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 AND EXCHANGE ACT OF 1934


Date of Report (Date of Earliest Event Reported)  August 27,2003


      AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
   (Exact Name of Registrant as Specified in its Charter)

                     State of Minnesota
      (State or other Jurisdiction of Incorporation or
                        Organization)




            24003                       41-1848181
   (Commission File Number)          (I.R.S. Employer
                                   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)

Item 2.   Acquisition or Disposition of Assets.

       On  August 27, 2003, the Partnership purchased a  32%
interest  in  a Garden Ridge retail store in The  Woodlands,
Texas  from  Cypress/GR Woodlands I, L.P.   The  total  cash
purchase  price  of the land and building was  approximately
$8,200,000.   The remaining interests in the  property  were
purchased  by  AEI Real Estate Fund XV Limited  Partnership,
AEI  Real  Estate  Fund XVIII Limited  Partnership  and  AEI
Income  & Growth Fund 24 LLC, affiliates of the Partnership.
Cypress/GR  Woodlands  I, L.P. is not  affiliated  with  the
Partnership.

       The  cash, used in purchasing the property, was  from
the proceeds of sale of properties.

Item 7.   Financial Statements and Exhibits.

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

          (b)On  August  27, 2003, the Partnership purchased
             its   32%   interest   in  the   property   for
             $2,624,000.   The  property was  acquired  with
             cash  which was provided from proceeds of  sale
             of  properties.  A limited number  of  proforma
             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 proforma statements:

             Assuming  the  Partnership  had  acquired   the
             property  on January 1, 2002, the Partnership's
             Investments   in   Real   Estate   would   have
             increased by $2,624,000 and its Current  Assets
             (cash) would have decreased by $2,624,000.

             The  Rental  Income  for the Partnership  would
             have  increased from $1,168,020  to  $1,469,631
             for  the year ended December 31, 2002 and  from
             $427,597  to $578,403 for the six months  ended
             June 30, 2003 if the Partnership had owned  the
             property during the periods.

             Depreciation  Expense would have  increased  by
             $73,778   and  $36,889  for  the   year   ended
             December  31,  2002 and the  six  months  ended
             June 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $1,065,874  to  $1,293,707 and from  $1,335,116
             to  $1,449,033,  which would have  resulted  in
             Net  Income  of $76.13 and $86.65  per  Limited
             Partnership  Unit  outstanding  for  the   year
             ended  December  31, 2002 and  the  six  months
             ended June 30, 2003, respectively.

          (c)Exhibits

                            Exhibit  10.1  -  Assignment  of
                            Purchase Agreement dated  August
                            19,     2003     between     the
                            Partnership   and    AEI    Fund
                            Management,  Inc.  relating   to
                            the   Property  at  16778   I-45
                            South, The Woodlands, Texas.

                            Exhibit  10.2  -  Assignment  of
                            Lease,  Indemnity and Assumption
                            Agreement dated August 27,  2003
                            between  the  Partnership,   AEI
                            Real   Estate  Fund  XV  Limited
                            Partnership,  AEI  Real   Estate
                            Fund  XVIII Limited Partnership,
                            AEI  Income & Growth Fund 24 LLC
                            and   Cypress/GR  Woodlands   I,
                            L.P.  Relating to  the  Property
                            at   16778   I-45   South,   The
                            Woodlands, Texas.


                         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 INCOME & GROWTH FUND XXII
                              LIMITED PARTNERSHIP

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


Date:   September 6, 2003      /s/ Patrick W Keene
                              By:  Patrick W. Keene
                              Its: Chief Financial Officer
[{"type": "8-K", "sequence": "1", "filename": "grdn8k22.txt", "secsgml_size_bytes": 5654}]
{"company-data": {"conformed-name": "AEI INCOME & GROWTH FUND XXII LTD PARTNERSHIP", "cik": "0001023458", "assigned-sic": "6500", "irs-number": "411848181", "state-of-incorporation": "MN", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "000-24003", "film-number": "03892667"}, "business-address": {"street1": "1300 MINNESOTA WORLD TRADE CENTER", "street2": "30 EAST SEVENTH ST", "city": "ST PAUL", "state": "MN", "zip": "55101", "phone": "6512277333"}, "mail-address": {"street1": "1300 MINNESOTA WORLD TRADE CENTER", "street2": "30 SEVENTH ST EAST", "city": "ST PAUL", "state": "MN", "zip": "55101"}}
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 AND EXCHANGE ACT OF 1934

Date of Report (Date of Earliest Event Reported)  August 27,2003

      AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
   (Exact Name of Registrant as Specified in its Charter)

                     State of Minnesota
      (State or other Jurisdiction of Incorporation or
                        Organization)

            24003                       41-1848181
   (Commission File Number)          (I.R.S. Employer
                                   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)

Item 2.   Acquisition or Disposition of Assets.

       On  August 27, 2003, the Partnership purchased a  32%
interest  in  a Garden Ridge retail store in The  Woodlands,
Texas  from  Cypress/GR Woodlands I, L.P.   The  total  cash
purchase  price  of the land and building was  approximately
$8,200,000.   The remaining interests in the  property  were
purchased  by  AEI Real Estate Fund XV Limited  Partnership,
AEI  Real  Estate  Fund XVIII Limited  Partnership  and  AEI
Income  & Growth Fund 24 LLC, affiliates of the Partnership.
Cypress/GR  Woodlands  I, L.P. is not  affiliated  with  the
Partnership.

       The  cash, used in purchasing the property, was  from
the proceeds of sale of properties.

Item 7.   Financial Statements and Exhibits.

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

          (b)On  August  27, 2003, the Partnership purchased
             its   32%   interest   in  the   property   for
             $2,624,000.   The  property was  acquired  with
             cash  which was provided from proceeds of  sale
             of  properties.  A limited number  of  proforma
             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 proforma statements:

             Assuming  the  Partnership  had  acquired   the
             property  on January 1, 2002, the Partnership's
             Investments   in   Real   Estate   would   have
             increased by $2,624,000 and its Current  Assets
             (cash) would have decreased by $2,624,000.

             The  Rental  Income  for the Partnership  would
             have  increased from $1,168,020  to  $1,469,631
             for  the year ended December 31, 2002 and  from
             $427,597  to $578,403 for the six months  ended
             June 30, 2003 if the Partnership had owned  the
             property during the periods.

             Depreciation  Expense would have  increased  by
             $73,778   and  $36,889  for  the   year   ended
             December  31,  2002 and the  six  months  ended
             June 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $1,065,874  to  $1,293,707 and from  $1,335,116
             to  $1,449,033,  which would have  resulted  in
             Net  Income  of $76.13 and $86.65  per  Limited
             Partnership  Unit  outstanding  for  the   year
             ended  December  31, 2002 and  the  six  months
             ended June 30, 2003, respectively.

          (c)Exhibits

                            Exhibit  10.1  -  Assignment  of
                            Purchase Agreement dated  August
                            19,     2003     between     the
                            Partnership   and    AEI    Fund
                            Management,  Inc.  relating   to
                            the   Property  at  16778   I-45
                            South, The Woodlands, Texas.

                            Exhibit  10.2  -  Assignment  of
                            Lease,  Indemnity and Assumption
                            Agreement dated August 27,  2003
                            between  the  Partnership,   AEI
                            Real   Estate  Fund  XV  Limited
                            Partnership,  AEI  Real   Estate
                            Fund  XVIII Limited Partnership,
                            AEI  Income & Growth Fund 24 LLC
                            and   Cypress/GR  Woodlands   I,
                            L.P.  Relating to  the  Property
                            at   16778   I-45   South,   The
                            Woodlands, Texas.

                         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 INCOME & GROWTH FUND XXII
                              LIMITED PARTNERSHIP

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

Date:   September 6, 2003      /s/ Patrick W Keene
                              By:  Patrick W. Keene
                              Its: Chief Financial Officer