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:  June 30, 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 June 30, 2002 and December 31, 2001

         Statements for the Periods ended June 30, 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

               JUNE 30, 2002 AND DECEMBER 31, 2001

                           (Unaudited)

                             ASSETS

                                                 2002            2001

CURRENT ASSETS:
  Cash and Cash Equivalents                  $ 1,322,894      $   721,607
  Receivables                                          0           39,466
                                              -----------      -----------
      Total Current Assets                     1,322,894          761,073
                                              -----------      -----------
INVESTMENTS IN REAL ESTATE:
  Land                                         6,500,090        6,892,191
  Buildings and Equipment                     11,749,082       10,604,217
  Construction in Progress                             0          723,044
  Accumulated Depreciation                    (2,250,950)      (2,190,844)
                                              -----------      -----------
      Net Investments in Real Estate          15,998,222       16,028,608
                                              -----------      -----------
           Total  Assets                     $17,321,116      $16,789,681
                                              ===========      ===========


                        LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.       $   261,519      $    66,455
  Distributions Payable                          409,935          439,121
  Unearned Rent                                  135,226           29,007
                                              -----------      -----------
      Total Current Liabilities                  806,680          534,583
                                              -----------      -----------
PARTNERS' CAPITAL:
  General Partners                                 6,240              591
  Limited Partners, $1,000 Unit Value;
   24,000 Units authorized and issued;
   22,680 Units outstanding                   16,508,196       16,254,507
                                              -----------      -----------
    Total Partners' Capital                   16,514,436       16,255,098
                                              -----------      -----------
     Total Liabilities and Partners' Capital $17,321,116      $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 JUNE 30

                           (Unaudited)


                              Three Months Ended        Six Months Ended
                             6/30/02       6/30/01     6/30/02     6/30/01

INCOME:
   Rent                     $ 482,926    $ 522,690   $  951,308   $1,023,143
   Investment Income            4,658       22,522       16,148       60,161
                             ---------    ---------   ----------   ----------
        Total Income          487,584      545,212      967,456    1,083,304
                             ---------    ---------   ----------   ----------

EXPENSES:
   Partnership Administration -
     Affiliates                76,654       83,708      168,505      161,070
   Partnership Administration
     and Property Management -
     Unrelated Parties        108,550       48,201      128,597       65,064
   Depreciation                95,623       91,847      189,608      181,942
                             ---------    ---------   ----------   ----------
        Total Expenses        280,827      223,756      486,710      408,076
                             ---------    ---------   ----------   ----------

OPERATING INCOME              206,757      321,456      480,746      675,228

GAIN ON SALE OF REAL ESTATE   414,290            0      627,074      104,648
                             ---------    ---------   ----------   ----------
NET INCOME                  $ 621,047    $ 321,456   $1,107,820   $  779,876
                             =========    =========   ==========   ==========

NET INCOME ALLOCATED:
   General Partners         $   8,363    $  15,214   $   14,133   $   19,799
   Limited Partners           612,684      306,242    1,093,687      760,077
                             ---------    ---------   ----------   ----------
                            $ 621,047    $ 321,456   $1,107,820   $  779,876
                             =========    =========   ==========   ==========

NET INCOME PER
  LIMITED PARTNERSHIP UNIT
  (22,680 and 22,843 weighted
  average Units outstanding in 2002
  and 2001, respectively)   $   27.01    $   13.40   $    48.22   $    33.27
                             =========    =========   ==========   ==========


 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 JUNE 30

                           (Unaudited)

                                                      2002          2001

CASH FLOWS FROM OPERATING ACTIVITIES:
   Net  Income                                    $ 1,107,820   $   779,876

   Adjustments to Reconcile Net Income to Net Cash
   Provided by Operating Activities:
     Depreciation                                     189,608       181,942
     Gain on Sale of Real Estate                     (627,074)     (104,648)
     (Increase) Decrease in Receivables                39,466       (49,374)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                     195,064       (53,358)
     Increase in Unearned Rent                        106,219        49,355
                                                   -----------   -----------
        Total Adjustments                             (96,717)       23,917
                                                   -----------   -----------
        Net Cash Provided By
        Operating Activities                        1,011,103       803,793
                                                   -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                      (1,692,431)   (1,429,095)
   Proceeds from Sale of Real Estate                2,160,283       672,649
   Payments Received on Short-Term Note Receivable          0       656,040
                                                   -----------   -----------
        Net Cash Provided By (Used For)
        Investing Activities                          467,852      (100,406)
                                                   -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable       (29,186)       14,948
   Distributions to Partners                         (848,482)     (893,947)
                                                   -----------   -----------
        Net Cash Used For
        Financing Activities                         (877,668)     (878,999)
                                                   -----------   -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                               601,287      (175,612)

