ASSIGNMENT
                             OF
                     PURCHASE AGREEMENT

     THIS ASSIGNMENT made and entered into this 2  day    of
January, 2004, by and between AEI FUND MANAGEMENT,  INC.,  a
Minnesota corporation, ("Assignor") and AEI INCOME &  GROWTH
FUND  23  LLC,  a  Delaware Limited Liability  Company,  AEI
INCOME  &  GROWTH FUND 25 LLC, a Delaware Limited  Liability
Company,  and  AEI  ACCREDITED INVESTOR  FUND  2002  LIMITED
PARTNERSHIP, a Minnesota Limited Partnership (as tenants  in
common, together collectively referred to as "Assignee");

     WITNESSETH, that:

      WHEREAS,  on the 24th day of November, 2003,  Assignor
entered into a Purchase Agreement ("the Agreement") for that
certain  property located at 451 West 14 Mile Road,  Madison
Heights,  MI (the "Property") with TransMadison, L.L.C.,  as
Seller; and

      WHEREAS,  Assignor desires to assign to AEI  Income  &
Growth  Fund  23,  LLC,  an  undivided  forty-eight  percent
(48.0%)  as a tenant in common; AEI Income & Growth Fund  25
LLC,  an undivided twenty-one percent (21.0%) interest as  a
tenant  in  common;  and AEI Accredited Investor  Fund  2002
Limited Partnership, an undivided thirty-one percent (31.0%)
interest  as  a tenant in common, of its rights,  title  and
interest  in,  to  and  under the Agreement  as  hereinafter
provided;

      NOW, THEREFORE, for One Dollar ($1.00) and other  good
and  valuable  consideration, receipt  of  which  is  hereby
acknowledged,  it is hereby agreed between  the  parties  as
follows:

     1.    Assignor  assigns all of its  rights,  title  and
     interest in, to and under the Agreement to Assignee, to
     have  and  to  hold  the same unto  the  Assignee,  its
     successors and assigns;

     2.    Assignee  hereby  assumes all  rights,  promises,
     covenants,   conditions  and  obligations   under   the
     Agreement  to be performed by the Assignor  thereunder,
     and  agrees  to be bound for all of the obligations  of
     Assignor under the Agreement.

All other terms and conditions of the Agreement shall remain
unchanged and continue in full force and effect.


ASSIGNOR:

AEI FUND MANAGEMENT, INC.


By:/s/ Robert P Johnson
       Robert P. Johnson, its President


ASSIGNEE:

AEI INCOME & GROWTH FUND 23 LLC

BY: AEI FUND MANAGEMENT XXI, INC.


By:/s/ Robert P Johnson
       Robert P. Johnson, its President

AEI INCOME & GROWTH FUND 25 LLC

BY: AEI FUND MANAGEMENT XXI, INC.


By:/s/ Robert P Johnson
       Robert P. Johnson, its President

AEI ACCREDITED INVESTOR FUND 2002
     LIMITED PARTNERSHIP

BY: AEI FUND MANAGEMENT XVIII, INC.


By:/s/ Robert P Johnson
       Robert P. Johnson, its President





                     PURCHASE AGREEMENT AND
                       ESCROW INSTRUCTIONS


     THIS   PURCHASE  AGREEMENT  AND  ESCROW  INSTRUCTIONS  (this
"Agreement") is made and entered into effective as of  this  24th
day  of  November,  2003 (the "Effective Date")  by  and  between
TRANSMADISON, LLC, a Nevada limited liability company ("Seller"),
and  AEI FUND MANAGEMENT, INC., a Minnesota corporation,  or  its
successors or assigns (the "Buyer").

                           RECITALS:

     A.    Seller  is  the owner of that certain parcel  of  real
property  located  at  451 West 14 Mile  Road,  Madison  Heights,
Michigan  48071,  as  more particularly described  on  Exhibit  A
attached hereto (the "Land");

     B.   Constructed on the Land is a retail jewelry store known
as  "Jared-The Galleria of Jewelry" (the "Improvements") which is
leased  to  Sterling Jewelers LLC, a Delaware  limited  liability
company  ("Sterling")  pursuant to that certain  lease  agreement
between  Seller  and  Sterling dated August 27,  2003,  and  that
certain  Guaranty of Lease (the "Guaranty") executed by  Sterling
Jewelers Inc., a Delaware corporation ("Guarantor"), a copiesy of
which  will be provided to Buyer within three (3) days after  the
Effective Date (the "Lease").

