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): ~~February~~November 147, 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 ~~February 14~~November 7, 2022, the Partnership sold ~~its 50% interest in~~ a ~~Jared~~Family Dollar store in ~~Hanover~~Mobile, ~~Maryland~~Alabama to ~~7684~~Mohammed ~~Arundel~~Salim ~~Mills LLC~~Ismail, an unrelated third party. The Partnership received net cash proceeds of approximately $2340,~~464,~~000 for the property, which resulted in a net ~~gain~~loss of approximately $135,~~147,~~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~~2021:

The Partnership's Investments in Real Estate would have been reduced by $1828,~~392,181~~000 and its Current Assets (cash) would have increased by $2340,~~464,163~~000 and Partners’ Capital would have ~~increased~~decrease by $1488,~~071,982~~000.

For the year ended December 31, ~~2020~~2021, Income from Operations would have decreased $~~161~~45,~~086~~168, representing a decrease in rental income of $~~203~~119,~~946~~926, a decrease in depreciation expense of $3769,~~600~~124 and a decrease in property management expenses of $5,~~260~~634. For the ~~nine~~six months ended ~~September~~June 30, ~~2021~~2022, Income from Operations would have decreased $~~117~~23,~~748~~897, representing a decrease in rental income of $~~154~~59,~~376~~963, a decrease in depreciation expense of $2834,~~200~~564 and a decrease in property management expenses of $81,~~428~~502.

The net effect of these pro forma adjustments would have caused Net Income to decrease from $~~486~~634,~~845~~184 to $~~325~~589,~~759~~016 and from $~~612~~739,~~158~~038 to $~~494~~715,~~410~~141, which would have resulted in Net Income of $1627.9333 and $2437.3964 per Limited Partnership Unit outstanding for the year ended December 31, ~~2020~~2021 and the ~~nine~~six months ended ~~September~~June 30, ~~2021~~2022, respectively.

(d) Exhibit 10.1 – Purchase and Sale Agreement dated ~~November~~October 267, ~~2021~~2022 between the Partnership and ~~Harry~~Mohammed ~~Sahi~~Salim Ismail, relating to the property at ~~7684~~6510 ~~Arundel~~Ziegler ~~Mills~~Blvd, ~~Dr. Hanover~~Mobile, ~~Maryland~~Alabama.

Exhibit 10.2 – Assignment of Purchase Agreement dated February 3, 2022 between Harry Sahi and 7684 Arundel Mills LLC relating to the property at 7684 Arundel Mills Dr. Hanover, 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: February 17, 2022	By:	/s/ Keith E Petersen
Date: November 9, 2022	By:	/s/ Keith E Petersen
		Keith E. Petersen
		Chief Financial Officer

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