CASH AND CASH EQUIVALENTS, beginning of period        721,607     1,990,305
                                                   -----------   -----------
CASH AND CASH EQUIVALENTS, end of period          $ 1,322,894   $ 1,814,693
                                                   ===========   ===========


 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 JUNE 30

                           (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               (8,939)     (885,008)    (893,947)

  Net Income                  19,799       760,077      779,876
                             --------   -----------  -----------  ----------
BALANCE, June 30, 2001      $(23,783)  $17,139,517  $17,115,734    22,843.04
                             ========   ===========  ===========  ==========


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

  Distributions               (8,484)     (839,998)    (848,482)

  Net Income                  14,133     1,093,687    1,107,820
                             --------   -----------  -----------  ----------
BALANCE, June 30, 2002      $  6,240   $16,508,196  $16,514,436    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

                          JUNE 30, 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

                          JUNE 30, 2002
                           (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

                          JUNE 30, 2002
                           (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 six  months  ended
     June 30, 2001, the net gain was $104,648.

     During  the  six months ended June 30, 2002, the Partnership
     sold  32.0803%  of  the  Champps  Americana  restaurant   in
     Schaumburg,  Illinois,  in  nine separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale proceeds of $1,927,511, which resulted in a net gain of
     $601,101.    The   total   cost  and   related   accumulated
     depreciation  of  the  interests  sold  was  $1,453,320  and
     $126,910, respectively.

     During  the  six months ended June 30, 2002, the Partnership
     sold  9.2181%  of  the Johnny Carino's  restaurant,  in  two
     separate  transactions,  to unrelated  third  parties.   The
     Partnership  received  total net sale proceeds  of  $232,772
     which resulted in a net gain of $25,973.  The total cost and
     related  accumulated depreciation of the interests sold  was
     $209,391 and $2,592, respectively.

     During  the first six months ended June 30, 2002  and  2001,
     the  Partnership distributed $178,129 and $36,776 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 $7.78 and $1.59 per Limited Partnership
     Unit,  respectively.  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.

     On  June  14,  2002, the Partnership purchased a  Children's
     World   daycare  center  in  Mayfield  Heights,   Ohio   for
     $1,404,102.   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 $133,623.

     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  stabilize  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 June 30,  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 six months ended June 30, 2002 and  the
     year ended December 31, 2001, HRG owed $136,802 and $137,233
     for  past  due  rent, which has not been  accrued.   In  the
     second quarter of 2002, the Partnership incurred $88,393  of
     real  estate tax expense related to 2001 and 2002 taxes  due
     on  the  properties.  Due to the uncertainty of  collection,
     the Partnership expensed these taxes, which are normally the
     responsibility of the lessee.  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.


    AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS
                           (Continued)

(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

        The 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 the Partners;

    resolution  by  the General Partners of  conflicts  with
    which they may be confronted;

    the   success  of  the  General  Partners  of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the  condition of the industries in which the tenants of
    properties owned by the Partnership operate.


Critical Accounting Policies


        The preparation of the Partnership's financial statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses  to  the  Partnership as opposed  to  other  funds  they
manage.

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

        The Partnership purchases properties and records them  in
the  financial  statements  at the lower  of  cost  or  estimated
realizable   value.   The  Partnership  initially   records   the
properties  at cost (including capitalized acquisition expenses).
The Partnership is required to periodically evaluate the carrying
value  of properties to determine whether their realizable  value
has  declined.   For  properties the Partnership  will  hold  and
operate, management determines whether impairment has occurred by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

       AEI Fund Management Inc. allocates expenses to each of the
funds  they manage primarily on the basis of the number of  hours
devoted  by  their employees to each fund's affairs.   They  also
allocate  some  expenses at the end of each month  that  are  not
directly related to a fund's operations based upon the number  of
investors  in the fund and the fund's capitalization relative  to
other  funds  they  manage.   The  Partnership  reimburses  these
expenses  subject  to  detailed  limitations  contained  in   the
Partnership Agreement.

