Restaurant Group,  Inc.  (KRG)  under  a  Lease
Agreement  with  a  primary term of 17 years  and  annual  rental
payments  of  $23,772.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership advanced funds to  KRG  for
the  construction of a Johnny Carino's restaurant  on  the  site.
The  Partnership charged interest on the advances at  a  rate  of
10.5%.   On  September  26,  2001,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $48,153.  The Partnership's share of the total
acquisition costs, including the cost of the land, was  $454,304.
The  remaining interests in the property are owned  by  AEI  Real
Estate  Fund  85-A Limited Partnership, AEI Income & Growth  Fund
XXI  Limited  Partnership, and AEI Income & Growth Fund  23  LLC,
affiliates of the Partnership.

        On  April  27,  2001,  the Partnership  purchased  a  44%
interest  in  a  parcel of land in Utica, Michigan for  $531,740.
The land is leased to Champps Entertainment, Inc. (Champps) under
a  Lease  Agreement with a primary term of 20  years  and  annual
rental  payments  of $47,857.  Effective October  23,  2001,  the
annual  rent was increased to $57,162.  Simultaneously  with  the
purchase  of the land, the Partnership entered into a Development
Financing Agreement under which the Partnership advanced funds to
Champps for the construction of a Champps Americana restaurant on
the  site.   Initially, the Partnership charged interest  on  the
advances  at  a  rate of 9.0%.  Effective October 23,  2001,  the
interest  rate  was increased to 10.75%.  On February  12,  2002,
after  the  development was completed, the  Lease  Agreement  was
amended  to  require  annual rental payments  of  $165,550.   The
Partnership's share of the total acquisition costs, including the
cost of the land, was $1,511,134.  The remaining interests in the
property  are  owned  by  AEI  Real  Estate  Fund  XVII   Limited
Partnership  and AEI Net Lease Income & Growth Fund  XIX  Limited
Partnership, affiliates of the Partnership.

       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 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 2001, fifteen Limited Partners redeemed a total of
163.1  Partnership  Units for $122,607  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using Net Cash Flow from operations.  In prior years, a total  of
sixty-nine Limited Partners redeemed 1,157 Partnership Units  for
$972,990.    The  redemptions  increase  the  remaining   Limited
Partners' ownership interest in the Partnership.

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


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


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

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

    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
    affects of these consequences for investors;

    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.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

       None.

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 February 27, 2002 between  the
       Partnership  and  Bernard  E.  Meierjohan  relating  to   the
       property at 955 Golf Road, Schaumburg, Illinois.

       10.2  Purchase Agreement dated February 27, 2002 between  the
       Partnership  and Carmen Meierjohan relating to  the  property
       at 955 Golf Road, Schaumburg, Illinois

       10.3 Property Co-Tenancy Ownership Agreement dated March  14,
       2002  between  the  Partnership  and  Bernard  E.  Meierjohan
       relating  to  the  property  at 955  Golf  Road,  Schaumburg,
       Illinois.

       10.4 Property Co-Tenancy Ownership Agreement dated March  14,
       2002  between the Partnership and Carmen Meierjohan  relating
       to the property at 955 Golf Road, Schaumburg, Illinois.

       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:  April 30, 2002        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)