SC 14D9

                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549
                             -----------------------

                                 SCHEDULE 14D-9
       Solicitation/Recommendation Statement Pursuant to Section 14(d)(4)
                     of the Securities Exchange Act of 1934
                             -----------------------

                        MCNEIL REAL ESTATE FUND XX, L.P.
                            (Name of Subject Company)

                            MacKENZIE PATTERSON, INC.
                        (Name of Person Filing Statement)

                      UNITS OF LIMITED PARTNERSHIP INTEREST
                         (Title of Class of Securities)

                                      NONE
                      (CUSIP Number of Class of Securities)
                             -----------------------
                                               Copy to:
Christine Simpson                              Paul J. Derenthal, Esq
MacKenzie Patterson, Inc.                      Derenthal & Dannhauser
1640 School Street                             One Post Street, Suite 575
Moraga, California  94556                      San Francisco, California  94104
(925) 631-9100                                 (415) 981-4844

                     (Name, Address and Telephone Number of
                    Person Authorized to Receive Notices and
                       Communications on Behalf of Bidder)









Item 1.     Security and Subject Company.

            The name of the subject company is McNeil Real Estate Fund XX, L.P.,
a California limited  partnership  (the  "Partnership"), which has its principal
executive offices at 13760 Noel Road, Suite 600, LB70, Dallas, Texas 75240.

Item 2.     Tender Offer of the Bidder.

            This Schedule 14D-9 relates to the  offer by Bond Purchase,  L.L.C.,
a Missouri limited liability company (the  "Purchaser"),  to purchase all of the
issued and outstanding units of limited  partnership  interest  ("Units") of the
Partnership  at $100 per Unit less the amount of any  distributions  declared or
made with respect to the Units between December 31, 1999 and the date of payment
of the purchase price (the "Purchase Price") for the Units by the Purchaser, net
to the seller in cash,  without interest thereon,  upon the terms and subject to
the  conditions  set forth in the Offer to Purchase  dated January 13, 2000 (the
"Offer to Purchase") and the related Letter of Transmittal,  copies of which are
attached  the  Purchaser's   Schedule  14D-1  as  Exhibits  (a)(1)  and  (a)(2),
respectively. According to its Schedule  14D-1, the Purchaser's  address is 1100
Main,  Suite 2100, Kansas City, MO 64105

Item 3.     Identity and Background.

            (a)-(b) MacKenzie Patterson, Inc., a California  corporation ("MPI")
is the person  filing  this  statement  on Schedule  14D-9.  Its address is 1640
School Street,  Moraga,  California  94556.  Eight  investment  entities managed
and/or affiliated with MPI own an aggregate  of 2,969.5 Units,  or approximately
6% of the outstanding Units.

Item 4.     The Solicitation or Recommendation.

            (a)-(b) See the discussion in  Exhibit (a)(1) Letter to Unit Holders
dated January 14, 2000, which is incorporated herein by reference.

Item 5.     Persons Retained, Employed or To Be Compensated.

            None

Item 6.     Recent Transactions and Intent with Respect to the Subject Company's
            Securities.

            See the  discussion in Exhibit  (a)(1) Letter to  Unit Holders dated
January 14, 2000, which is incorporated herein by reference.

Item 7.     Certain Negotiations and Transactions By the Subject Company.

            Not applicable.

Item 8.     Additional Information to be Furnished

            None.

Item 9.     Material to be Filed as Exhibits.

            (a)(1)  Form of Letter to Unit Holders dated January 14, 2000

            (b)-(c) Not applicable.

                                        2





                                   SIGNATURES


             After due inquiry  and to the best of my  knowledge  and belief,  I
certify that the information  set forth in this statement is true,  complete and
correct.

Dated:       January 14, 2000

MACKENZIE PATTERSON, INC.

By:          /s/ CHRISTINE SIMPSON
             Christine Simpson, Vice President















                                        3





                                  EXHIBIT INDEX


Exhibit              Description                                           Page

(a)(1)       Form of Letter to Unit Holders dated January 14, 2000

EX-99.1

                                 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.