Results of Operations

        For  the  six  months ended June 30, 2002 and  2001,  the
Partnership  recognized rental income of $951,308 and $1,023,143,
respectively.   During the same periods, the  Partnership  earned
investment income of $16,148 and $60,161, 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 four
property  acquisitions  in 2002 and 2001 and  rent  increases  on
three  properties.  In 2002, investment income decreased  due  to
the  Partnership  having  less money invested,  due  to  property
acquisitions, at lower money market interest rates.

        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 stabilize  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 June  30,
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.


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


        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  six  months ended June 30, 2002 and the year ended  December
31, 2001, HRG owed $136,802 and $137,233 for past due rent, which
has  not  been  accrued.   In the second  quarter  of  2002,  the
Partnership  incurred $88,393 of real estate tax expense  related
to  2001  and  2002  taxes  due on the properties.   Due  to  the
uncertainty of collection, the Partnership expensed these  taxes,
which  are  normally  the  responsibility  of  the  lessee.   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 six months ended June 30, 2002 and 2001,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $168,505 and $161,070, 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  $128,597 and $65,064, 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 2002, when compared to 2001, is the  result
of  expenses  incurred in 2002 related to the  Denny's  situation
discussed above.

        As  of  June 30, 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.

        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  six  months  ended  June  30,  2002,   the
Partnership's cash balances increased $601,287 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  $803,793  in   2001   to
$1,011,103 in 2002 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.

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

        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 six months ended  June
30,  2002 and 2001, the Partnership generated cash flow from  the
sale  of  real  estate of $2,160,283 and $672,649,  respectively.
During the same periods, the Partnership expended $1,692,431  and
$1,429,095, 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 six months ended June  30,  2001,
the net gain was $104,648.

       During the six months ended June 30, 2002, the Partnership
sold  32.0803% of the Champps Americana restaurant in Schaumburg,
Illinois,  in  nine  separate transactions,  to  unrelated  third
parties.   The  Partnership received total net sale  proceeds  of
$1,927,511, which resulted in a net gain of $601,101.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,453,320 and $126,910, respectively.

       During the six months ended June 30, 2002, the Partnership
sold  9.2181% of the Johnny Carino's restaurant, in two  separate
transactions,  to  unrelated  third  parties.   The   Partnership
received total net sale proceeds of $232,772 which resulted in  a
net  gain  of  $25,973.  The total cost and  related  accumulated
depreciation  of  the  interests sold was  $209,391  and  $2,592,
respectively.

        During the first six months ended June 30, 2002 and 2001,
the  Partnership distributed $178,129 and $36,776 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  $7.78  and  $1.59  per  Limited  Partnership   Unit,
respectively.   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.

ITEM 2.MANAGEMENT'S DISCUSSION AND ANALYSIS  (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.

        On  June 14, 2002, the Partnership purchased a Children's
World  daycare  center in Mayfield Heights, Ohio for  $1,404,102.
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 $133,623.

       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.   Effective January 1, 2002, the Partnership's distribution
rate was decreased from 7.5% to 7.0%.  As a result, distributions
were lower in 2002, when compared to 2001.

        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.


                   PART II - OTHER INFORMATION

ITEM 1.LEGAL PROCEEDINGS

       None.

                   PART II - OTHER INFORMATION
                           (Continued)

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.

ITEM 6.EXHIBITS AND REPORTS ON FORM 8-K

       a. Exhibits -
                             Description

       10.1  Assignment of Purchase and Sale Agreement  dated  May  24,
             2002 between the Partnership and AEI Fund Management, Inc.
             relating to the property  at  200  Allen  Bradley   Drive,
             Mayfield Heights, Ohio.

       10.2  Net  Lease  Agreement dated June  14,  2002  between  the
             Partnership  and  ARAMARK   Educational  Resources,  Inc.
             relating to the property  at  200  Allen  Bradley  Drive,
             Mayfield Heights, Ohio.

       99.1  Certification  of  Chief  Executive  Officer  of  General
             Partner pursuant to Section 906 of the Sarbanes-Oxley Act
             of 2002.

       99.2  Certification  of  Chief  Financial  Officer  of  General
             Partner pursuant to Section 906 of the Sarbanes-Oxley Act
             of 2002.

       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:  August 6, 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)