     C.    Seller  desires to sell the Land and the  Improvements
(collectively,  the  "Property") to Buyer and  Buyer  desires  to
purchase  the Property from Seller upon the terms and  conditions
set forth in this Agreement.

                      TERMS AND CONDITIONS

     1.    AGREEMENT FOR PURCHASE AND SALE.  Seller hereby agrees
to  sell  the  Property  to Buyer, and  Buyer  hereby  agrees  to
purchase the Property from Seller, in accordance with and subject
to the terms and conditions of this Agreement.

     2.   PURCHASE PRICE AND PAYMENT.

          2.1   PURCHASE  PRICE.   The  purchase  price  for  the
     Property  will  be Four Million Four Hundred Forty  Thousand
     Dollars ($4,440,000) (the "Purchase Price").

           2.2   PAYMENT.  The Purchase Price shall  be  paid  as
follows:

               (a)  DEPOSIT.

                          (1)   DEPOSIT.  Buyer will deposit  the
               amount  of  Fifty Thousand Dollars ($50,000)  into
               escrow with First American Title Company of Nevada
               ("Escrow   Holder")   as  Buyer's   deposit   (the
               "Deposit")  within two (2) business day  following
               the Effective Date.

                          (2)   RELEASE OF DEPOSIT.  Upon Buyer's
               acceptance  or  waiver  of Buyer's  due  diligence
               contingencies on or before the expiration  of  the
               Due  Diligence Period, the Deposit  will  be  non-
               refundable  to  Buyer  except  in  the  event   of
               Seller's default or except as otherwise set  forth
               herein  and Escrow Holder will release the Deposit
               to    Seller,   without   any   further    written
               instructions  from  Buyer or  Seller.   Buyer  and
               Seller  agree to indemnify and hold Escrow  Holder
               harmless  from  and against any  loss  (including,
               without  limitation, reasonable  attorneys'  fees)
               arising out of or incurred in connection with  the
               release of the Deposit to Seller.

                         (3)  CREDIT AGAINST PURCHASE PRICE.  The
               amount  of  the  Deposit will be  applied  to  the
               Purchase Price at the Close of Escrow, but will be
               retained  by Seller as its liquidated  damages  as
               provided in Section 12.2 if Escrow fails to  close
               as a result of Buyer's default.

                (b)  BALANCE DUE AT CLOSE.  Not less than one (1)
          business  day  before the Close of Escrow,  Buyer  will
          deposit  into  escrow in immediately available  Federal
          Funds  an  amount equal to the balance of the  Purchase
          Price plus an amount sufficient to cover all of Buyer's
          closing costs.

     4.   BUYER'S DUE DILIGENCE.

          4.1   DUE DILIGENCE PERIOD.  The "Due Diligence Period"
shall commence on the Effective Date and expire thirty (30)  days
thereafter,  except  as  otherwise set  forth  herein  respecting
matters  of  adverse  change  or materially  adverse  information
("Supplemental Due Diligence") affecting the Reports (as  defined
below), which Supplemental Due Diligence if known to Seller shall
be  forwarded to Buyer and Buyer shall have a minimum of five (5)
business  days  thereafter to review the same; the Due  Diligence
Period  shall  be extended, if necessary, to provide  Buyer  with
such  additional  review period of five (5) business  days  after
receipt of such Supplemental Due Diligence.  Seller has, prior to
the  execution of this Agreement, without warranty as to accuracy
of  content, except as otherwise set forth herein, provided Buyer
with   complete  copies  of  all  studies,  reports,  agreements,
documents, plans, permits and entitlements in Seller's possession
concerning  the  Property, including, but  not  limited  to,  all
engineering drawings, soils reports, site history investigations,
toxic  or hazardous materials investigations or reports, planning
studies,  construction warranties, and title reports in  Seller's
possession (collectively the "Reports").

           4.2   EXPIRATION OF DUE DILIGENCE PERIOD.  Buyer shall
approve  or disapprove, in writing, Buyer's due diligence  on  or
before  expiration  of  the  Due  Diligence  Period.   If   Buyer
disapproves  Buyer's  due diligence, in  writing,  on  or  before
expiration  of  the  Due Diligence Period, this  Agreement  shall
terminate  and Escrow Holder shall deliver to Buyer  the  Deposit
and  thereafter, neither Seller nor Buyer shall have any  further
obligation  or  liability under this Agreement,  except  for  the
Obligations Surviving Termination (as hereinafter defined).

     5.   DURATION OF ESCROW AND ESCROW INSTRUCTIONS.

          5.1   JOINT ESCROW INSTRUCTIONS AND GENERAL CONDITIONS.
This Agreement shall constitute both agreements between Buyer and
Seller  and  joint escrow instructions to Escrow  Holder.  Escrow
Holder's  general conditions (the "General Conditions")  attached
hereto  as Exhibit B are incorporated herein by reference to  the
extent  they  are  not inconsistent with the provisions  of  this
Agreement.   If there is any inconsistency between the provisions
of  the General Conditions and this Agreement, the provisions  of
this   Agreement  shall  control.   If  any  provisions  of  this
Agreement are unacceptable to Escrow Holder, or if Escrow  Holder
requires  additional instructions, the Parties agree to make  any
deletions, substitutions and additions as counsel for the Parties
shall  mutually  approve and which do not  materially  alter  the
terms of this Agreement.

          5.2  CLOSE OF ESCROW.

                     (a)  CLOSING DATE.  Unless the Parties agree
          upon  an  earlier closing date, Escrow shall close  ten
          (10)  days after expiration of the Due Diligence Period
          (the "Closing Date").

               (b)   CLOSE OF ESCROW DEFINED.  "Close of  Escrow"
          will have occurred when Escrow Holder records a special
          warranty  deed  (as  defined  below)  transferring  the
          Property.

     6.   TITLE EXAMINATION.

          6.1   PROCUREMENT  OF  TITLE COMMITMENT.   As  soon  as
possible  after the Effective Date, Seller shall, at its expense,
provide  Buyer  with  a  current title  commitment  covering  the
Property (the "Title Commitment") issued by Escrow Holder, naming
Buyer  as proposed insured, in the amount of the Purchase  Price,
together  with legible copies of all documents described  in  the
Title Commitment.

          6.2   TITLE EXCEPTIONS.  On or before expiration of the
Due Diligence Period, Buyer may give written notice to Seller  of
any  objections  Buyer may have with respect  to  any  conditions
affecting  the  Property or as disclosed by the Title  Commitment
(the "Title Objections").  If Buyer fails to give any such notice
with  respect  to  any specific matters disclosed  in  the  Title
Commitment  on or before expiration of the Due Diligence  Period,
then  Buyer  shall be deemed to have waived any Title  Objections
with respect to all such matters as to which no objection is made
and any such matter shall be deemed a "Permitted Exception".  Any
title  matters  arising subsequent to the date  of  the  provided
Title Commitment may be reviewed by Buyer and Buyer shall have at
least  five  business days to review the same; if necessary,  the
Due  Diligence Period shall be extended to provide Buyer with  at
least five business days to review any such supplemental matters.
Any such extension of the Due Diligence Period shall also extend,
by  like  number of days, the Response Period and Title  Election
Deadline as defined below.

          6.3   FAILURE TO CORRECT TITLE OBJECTIONS.   Except  as
hereinafter expressly provided in this Section 6.3, Seller  shall
have  no  obligation whatsoever to remove, satisfy, or  otherwise
cure,  or  to incur any expense in connection with the curing  of
any  valid Title Objections of which Seller is notified by  Buyer
in accordance with Section 6.2.  Seller shall notify Buyer within
ten (10) days after Seller's receipt of written notice from Buyer
of  any  Title Objections (the "Response Period") whether or  not
Seller agrees to take action to cause such Title Objections to be
cured  on  or before the Closing Date although Seller  shall  not
otherwise  have  any obligation to take any action  to  cure  any
Title  Objections  other  than  to  release  liens  evidenced  by
mortgages,   deeds  of  trust,  financing  statements,   security
interests  and  similar security instruments  created  by  Seller
(such  instruments are collectively referred  to  herein  as  the
"Secured  Encumbrances").   Buyer  acknowledges  that   a   Title
Objection shall be deemed cured if Escrow Holder agrees to  issue
its  policy  of title insurance with respect to the  Property  to
Buyer  without  exception  to such Title  Objection.   If  Seller
expressly  agrees in writing to take action to cure any  of  such
Title  Objections pursuant to Buyer's notice, then  Seller  shall
have  assumed  the obligation to take action to  cure  only  such
Title  Objections as expressly set forth by Seller, but not other
Title Objections, on or before the Closing Date.  If Seller  does
not notify Buyer within the Response Period that it has agreed in
writing  to take action to cure Buyer's Title Objections,  or  if
Seller  thereafter fails to take any action to cure on or  before
the  Closing Date any Title Objections made by Buyer pursuant  to
Section  6.2  in accordance with  Seller's written  agreement  to
take  such action (which Closing Date shall, at Buyer's election,
be  extended for up to fifteen (15) additional days), Buyer  may,
as  its  sole  remedy, elect by written notice to  Seller  on  or
before  fifteen  (15) days after the end of the  Response  Period
(the "Title Election Deadline"), to do one of the following:

