Exhibit (a)(1)




                                                                January 14, 2000


To:               McNeil Real Estate Fund XX Investors

From:             MacKenzie Patterson, Inc.

Re:               Tender Offer by Bond Purchase, LLC

Dear Fellow Investor:

MacKenzie  Patterson,  Inc. and its affiliates currently own approximately 6% of
the  outstanding  units of  McNeil  Real  Estate  Fund XX. We  believe  that our
interests  are  aligned  with  you as  investors.  We  would  like  to  see  the
partnership  liquidated,  or our units purchased,  at the highest possible price
and in the shortest time period.  We believe that  investors have been more than
patient with management and that it is time to close this  investment  down, but
we don't think liquidation at just any price is justified.

McNeil  currently  has  an  offer  to  liquidate  the  partnership  for a  final
distribution of approximately  $92 per unit conditioned upon a majority approval
of the limited  partners to liquidate.  Bond Purchase,  LLC has made an offer to
purchase  100% of the  outstanding  units  for a firm  price of $100  per  unit,
conditioned upon receiving tender of at least 25% of the Units and defeat of the
current McNeil/Whitehall proposal.

It is very  clear to us as investors  that the Bond  Purchase  offer is superior
for several  reasons.  First,  the Bond offer is at a price  approximately  8.7%
higher than the McNeil  proposal.  Second,  choosing  liquidation as proposed by
McNeil forces ALL investors to liquidate,  even those who would oppose a sale at
either of these prices. Third, investors who choose to hold their investment for
economic or tax reasons  would have the option of doing so if the Bond  Purchase
offer  prevails,  simply by not  tendering  their  units,  but will be forced to
liquidate if the  McNeil/Whitehall  proposal  succeeds.  Fourth,  we believe the
questions  raised  by  McNeil  as to  whether  Bond has the  financial  means to
complete its obligations are unwarranted:  Bond has disclosed that it placed the
necessary capital in an escrow account for the sole purpose of purchasing McNeil
XX units.  Fifth,  with either  offer,  investors who choose to sell their units
will  receive  payment in either  January or  February.

We  believe the  value of  McNeil XX Units is  greater than $100,  and so do not
currently intend to tender our Units to Bond or to vote on the  McNeil/Whitehall
proposal,  though we reserve the right to analyze future developments and change
our determination.  However, we strongly encourage those investors who choose to
sell  their  Units to accept the higher  Bond  Purchase  price of $100 per unit.
Those who wish to continue their  investment  should take no action with respect
to either the Bond offer or McNeil's Whitehall proposal.

Sincerely,

MacKenzie Patterson, Inc.