10QSB 1 q202-02.txt 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 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. 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. 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. 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. 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)