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): ~~July~~September 2310, 2021

Commission File Number: 000-23778

AEI NET LEASE INCOME & GROWTH FUND XX LIMITED PARTNERSHIP

(Exact name of registrant as specified in its charter)

State of Minnesota	~~000~~41-~~23778~~1729121	~~41-1729121~~
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
30 East 7th Street, Suite 1300 St. Paul, Minnesota 55101	(651) 227-7333
(Address of principal executive offices)	(Registrant’s telephone number)

30Not ~~East~~Applicable ~~7th~~(Former ~~Street~~name, ~~Suite~~former ~~1300,~~address ~~St.~~and ~~Paul,~~former ~~Minnesota~~fiscal year, ~~55101~~ if changed since last report)

~~(Address~~ Securities ofregistered ~~Principal~~pursuant ~~Executive~~to ~~Offices~~Section 12(b) of the Act:

Title of each class Trading Symbol(~~651~~s) ~~227-7333~~ Name of each exchange on which registered NONE NONE NONE

~~(Registrant's~~ Securities ~~telephone~~registered ~~number,~~pursuant ~~including~~to ~~area~~Section ~~code~~12(g) of the Act:

~~___________________________________________________________~~ Limited Partnership Units (Title of class)

(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))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter). Emerging Growth Company ☐

Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities

Exchange Act of 1934 (§240.12b-2 of this chapter). Emerging Growth Company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Section 2 – Financial Information

Item 2.01 Completion of Acquisition or Disposition of Assets.

On ~~July~~September 2310, 2021, the Partnership sold ~~2.36~~its ~~acres~~70% ofinterest ~~land~~in a Staples store in ~~Fredericksburg~~Vernon Hills, ~~Virginia~~Illinois to ~~1551~~Rizzuti ~~CDS~~Holdings ~~Parkway~~III, ~~GP,~~LLC anand AJE Properties II L.C., unrelated third ~~party~~parties. The ~~land~~Partnership isreceived ~~leased~~net tocash ~~Bassett~~proceeds ~~Direct~~of ~~NC,~~approximately ~~LLC~~$2,120,800 afor ~~subsidiary~~the ofproperty, ~~Bassett~~which ~~Furniture~~resulted ~~Industries,~~in ~~Inc.,~~a ~~under~~net aloss ~~lease~~of ~~agreement~~approximately ~~with~~$35,100. aDuring ~~remaining~~the ~~primary~~second ~~term~~quarter of ~~8.3~~2021, ~~years~~a ~~and~~charge ~~annual~~to ~~rent~~operations offor ~~215,240.~~real ~~Bassett~~estate ~~operates~~impairment aof ~~Bassett~~$413,789 ~~Home~~was ~~Furnishings~~recognized, ~~store~~which onwas the ~~site.~~difference ~~The~~between ~~Partnership~~the ~~received~~carrying ~~net~~value ~~cash~~at ~~proceeds~~June 30, 2021 of ~~approximately~~ $32,~~022~~569,~~000~~789 ~~for~~and the ~~property,~~estimated ~~which~~fair ~~resulted~~value ~~in a net loss~~ of ~~approximately~~ $~~133~~2,~~100~~156,000.

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 pro forma statements. Assuming the Partnership had sold the property on January 1, 2020:

The Partnership's Investments in Real Estate would have been reduced by $32,~~162~~711,~~453~~419 and its Current Assets (cash) would have increased by $32,~~022~~120,~~000~~800 and Partners’ Capital would have decreased by $~~140~~590,~~453~~619.

For the year ended December 31, 2020, Income from Operations would have decreased $~~209~~119,~~030~~370, representing a decrease in rental income of $~~215~~214,~~240~~480, a decrease in ~~amortization~~depreciation expense of $594,~~164~~420 and a decrease in property management expenses of $~~1,046~~690. For the ~~three~~six months ended ~~March~~June 3130, 2021, Income from Operations would have decreased $5158,~~997~~764, representing a decrease in rental income of $53107,~~810~~240, a decrease in ~~amortization~~depreciation expense of $147,~~291~~210 and a decrease in property management expenses of $~~522~~1,266.

The net effect of these pro forma adjustments would have caused Net Income to decrease from $486,845 to $~~277~~367,~~815~~475 and from $~~105~~597,~~695~~827 to $53539,~~698~~063, which would have resulted in Net Income of $1419.4410 and $228.7983 per Limited Partnership Unit outstanding for the year ended December 31, 2020 and the ~~three~~six months ended ~~March~~June 3130, 2021, respectively.

(d) ~~Exhibits~~Exhibit 10.1 – Purchase and Sale Agreement dated ~~May~~July 288, 2021 between the Partnership and ~~Ralph~~Grand ~~Horowitz~~Prairie Partners, LLC relating to the property at ~~1551~~1600 ~~Carl~~North D.Milwaukee ~~Silver Parkway~~Avenue, ~~Fredericksburg~~Vernon Hills, ~~Virginia~~Illinois.

Exhibit 10.2 – Assignment and Assumption of Real Estate Purchase and Sale Agreement between the Partnership, Grand Prairie Partners, LLC, Rizzuti Holdings III, LLC and AJE Properties II L.C. relating to the property at 1600 North Milwaukee Avenue, Vernon Hills, Illinois.

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: July 29, 2021	By:	/s/ KEITH E PETERSEN
Date: September 16, 2021	By:	/s/ Keith E Petersen
		Keith E. Petersen
		Chief Financial Officer

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