               6.3.1       To  waive  any  such  Title  Objection
          (thereby  making  such  Title  Objection  a  "Permitted
          Exception") and to close the transaction in  accordance
          with  the terms of this Agreement without reduction  of
          the Purchase Price; or

               6.3.2     To terminate this Agreement, and in  the
          event  of such termination, Escrow Holder shall deliver
          to Buyer the Deposit and thereafter, neither Seller nor
          Buyer  shall  have any further obligation or  liability
          under    this    Agreement    except    for    Seller's
          indemnification obligations under Section 11.2 of  this
          Agreement  (as limited by Section 27 of this Agreement)
          and  Buyer's  Indemnity Obligations under Sections  9.2
          and  11.2  (collectively,  the  "Obligations  Surviving
          Termination").

     If Buyer fails to elect either option under this Section 6.3
     on  or  before the Title Election Deadline, Buyer  shall  be
     deemed to have elected to waive such Title Objection(s)  and
     to  close  the transaction in accordance with the  terms  of
     this Agreement as provided in Section 6.3.1 hereof.

     7.   FINANCING CONTINGENCY.  [Intentionally Omitted]

     8.   REPRESENTATIONS.

          8.1   SELLER'S  REPRESENTATIONS.  As an  inducement  to
Buyer  to  enter into this Agreement, Seller warrants,  covenants
and represents to Buyer, which representations shall be deemed to
be  true  and correct as of the Closing unless Seller shall  have
notified  Buyer to the contrary, and which warranties,  covenants
and representations shall survive closing for a period of one (1)
year, as follows:

               8.1.1       AUTHORITY.   Seller   is   a   limited
               liability company duly organized, validly existing
               and  in good standing under the laws of the  State
               of  Nevada and has the right, power, and authority
               to enter into this Agreement and the right, power,
               and authority to convey the Property in accordance
               with the terms and conditions of this Agreement.

               8.1.2      ENVIRONMENTAL.  To the best of Seller's
               Actual Knowledge (as defined below) as of the date
               hereof,  based  on the Phase I Environmental  Site
               Assessment  Report prepared by Soil and  Materials
               Engineers,   Inc.  dated  July   16,   2003,   the
               Geotechnical Investigation Report prepared by Soil
               and Materials Engineers, Inc. dated July 21, 2003,
               and  the Asbestos Assessment prepared by Soil  and
               Materials  Engineers, Inc.  dated  July  15,  2003
               (collectively,  the "Environmental  Report"),  and
               except  as disclosed in the Environmental  Report,
               no  hazardous  materials  (as  described  in  such
               report) are present on the Property at levels that
               require  removal, remediation or other  corrective
               action  under  applicable laws, ordinances,  rules
               and  regulations in effect and applicable  to  the
               Property  on  such  date.  For  purposes  of  this
               Agreement, "Seller's Actual Knowledge" shall  mean
               the  actual (as opposed to constructive) knowledge
               of  Tom Robinson, Fred Goldstein, John Plunkett or
               Steve   Shapiro.  Seller  represents   that   such
               individuals  are privy to and hold  such  position
               within  Seller as to be familiar with the  factual
               circumstances, if the same might exist, for  which
               knowledge   may  be  imputed  under   commercially
               reasonable  circumstances, upon  such  matters  as
               Seller  may  represent to its actual knowledge  in
               this Agreement.

               8.1.3.     PROPERTY  AND  STERLING  MATTERS.    To
               Seller's  Actual  Knowledge, the Property  is  not
               under threat of condemnation of eminent domain, is
               in  substantially good repair and  working  order,
               all  real  estate taxes are current, and  Sterling
               has    obtained   all   licenses,   permits    and
               certificates of occupancy necessary to conduct its
               business  on  the  Property.  To  Seller's  Actual
               Knowledge,  Sterling has not  declared  Seller  in
               default  under any term or provision of the  Lease
               relating   to   Landlord's  work  or  construction
               responsibilities,  matters of  zoning,  title,  or
               environmental concern, or any other matter, nor to
               the  Seller's  Actual  Knowledge,  has  any  event
               occurred  that,  with the passing of  time,  would
               constitute  a default by Seller under  the  Lease,
               nor  is  Sterling  in material default  under  the
               Lease.   Furthermore, Guarantor has  not  declared
               Seller  in default under any term or provision  of
               the   Lease   relating  to  Landlord's   work   or
               construction responsibilities, matters of  zoning,
               title,  or  environmental concern,  or  any  other
               matter, nor to the Seller's Actual Knowledge,  has
               any event occurred that, with the passing of time,
               would  constitute  a default by Seller  under  the
               Guaranty  of nor is Guarantor in material  default
               under the Guaranty.

          8.2   BUYER'S  REPRESENTATIONS.  As  an  inducement  to
Seller   to  enter  into  this  Agreement,  Buyer  warrants   and
represents  to  Seller  that  AEI  Fund  Management,  Inc.  is  a
corporation duly organized, validly existing and in good standing
under  the  laws  of the State of Minnesota and  has  the  right,
power,  and authority to enter into this Agreement and the right,
power, and authority to purchase the Property in accordance  with
the  terms  and  conditions  of  this  Agreement.  Buyer  further
acknowledges,  represents and warrants to Seller that  Buyer  has
the knowledge and experience in financial and business matters to
enable  Buyer to evaluate the merits and risks of the transaction
contemplated  by  this Agreement, and that  Buyer  is  not  in  a
disparate bargaining position relative to Seller with respect  to
this Agreement.

          8.3   NO FURTHER REPRESENTATIONS OR WARRANTIES.   Buyer
agrees  that  Buyer's  election not to terminate  this  Agreement
pursuant  to  Section 9.4 below shall constitute a representation
by  Buyer  to Seller that Buyer has fully inspected the  Property
and agrees to purchase the Property wholly "as is, where is, with
all  faults", subject to Seller's representations in Sections 8.1
and  11.2  hereof.  Buyer acknowledges that Seller  has  made  no
warranties  or  representations  whatsoever  pertaining  to   the
Property, the condition thereof, the value thereof, or any  other
matter  with  respect  to  the Property  that  will  survive  the
Closing,  other than as may be contained in the documents  to  be
delivered at Closing as provided in Section 10.1.1, the brokerage
representation and indemnity set forth in Section 11.2,  and  the
representations set forth in Section 8.1 above.

     9.   INSPECTIONS.

           9.1   ACCESS.   From the Effective  Date  through  and
including expiration of the Due Diligence Period, Buyer  and  its
agents,  shall  have  the right to enter  upon  the  Property  to
inspect,  examine,  and  study  the  physical  integrity  of  the
Property,  which,  in  the  opinion of Buyer,  are  necessary  to
determine the physical condition of the Property.  Seller  hereby
agrees to cooperate with Buyer and its agents, in connection with
such inspections.

          9.2  INSURANCE AND INDEMNIFICATION.  Buyer agrees that,
in  making  any  inspections of the Property,  Buyer  or  Buyer's
agents   will  (i)  carry  not  less  than  One  Million  Dollars
($1,000,000.00)  commercial  general  liability  insurance   with
contractual liability endorsement naming Seller as an  additional
insured thereunder and insuring Buyer's Indemnity Obligations (as
hereinafter defined) and, prior to the entering upon the Property
to  make  such  inspection,  will  provide  Seller  with  written
evidence  of  same, (ii) will not reveal to any third  party  not
approved   by  Seller  (other  than  Buyer's  agents,  employees,
contractors,  design professionals, and lenders) the  results  of
its  inspections,  and (iii) will restore promptly  any  physical
damage  caused  by  the  inspections.  Buyer  shall  give  Seller
reasonable   prior  notice  of  its  intention  to  conduct   any
inspections,   and  Seller  reserves  the   right   to   have   a
representative  present  at such inspections.   Buyer  agrees  to
provide Seller with a copy of any inspection report upon Seller's
written  request.   Buyer agrees to indemnify, defend,  and  hold
Seller  free  and harmless from any loss, injury, damage,  claim,
lien,  allegation,  cost or expense, including  attorneys'  fees,
arising  out of a breach of the foregoing agreements by Buyer  in
connection with the inspection of the Property, or otherwise from
the  exercise  by Buyer or its agents or representatives  of  the
right  of  access under Section 9.1 (collectively,  the  "Buyer's
Indemnity  Obligations").  Any inspections shall  be  at  Buyer's
sole  cost and expense.  The provisions of this Section 9.2 shall
survive Closing.

          9.3   REPORTS.  Within five (5) business days after the
Effective  Date, Seller will provide, if not previously provided,
to  Buyer  all of the following (but only as such may be  in  the
Seller's  or  Seller's agents' or representatives' possession  or
control or are otherwise readily obtainable):

               9.3.1      A  preliminary  title  commitment   and
               copies  of  all underlying documents covering  the
               Property as set forth in Section 6 above,  and  in
               addition,   including  an  ALTA  survey   of   the
               Property;

               9.3.2      All  existing  contracts,  construction
               warranties,  or  other  agreements  affecting  the
               Property that shall survive Closing;

               9.3.3     Copies of the Environmental Report  with
               respect to the Property.

     Seller  makes  no representations or warranties  as  to  the
truth,  accuracy or completeness of any materials, data or  other
information   supplied  to  Buyer  in  connection  with   Buyer's
inspection  of  the  Property  (e.g.,  that  such  materials  are
complete, accurate or the final version thereof, or that all such
materials  are  in  Seller's  possession).   To  Seller's  Actual
Knowledge, such materials are not inaccurate.  It is the parties'
express  understanding  and agreement  that  such  materials  are
provided  only  for  Buyer's  convenience  in  making   its   own
examination of the Property, and, in doing so, Buyer  shall  rely
exclusively  on its own independent investigation and  evaluation
of every aspect of the Property and not on any materials supplied
by  Seller.  Buyer expressly disclaims any intent to rely on  any
such  materials provided to it by Seller in connection  with  its
inspection, except to the extent otherwise represented, warranted
and  covenanted herein by Seller, and agrees that it  shall  rely
solely   on   its   own  independently  developed   or   verified
information.

          9.4   RIGHT TO TERMINATE.  If, in the sole and absolute
opinion  of Buyer, the Property is not suitable or acceptable  to
Buyer for any reason or no reason, Buyer shall have the right  at
any  time  prior to 5:00 p.m. Pacific Time on the date which  the
Due  Diligence  Period expires, to terminate  this  Agreement  by
sending written notice of termination to Seller.  In the event of
termination  pursuant to this Section 9.4, Escrow  Holder  shall,
within  two  (2)  business  days after  such  written  notice  of
termination,  return the Deposit to Buyer, less one-half  of  the
Escrow Holder's cancellation fees, and thereafter, neither Seller
nor  Buyer  shall have any further obligation or liability  under
this Agreement except for Obligations Surviving Termination.   If
Buyer  does not elect to terminate this Agreement as provided  in
this  Section 9.4, Buyer shall be deemed to have waived its right
to  terminate  this  Agreement under this Section  9.4,  and  the
Deposit  shall  be  fully earned by Seller and non-refundable  to
Buyer, except as otherwise expressly provided in this Agreement.

     10.  THE CLOSING.

          10.1 DELIVERIES AT CLOSING.  The Closing shall occur as
follows,  subject  to  satisfaction  of  all  of  the  terms  and
conditions of this Agreement:

               10.1.1    Seller shall convey its interest in  and
               to the Property to Buyer by depositing into Escrow
               a  special warranty deed (the "Deed"), which  Deed
               shall  convey fee simple title to the Property  to
               Buyer,  subject to the Permitted Exceptions.   The
               Deed  shall  be expressly accepted by and  binding
               upon  Buyer,  its successors and assigns  and  the
               Property from and after the Closing Date.

                    10.1.1.1   Such  assignment,  documents   and
                    other  instruments and agreements,  executed,
                    witnessed   and  acknowledged  in  recordable
                    form,  as  shall  be reasonably  required  by
                    Escrow  Holder  to  release  of  record   the
                    Property  from  the Secured Encumbrances  and
                    all  Title Objections which Seller has agreed
                    to  remove  in accordance with the provisions
                    of Section 6 above;

                    10.1.1.2   Such other documents, instruments,
                    and  agreements  as are customarily  executed
                    and  delivered at closing by sellers of  real
                    property   in   Oakland   County,   Michigan,
                    including  but  not  limited  to  a  standard
                    Seller's   affidavit  respecting   mechanic's
                    liens, and a FIRPTA Affidavit.

                    10.1.1.3   An  Assignment and  Assumption  of
                    Lease  and  the Guaranty document  providing,
                    inter   alia,  that  Seller  has   good   and
                    indefeasible  title  to the  Lease  free  and
                    clear  of  all liens and encumbrances  except
                    the   Permitted  Exceptions,  and  a   mutual
                    indemnification   of   Buyer   and    Seller,
                    respectively,  for  lessor obligations  under
                    the    Lease,    pre   and   post    closing,
                    respectively.   The form of  said  Assignment
                    and  Assumption Agreement shall be negotiated
                    in  good faith between the parties during the
                    Due Diligence Period, and failure to agree on
                    the  form  of  the same shall be grounds  for
                    either party to terminate this Agreement.

