UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended: March 31, 2013

Commission File Number: 000-24003

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

(Exact name of registrant as specified in its charter)

State of Minnesota / 41-1848181
(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)
Not Applicable
(Former name, former address and former fiscal year, if changed since last report)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (orfor such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. x Yes o No

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (orfor such shorter period that the registrant was required to submit and post such files). x Yes o No

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

o Large accelerated filer / o Accelerated filer
o Non-accelerated filer / x Smaller reporting company

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). o Yes x No


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

INDEX

Page
Part I – Financial Information
Item 1. / Financial Statements (unaudited):
Balance Sheet as of March31, 2013 and December31, 2012 / 3
Statements for the Three Months ended March31, 2013 and 2012:
Income / 4
Cash Flows / 5
Changes in Partners’ Capital / 6
Notes to Financial Statements / 7 - 10
Item 2. / Management's Discussion and Analysis of Financial
Condition and Results of Operations / 10 - 16
Item 3. / Quantitative and Qualitative Disclosures About Market Risk / 16
Item 4. / Controls and Procedures / 16
Part II – Other Information
Item 1. / Legal Proceedings / 17
Item 1A. / Risk Factors / 17
Item 2. / Unregistered Sales of Equity Securities and Use of Proceeds / 17
Item 3. / Defaults Upon Senior Securities / 17
Item 4. / Mine Safety Disclosures / 17
Item 5. / Other Information / 17
Item 6. / Exhibits / 18
Signatures / 18


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

BALANCE SHEET

ASSETS

March 31, / December 31,
2013 / 2012
Current Assets:
Cash / $ / 2,350,485 / $ / 899,910
Real Estate Held for Investment:
Land / 3,021,973 / 3,021,973
Buildings and Equipment / 7,229,951 / 7,229,951
Acquired Intangible Lease Assets / 321,405 / 321,405
Real Estate Investments, at cost / 10,573,329 / 10,573,329
Accumulated Depreciation and Amortization / (1,659,120) / (1,578,235)
Real Estate Held for Investment, Net / 8,914,209 / 8,995,094
Real Estate Held for Sale / 0 / 892,741
Total Real Estate / 8,914,209 / 9,887,835
Total Assets / $ / 11,264,694 / $ / 10,787,745

LIABILITIES AND PARTNERS' CAPITAL

Current Liabilities:
Payable to AEI Fund Management, Inc. / $ / 97,862 / $ / 87,233
Distributions Payable / 188,242 / 188,242
Unearned Rent / 7,570 / 9,058
Total Current Liabilities / 293,674 / 284,533
Partners’ Capital:
General Partners / 7,550 / 4,649
Limited Partners – 24,000 Units authorized;
15,611 Units issued and outstanding / 10,963,470 / 10,498,563
Total Partners' Capital / 10,971,020 / 10,503,212
Total Liabilities and Partners' Capital / $ / 11,264,694 / $ / 10,787,745

The accompanying Notes to Financial Statements are an integral part of this statement.


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENT OF INCOME

Three Months Ended March 31
2013 / 2012
Rental Income / $ / 192,705 / $ / 180,882
Expenses:
Partnership Administration – Affiliates / 39,107 / 40,121
Partnership Administration and Property
Management – Unrelated Parties / 8,630 / 9,642
Property Acquisition / 0 / 18,928
Depreciation and Amortization / 78,802 / 73,440
Total Expenses / 126,539 / 142,131
Operating Income / 66,166 / 38,751
Other Income:
Interest Income / 1,214 / 1,275
Income From Continuing Operations / 67,380 / 40,026
Income from Discontinued Operations / 588,670 / 305,489
Net Income / $ / 656,050 / $ / 345,515
Net Income Allocated:
General Partners / $ / 8,144 / $ / 7,889
Limited Partners / 647,906 / 337,626
Total / $ / 656,050 / $ / 345,515
Income per Limited Partnership Unit:
Continuing Operations / $ / 4.19 / $ / 2.47
Discontinued Operations / 37.31 / 19.04
Total – Basic and Diluted / $ / 41.50 / $ / 21.51
Weighted Average Units Outstanding –
Basic and Diluted / 15,611 / 15,698

The accompanying Notes to Financial Statements are an integral part of this statement.


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENT OF CASH FLOWS

Three Months Ended March 31
2013 / 2012
Cash Flows from Operating Activities:
Net Income / $ / 656,050 / $ / 345,515
Adjustments to Reconcile Net Income
To Net Cash Provided by Operating Activities:
Depreciation and Amortization / 80,885 / 83,821
Gain on Sale of Real Estate / (576,841) / (278,651)
Increase (Decrease) in Payable to
AEI Fund Management, Inc. / 10,629 / 18,338
Increase (Decrease) in Unearned Rent / (1,488) / 22,558
Total Adjustments / (486,815) / (153,934)
Net Cash Provided By
Operating Activities / 169,235 / 191,581
Cash Flows from Investing Activities:
Investments in Real Estate / 0 / (824,500)
Proceeds from Sale of Real Estate / 1,469,582 / 886,168
Net Cash Provided By
Investing Activities / 1,469,582 / 61,668
Cash Flows from Financing Activities:
Distributions Paid to Partners / (188,242) / (190,208)
Net Increase (Decrease) in Cash / 1,450,575 / 63,041
Cash, beginning of period / 899,910 / 410,261
Cash, end of period / $ / 2,350,485 / $ / 473,302

The accompanying Notes to Financial Statements are an integral part of this statement.


