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


                            FORM 8-K


                         CURRENT REPORT
Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934


Date of Report (Date of earliest event reported)  January 9, 2009


       AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP
      (Exact name of registrant as specified in its charter)


      State of Minnesota           000-23778         41-1729121
(State or other jurisdiction   (Commission File     (IRS Employer
      of incorporation)              Number)      Identification No.)


      30 East 7th Street, Suite 1300, St. Paul, Minnesota, 55101
             (Address of Principal Executive Offices)


                           (651) 227-7333
       (Registrant's telephone number, including area code)



  (Former name or former address, if changed since last report)

Check  the  appropriate  box below if  the  Form  8-K  filing  is
intended to simultaneously satisfy the filing obligation  of  the
registrant under any of the following provisions:

[  ]  Written  communication  pursuant  to  Rule  425  under  the
      Securities Act (17 CFR 230.425)
[  ]  Soliciting  material  pursuant to  Rule  14a-12  under  the
      Exchange Act (17 CFR 240.14a-12)
[  ]  Pre-commencement communications pursuant to  Rule  14d-2(b)
      under the Exchange Act
      (17 CFR 240.14d-2(b))
[  ]  Pre-commencement communications pursuant to  Rule  13e-4(c)
      under the Exchange Act
      (17 CFR 240.13e-4(c))

Section 2 - Financial Information

Item 2.01 Completion of Acquisition or Disposition of Assets.

       On January 9, 2009, the Partnership sold a Johnny Carino's
restaurant in Alexandria, Louisiana to an unrelated third  party.
The  Partnership  received  net cash  proceeds  of  approximately
$2,232,600  for the property, which resulted in  a  net  gain  of
approximately $393,300.

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

      (a) Financial statements of businesses acquired -   Not
          Applicable.

      (b) Pro  forma  financial information - A limited number of
          pro  forma  adjustments are required to illustrate  the
          effects  of  the transaction on the balance  sheet  and
          income  statement.  The following narrative description
          is  furnished  in  lieu  of the pro  forma  statements.
          Assuming  the  Partnership had  sold  the  property  on
          January 1, 2007:

          The Partnership's Investments in Real Estate would have
          been  reduced  by  $1,958,470 and  its  Current  Assets
          (cash) would have increased by $2,232,600 and Partner's
          Capital would have increased by $274,130.

          For  the  year  ended December 31,  2007,  Income  from
          Continuing  Operations would have  decreased  $145,049,
          representing a decrease in rental income of $205,072, a
          decrease  in  depreciation expense  of  $59,609  and  a
          decrease in property management expenses of $414.   For
          the  nine months ended September 30, 2008, Income  from
          Continuing  Operations would have  decreased  $110,078,
          representing a decrease in rental income of $155,213, a
          decrease  in  depreciation expense  of  $44,707  and  a
          decrease in property management expenses of $428.

          The  net  effect  of these pro forma adjustments  would
          have  caused Net Income to decrease from $1,392,157  to
          $1,247,108  and  from $1,625,801 to  $1,515,723,  which
          would  have resulted in Net Income of $55.96 and $68.07
          per  Limited Partnership Unit outstanding for the  year
          ended  December  31,  2007 and the  nine  months  ended
          September 30, 2008, respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits -  Not required.  The property sold represents
          less than 15% of the total assets of the Partnership as
          of January 9, 2009.


                           SIGNATURES

      Pursuant to the requirements of the Securities Exchange Act
of  1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned hereunto duly authorized.

                              AEI NET LEASE INCOME & GROWTH
                              FUND XX LIMITED PARTNERSHIP

                              By:  AEI Fund Management XX, Inc.
                                 Its:  Managing General Partner


Date:  January 14, 2009       /s/ Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer