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): ~~September~~February 1014, ~~2021~~2022

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		41-1729121
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

30 East 7^th Street, Suite 1300 St. Paul, Minnesota 55101		(651) 227-7333
(Address of principal executive offices)		(Registrant’s telephone number)

Not Applicable

(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
NONE		NONE		NONE

Securities registered pursuant to Section 12(g) of the Act:

	Limited Partnership Units
	(Title of class)

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 ☐

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 ~~September~~February 1014, ~~2021~~2022, the Partnership sold its 7050% interest in a ~~Staples~~Jared store in ~~Vernon Hills~~Hanover, ~~Illinois~~Maryland to ~~Rizzuti~~7684 ~~Holdings~~Arundel ~~III,~~Mills LLC ~~and AJE Properties II L.C.~~, an unrelated third ~~parties~~party. The Partnership received net cash proceeds of approximately $2,~~120~~464,~~800~~000 for the property, which resulted in a net ~~loss~~gain of approximately $351,~~100. During the second quarter of 2021~~147, a charge to operations for real estate impairment of $413,789 was recognized, which was the difference between the carrying value at June 30, 2021 of $2,569,789 and the estimated fair value of $2,156,000.

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 $21,~~711~~392,~~419~~181 and its Current Assets (cash) would have increased by $2,~~120~~464,~~800~~163 and Partners’ Capital would have ~~decreased~~increased by $~~590~~1,~~619~~071,982.

For the year ended December 31, 2020, Income from Operations would have decreased $~~119~~161,~~370~~086, representing a decrease in rental income of $~~214~~203,~~480~~946, a decrease in depreciation expense of $9437,~~420~~600 and a decrease in property management expenses of $~~690~~5,260. For the ~~six~~nine months ended ~~June~~September 30, 2021, Income from Operations would have decreased $58117,~~764~~748, representing a decrease in rental income of $~~107~~154,~~240~~376, a decrease in depreciation expense of $4728,~~210~~200 and a decrease in property management expenses of $18,~~266~~428.

The net effect of these pro forma adjustments would have caused Net Income to decrease from $486,845 to $~~367~~325,~~475~~759 and from $~~597~~612,~~827~~158 to $~~539~~494,~~063~~410, which would have resulted in Net Income of $1916.1093 and $2824.8339 per Limited Partnership Unit outstanding for the year ended December 31, 2020 and the ~~six~~nine months ended ~~June~~September 30, 2021, respectively.

(d) Exhibit 10.1 – Purchase and Sale Agreement dated ~~July 8~~November 26, 2021 between the Partnership and ~~Grand~~Harry ~~Prairie Partners~~Sahi, ~~LLC~~ relating to the property at ~~1600~~7684 ~~North~~Arundel ~~Milwaukee~~Mills ~~Avenue,~~Dr. ~~Vernon Hills~~Hanover, ~~Illinois~~Maryland.

Exhibit 10.2 – Assignment ~~and Assumption~~ of ~~Real Estate~~ Purchase ~~and Sale~~ Agreement ~~between~~dated ~~the~~February ~~Partnership~~3, ~~Grand~~2022 ~~Prairie~~between ~~Partners,~~Harry ~~LLC,~~Sahi ~~Rizzuti Holdings III, LLC~~ and ~~AJE~~7684 ~~Properties~~Arundel IIMills ~~L.C.~~LLC relating to the property at ~~1600~~7684 ~~North~~Arundel ~~Milwaukee~~Mills ~~Avenue,~~Dr. ~~Vernon Hills~~Hanover, ~~Illinois~~Maryland.

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: September 16, 2021	By:	/s/ Keith E Petersen
Date: February 17, 2022	By:	/s/ Keith E Petersen
		Keith E. Petersen
		Chief Financial Officer

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