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENT OF CHANGES IN PARTNERS' CAPITAL

General Partners / Limited Partners / Total / Limited Partnership Units Outstanding
Balance, December 31, 2011 / $ / 572 / $ / 10,483,563 / $ / 10,484,135 / 15,697.53
Distributions Declared / (5,706) / (184,502) / (190,208)
Net Income / 7,889 / 337,626 / 345,515
Balance, March 31, 2012 / $ / 2,755 / $ / 10,636,687 / $ / 10,639,442 / 15,697.53
Balance, December 31, 2012 / $ / 4,649 / $ / 10,498,563 / $ / 10,503,212 / 15,611.20
Distributions Declared / (5,243) / (182,999) / (188,242)
Net Income / 8,144 / 647,906 / 656,050
Balance, March 31, 2013 / $ / 7,550 / $ / 10,963,470 / $ / 10,971,020 / 15,611.20

The accompanying Notes to Financial Statements are an integral part of this statement.


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS

MARCH 31, 2013

(1) The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with generally accepted accounting principles have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant’s latest annual report on Form 10-K.

(2) Organization –

AEI Income & Growth Fund XXII Limited Partnership (“Partnership”) was formed to acquire and lease commercial properties to operating tenants. The Partnership's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing General Partner. Robert P. Johnson, the President and sole director of AFM, serves as the Individual General Partner. AFM is a wholly owned subsidiary of AEI Capital Corporation of which Mr. Johnson is the majority shareholder. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Partnership.

The terms of the Partnership offering called for a subscription price of $1,000 per Limited Partnership Unit, payable on acceptance of the offer. The Partnership commenced operations on May1, 1997 when minimum subscriptions of 1,500 Limited Partnership Units ($1,500,000) were accepted. The offering terminated January9, 1999 when the extended offering period expired. The Partnership received subscriptions for 16,917.222 Limited Partnership Units. Under the terms of the Limited Partnership Agreement, the Limited Partners and General Partners contributed funds of $16,917,222 and $1,000, respectively.

During operations, any Net Cash Flow, as defined, which the General Partners determine to distribute will be distributed 97% to the Limited Partners and 3% to the General Partners. Distributions to Limited Partners will be made pro rata by Units.

Any Net Proceeds of Sale, as defined, from the sale or financing of properties which the General Partners determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Partners and 1% to the General Partners until the Limited Partners receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 9% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Partners and 10% to the General Partners. Distributions to the Limited Partners will be made pro rata by Units.


AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS

(Continued)

(2) Organization – (Continued)

For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of property, will be allocated first in the same ratio in which, and to the extent, Net Cash Flow is distributed to the Partners for such year. Any additional profits will be allocated in the same ratio as the last dollar of Net Cash Flow is distributed. Net losses from operations will be allocated 99% to the Limited Partners and 1% to the General Partners.

For tax purposes, profits arising from the sale, financing, or other disposition of property will be allocated in accordance with the Partnership Agreement as follows: (i) first, to those partners with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Partners and 1% to the General Partners until the aggregate balance in the Limited Partners' capital accounts equals the sum of the Limited Partners' Adjusted Capital Contributions plus an amount equal to 9% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Partners and 10% to the General Partners. Losses will be allocated 98% to the Limited Partners and 2% to the General Partners.

The General Partners are not required to currently fund a deficit capital balance. Upon liquidation of the Partnership or withdrawal by a General Partner, the General Partners will contribute to the Partnership an amount equal to the lesser of the deficit balances in their capital accounts or 1% of total Limited Partners' and General Partners' capital contributions.

(3) Reclassification –

Certain items related to discontinued operations in the prior year’s financial statements have been reclassified to conform to 2013 presentation. These reclassifications had no effect on Partners’ capital, net income or cash flows.

(4) Real Estate Held for Investment –

On March16, 2012, the Partnership purchased a 34% interest in a PetSmart store in Galveston, Texas for $824,500. The Partnership allocated $204,452 of the purchase price to Acquired Intangible Lease Assets, representing in-place lease intangibles of $121,149 and above-market lease intangibles of $83,303. The Partnership incurred $22,645 of acquisition expenses related to the purchase that were expensed. The property is leased to PetSmart, Inc. under a Lease Agreement with a remaining primary term of 10.0 years (as of the date of purchase) and annual rent of $65,560 for the interest purchased. The remaining interest in the property was purchased by AEI Accredited Investor Fund V LP, an affiliate of the Partnership.

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS

(Continued)

(5) Payable to AEI Fund Management, Inc. –

AEI Fund Management, Inc. performs the administrative and operating functions for the Partnership. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

(6) Discontinued Operations –

On January6, 2012, the Partnership sold the KinderCare daycare center in Pearland, Texas to an unrelated third party. The Partnership received net sale proceeds of $859,968, which resulted in a net gain of $277,578. At the time of sale, the cost and related accumulated depreciation was $943,416 and $361,026, respectively.

On February3, 2012, the Partnership sold its remaining interests in the KinderCare daycare centers in Golden, Colorado, and Plainfield, Illinois to an unrelated third party. The Partnership received total net sale proceeds of $26,200, which resulted in a net gain of $1,073. The cost and related accumulated depreciation of the interests sold was $38,173 and $13,046, respectively.