                    10.1.1.4   An  estoppel  from  Sterling   and
                    Guarantor  in  the  form attached  hereto  as
                    Exhibit  C, dated no more than ten (10)  days
                    prior to the closing.

          10.2   CLOSING   COSTS.    Seller   and   Buyer   shall
respectively pay the following costs and expenses:

               10.2.1     Seller  shall  pay  (i)  the  fees  and
               expenses  of Seller's attorneys, (ii) the transfer
               tax  due  with  respect to the Deed by  which  the
               Property   is  conveyed  to  Buyer,   (iii)   such
               recording  fees and filing fees for all recordable
               instruments  necessary  to  clear  title  to   the
               Property of any Secured Encumbrances and any other
               Title Objections that Seller has agreed to remove,
               (iv) one-half of any escrow fees charged by Escrow
               Holder,  (v)  prorated taxes and  assessments  and
               other   charges  as  may  be  applicable  to   the
               Property;  (vi) the cost of providing  a  standard
               ATA  Owner's Policy of Title Insurance  to  Buyer,
               (vii)  real estate commissions payable to Brokers,
               as  set  forth in Section 11.1 of this  Agreement,
               and  (viii) any other amounts sufficient to  cover
               costs  which are customarily borne by  sellers  of
               real property in the Oakland County, Michigan.

               10.2.2     Buyer  shall  pay  (i)  the  fees   and
               expenses  of Buyer's attorneys, (ii) the  cost  of
               recording  the  Deed,  (iii)  any  other   charges
               relating  to  Buyer's inspection of the  Property,
               (iv) one-half of any escrow fees charged by Escrow
               Holder,  (v)  prorated taxes and  assessments  and
               other   charges  as  may  be  applicable  to   the
               Property,   except  to  the  extent   payable   by
               Sterling; (vi) real estate commissions payable  to
               Brokers,  as  set forth in Section  10.1  of  this
               Agreement,  and (vii) any other amounts sufficient
               to  cover  costs  which are customarily  borne  by
               buyers   of  real  property  in  Oakland   County,
               Michigan.

     11.  REAL ESTATE BROKERS.

          11.1  COMMISSION.   Seller shall pay  at  Closing  real
     estate commissions in the total amount of three and one-half
     percent  (3.5%)  of  the Purchase Price  paid  to  Marcus  &
     Millichap (the "Seller's Broker")

          11.2  REPRESENTATIONS AND INDEMNITY REGARDING  BROKERS.
     Except as specifically set forth in Section 11.1, Seller and
     Buyer  each represent and warrant to the other that  neither
     has  employed, retained, or consulted any broker, agent,  or
     finder  in  carrying on the negotiations in connection  with
     this  Agreement or the purchase and sale referred to herein.
     Seller  hereby  indemnifies Buyer and agrees to  hold  Buyer
     harmless  from  and  against any and  all  claims  (and  all
     expenses,  including attorneys' fees incurred  in  defending
     any  such  claim  or in enforcing this indemnity)  for  real
     estate commissions (including, without limitation, the  said
     commission payable by Seller to Broker) or similar  fees  if
     such  claims are made by an agent or broker claiming to have
     dealt  with  Seller.   Buyer hereby indemnifies  Seller  and
     agrees to hold Seller harmless from and against any and  all
     claims (and all expenses, including attorneys' fees incurred
     in  defending any such claim or in enforcing this indemnity)
     for  real estate commissions or similar fees if such  claims
     are  made by an agent or broker claiming to have dealt  with
     Buyer.  The indemnities contained in this Section 11.2 shall
     survive the Closing or any termination of this Agreement.

          11.3  FAILURE TO CLOSE.  Neither Seller nor Buyer shall
     have  any liability to Brokers in the event the sale of  the
     Property  should  fail to close for any  reason  whatsoever,
     including, without limitation, a default by Seller or Buyer.

     12.  DEFAULT.

          12.1 SELLER'S DEFAULT.  If the sale and purchase of the
     Property  contemplated by this Agreement is not  consummated
     on   account  of  Seller's  default,  then  Buyer  shall  be
     entitled,  as  Buyer's sole and exclusive remedies,  (i)  to
     terminate  this Agreement, receive the Deposit  and  receive
     reimbursement of Buyer's due diligence costs up to the  date
     of  Seller's breach or (ii) to seek specific performance  of
     this Agreement against Seller.  Notwithstanding anything  in
     this  Section  12.1 to the contrary, in  the  event  of  any
     default   by   Seller  hereunder  other  than  in   Seller's
     obligations  to  sell  the  Property,  there  shall  be   no
     limitation on remedy with respect to such default, and Buyer
     shall  have all of its rights and remedies available at  law
     or in equity with respect to such default.

