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)  March 10, 2011


       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  March  10,  2011, the Partnership sold  an  Applebee's
restaurant in McAllen, Texas to Maquila Trades & Forwarding, LLC,
an  unrelated  third party.  The Partnership  received  net  cash
proceeds  of  approximately $1,619,000 for  the  property,  which
resulted in a net gain of approximately $776,200.

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, 2009:

          The Partnership's Investments in Real Estate would have
          been  reduced by $882,104 and its Current Assets (cash)
          would   have  increased  by  $1,619,000  and  Partners'
          Capital would have increased by $736,896.

          For  the  year  ended December 31,  2009,  Income  from
          Continuing  Operations would have  decreased  $193,798,
          representing a decrease in rental income of $224,994, a
          decrease  in  depreciation expense  of  $26,228  and  a
          decrease  in  property management expenses  of  $4,968.
          For  the  nine months ended September 30, 2010,  Income
          from   Discontinued  Operations  would  have  decreased
          $166,009,  representing a decrease in rental income  of
          $180,714, a decrease in depreciation expense of $13,114
          and  a  decrease  in  property management  expenses  of
          $1,591.

          The  net  effect  of these pro forma adjustments  would
          have  caused Net Income to decrease from $1,246,907  to
          $1,053,109  and from $491,956 to $325,947, which  would
          have  resulted in Net Income of $47.30 and  $14.77  per
          Limited Partnership Unit outstanding for the year ended
          December   31,   2009   and  the  nine   months   ended
          September 30, 2010, 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 March 10, 2011.

                           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:  March 16, 2011         /s/ PATRICK W KEENE
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer