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)  October 6, 2008


          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
      (Exact name of registrant as specified in its charter)


     State of Minnesota             000-24003         41-1848181
(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  October  6,  2008,  the Partnership  purchased  a  33%
interest  in  a  Best  Buy store in Lake  Geneva,  Wisconsin  for
$1,991,220  from  Ryan  Companies US, Inc.,  an  unrelated  third
party.   The property is leased to Best Buy Stores, L.P. under  a
Lease Agreement with a remaining primary term of 10.3 years.  The
Lease  may  be  renewed by the tenant for up to four  consecutive
terms  of five years each.  The Lease requires an initial  annual
rent  of $144,325 for the 33% interest, which will increase every
five years by approximately 3.4%.  The Lease is a net lease under
which the tenant is responsible for real estate taxes, insurance,
maintenance, repairs and operating expenses of the property.  The
only exceptions are the Company is responsible for repairs to the
structural components of the building, roof, and parking lot  and
replacement  of  HVAC,  electrical, plumbing  and  other  similar
systems  for  the  building.   The  remaining  interests  in  the
property  were purchased by AEI Income & Growth Fund 24  LLC  and
AEI Income & Growth Fund 27 LLC, affiliates of the Partnership.

       The  Partnership purchased the property with cash received
from the sale of property.  The store was constructed in 2008 and
is  a  30,376 square foot building situated on approximately  3.8
acres  of land. The freestanding retail store is located  at  700
North Edwards Boulevard, Lake Geneva, Wisconsin.

       Best  Buy Stores, L.P., a wholly owned subsidiary of  Best
Buy,   Inc.  ("BBY"),  owns  the  fixed  assets,  inventory   and
receivables  associated with BBY stores  located  in  the  United
States.  As  the  parent  company of the  tenant,  BBY  does  not
guarantee  the  lease  and  is  not  responsible  for  any  lease
obligations. BBY, headquartered near Minneapolis, sells  consumer
electronics,   home-office  products,   entertainment   software,
appliances  and related services through more than  1,200  retail
stores across the United States, throughout Canada, and in China.
For  the fiscal year ended March 1, 2008, Best Buy reported a net
worth  of  approximately $4.5 billion, revenue  of  approximately
$40.0 billion and net income of approximately $1.4 billion.  Best
Buy  is  a  public company whose stock is traded on the New  York
Stock  Exchange under the symbol BBY and files reports  with  the
SEC   that   are  available  on-line  at  the  SEC's   web   site
(www.sec.gov).

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

      (a) Financial statements of businesses acquired  -  Because
          the  property  acquired is subject to a net  lease  and
          represents  less than 20% of the total  assets  of  the
          Partnership  as  of  December 31,  2007,  no  financial
          statements are required.

      (b) Pro  forma financial information - A limited number  of
          pro  forma  adjustments are required to illustrate  the
          effects  of  the above transaction on the Partnership's
          balance  sheet  and  income statement.   The  following
          narrative description is furnished in lieu of  the  pro
          forma statements:

          Assuming the  Partnership had acquired the property  on
          January 1, 2007, the Partnership's Investments in  Real
          Estate  would  have  increased by  $1,991,220  and  its
          Current   Assets   (cash)  would  have   decreased   by
          $1,991,220.

          For  the  year  ended December 31,  2007,  Income  from
          Continuing  Operations  would have  increased  $73,653,
          representing an increase in rental income  of  $144,325
          and  an  increase in depreciation expense  of  $70,672.
          For  the  six  months ended June 30, 2008, Income  from
          Continuing  Operations  would have  increased  $36,827,
          representing  an increase in rental income  of  $72,163
          and an increase in depreciation expense of $35,336.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to increase from  $574,574  to
          $648,227  and  from $958,474 to $995,301,  which  would
          have  resulted in Net Income of $39.69 and  $61.80  per
          Limited Partnership Unit outstanding for the year ended
          December  31,  2007 and the six months ended  June  30,
          2008, respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1  - Assignment and Assumption  of  Purchase
          and  Sale  Agreement dated August 7, 2008  between  the
          Partnership,  AEI  Income & Growth  Fund  24  LLC,  AEI
          Income  &  Growth Fund 27 LLC and AEI Fund  Management,
          Inc.  relating  to  the Property at 700  North  Edwards
          Boulevard, Lake Geneva, Wisconsin.

          Exhibit 10.2 - Assignment and Assumption of Lease dated
          October  6, 2008 between the Partnership, AEI Income  &
          Growth Fund 24 LLC, AEI Income & Growth Fund 27 LLC and
          Ryan Companies US, Inc. relating to the Property at 700
          North Edwards Boulevard, Lake Geneva, Wisconsin.



                           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:  October 10, 2008        /s/Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer
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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)  October 6, 2008

          AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP
      (Exact name of registrant as specified in its charter)

     State of Minnesota             000-24003         41-1848181
(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  October  6,  2008,  the Partnership  purchased  a  33%
interest  in  a  Best  Buy store in Lake  Geneva,  Wisconsin  for
$1,991,220  from  Ryan  Companies US, Inc.,  an  unrelated  third
party.   The property is leased to Best Buy Stores, L.P. under  a
Lease Agreement with a remaining primary term of 10.3 years.  The
Lease  may  be  renewed by the tenant for up to four  consecutive
terms  of five years each.  The Lease requires an initial  annual
rent  of $144,325 for the 33% interest, which will increase every
five years by approximately 3.4%.  The Lease is a net lease under
which the tenant is responsible for real estate taxes, insurance,
maintenance, repairs and operating expenses of the property.  The
only exceptions are the Company is responsible for repairs to the
structural components of the building, roof, and parking lot  and
replacement  of  HVAC,  electrical, plumbing  and  other  similar
systems  for  the  building.   The  remaining  interests  in  the
property  were purchased by AEI Income & Growth Fund 24  LLC  and
AEI Income & Growth Fund 27 LLC, affiliates of the Partnership.

       The  Partnership purchased the property with cash received
from the sale of property.  The store was constructed in 2008 and
is  a  30,376 square foot building situated on approximately  3.8
acres  of land. The freestanding retail store is located  at  700
North Edwards Boulevard, Lake Geneva, Wisconsin.

       Best  Buy Stores, L.P., a wholly owned subsidiary of  Best
Buy,   Inc.  ("BBY"),  owns  the  fixed  assets,  inventory   and
receivables  associated with BBY stores  located  in  the  United
States.  As  the  parent  company of the  tenant,  BBY  does  not
guarantee  the  lease  and  is  not  responsible  for  any  lease
obligations. BBY, headquartered near Minneapolis, sells  consumer
electronics,   home-office  products,   entertainment   software,
appliances  and related services through more than  1,200  retail
stores across the United States, throughout Canada, and in China.
For  the fiscal year ended March 1, 2008, Best Buy reported a net
worth  of  approximately $4.5 billion, revenue  of  approximately
$40.0 billion and net income of approximately $1.4 billion.  Best
Buy  is  a  public company whose stock is traded on the New  York
Stock  Exchange under the symbol BBY and files reports  with  the
SEC   that   are  available  on-line  at  the  SEC's   web   site
(www.sec.gov).

Section 9 - Financial Statements and Exhibits

Item 9.01 Financial Statements and Exhibits.

      (a) Financial statements of businesses acquired  -  Because
          the  property  acquired is subject to a net  lease  and
          represents  less than 20% of the total  assets  of  the
          Partnership  as  of  December 31,  2007,  no  financial
          statements are required.

      (b) Pro  forma financial information - A limited number  of
          pro  forma  adjustments are required to illustrate  the
          effects  of  the above transaction on the Partnership's
          balance  sheet  and  income statement.   The  following
          narrative description is furnished in lieu of  the  pro
          forma statements:

          Assuming the  Partnership had acquired the property  on
          January 1, 2007, the Partnership's Investments in  Real
          Estate  would  have  increased by  $1,991,220  and  its
          Current   Assets   (cash)  would  have   decreased   by
          $1,991,220.

          For  the  year  ended December 31,  2007,  Income  from
          Continuing  Operations  would have  increased  $73,653,
          representing an increase in rental income  of  $144,325
          and  an  increase in depreciation expense  of  $70,672.
          For  the  six  months ended June 30, 2008, Income  from
          Continuing  Operations  would have  increased  $36,827,
          representing  an increase in rental income  of  $72,163
          and an increase in depreciation expense of $35,336.

          The  net  effect  of these pro forma adjustments  would
          have  caused  Net Income to increase from  $574,574  to
          $648,227  and  from $958,474 to $995,301,  which  would
          have  resulted in Net Income of $39.69 and  $61.80  per
          Limited Partnership Unit outstanding for the year ended
          December  31,  2007 and the six months ended  June  30,
          2008, respectively.

      (c) Shell company transactions - Not Applicable.

      (d) Exhibits.

          Exhibit 10.1  - Assignment and Assumption  of  Purchase
          and  Sale  Agreement dated August 7, 2008  between  the
          Partnership,  AEI  Income & Growth  Fund  24  LLC,  AEI
          Income  &  Growth Fund 27 LLC and AEI Fund  Management,
          Inc.  relating  to  the Property at 700  North  Edwards
          Boulevard, Lake Geneva, Wisconsin.

          Exhibit 10.2 - Assignment and Assumption of Lease dated
          October  6, 2008 between the Partnership, AEI Income  &
          Growth Fund 24 LLC, AEI Income & Growth Fund 27 LLC and
          Ryan Companies US, Inc. relating to the Property at 700
          North Edwards Boulevard, Lake Geneva, Wisconsin.

                           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:  October 10, 2008        /s/Patrick W Keene
                              By: Patrick W. Keene
                                 Its:  Chief Financial Officer