          12.2 BUYER'S DEFAULT.  If the sale and purchase of  the
     Property   as   contemplated  by  this  Agreement   is   not
     consummated because of Buyer's default, then Seller shall be
     entitled, as Seller's sole and exclusive remedy with respect
     thereto,  to  unilaterally direct Escrow Holder  in  writing
     (with a copy to Buyer), to pay the Deposit to Seller as full
     liquidated  damages for such default of  Buyer.   Buyer  and
     Seller  agree  to indemnify and hold Escrow Holder  harmless
     from  and  against any loss (including, without  limitation,
     attorneys'  fees) arising out of or incurred  in  connection
     with  the  release of the Deposit  to Seller.   The  parties
     hereto  expressly  acknowledge  that  it  is  impossible  to
     estimate more precisely the damages to be suffered by Seller
     upon  Buyer's  default  in its obligation  to  purchase  the
     Property, and that retention of the Deposit is intended  not
     as  a  penalty, but as full liquidated damages.  The parties
     further  acknowledge that the amount of  the  Deposit  is  a
     reasonable estimate by the parties of the amount of probable
     loss  that Seller should be expected to suffer in the  event
     the  sale and purchase of the Property is not closed because
     of Buyer's default.  Seller's right to retain the Deposit as
     full  liquidated  damages  is Seller's  sole  and  exclusive
     remedy  in  the  event of default hereunder  by  Buyer  with
     respect  to  its  obligation to purchase the  Property,  and
     Seller  hereby waives and releases any right to (and  hereby
     covenants  that  it shall not) sue Buyer  (i)  for  specific
     performance of this Agreement or (ii) to prove that Seller's
     actual  damages  resulting  from  such  default  exceed  the
     Deposit  which is hereby provided Seller as full  liquidated
     damages.  In the event the purchase and sale contemplated in
     this   Agreement  is  not  consummated  because  of  Buyer's
     default, Buyer hereby waives and releases any right  to  sue
     (and  hereby  covenants that it shall  not  sue)  Seller  or
     Escrow Holder to recover the Deposit or any part thereof  on
     the  grounds that it is unreasonable in amount or  that  its
     retention  by  Seller is a penalty and not agreed  upon  and
     reasonable liquidated damages.  Notwithstanding anything  in
     this  Section  12.2 to the contrary, in  the  event  of  any
     default by Buyer hereunder other than in Buyer's obligations
     to  purchase  the  Property, there shall  be  no  liquidated
     damages with respect to such default, and Seller shall  have
     all of its rights and remedies available at law or in equity
     with respect to such default.

     13.   NO  RECORDING.   The  parties  acknowledge  that  this
Agreement is not in recordable form and agree not to record  this
Agreement.

     14.   DATE  OF PERFORMANCE.  If the time period or  date  by
which  any  right,  option,  or  election  provided  under   this
Agreement  must  be  exercised, or  by  which  any  act  required
hereunder  must  be performed, or by which the  Closing  must  be
held,  expires or occurs on a Saturday, Sunday, or legal or  bank
holiday,  then  such time period or date shall  be  automatically
extended  through  the close of business on  the  next  regularly
scheduled business day.

     15.   GOVERNING  LAW.   This Agreement shall  be  construed,
interpreted, and enforced in accordance with the internal laws of
the  State  of  Michigan, without regard  to  the  principles  of
conflicts of law.

     16.     NOTICES.    Any   notices,   requests,   or    other
communications required or permitted to be given hereunder  shall
be  in  writing and shall be delivered by hand or courier without
limitations  (including  an overnight  courier  service  such  as
FedEx)  or mailed by United States certified mail, return receipt
requested,  postage prepaid and addressed to each  party  at  the
address  set  forth  below, or transmitted by  facsimile  to  the
facsimile number set forth below with confirmed receipt and  hard
copy  sent  within  three (3) days thereof by one  of  the  other
approved methods of delivery.  Any such notice, request, or other
communication shall be considered given, delivered  or  received,
as  the  case may be, on the date of hand or courier delivery  or
facsimile  transmission  or  on the  third  (3rd)  day  following
deposit  in the United States mail as provided above.   Rejection
or  other  refusal to accept or inability to deliver  because  of
changed  address of which no notice was given shall be deemed  to
be  receipt  of the notice, request, or other communication.   By
giving at least five (5) days' prior written notice thereof,  any
party  may  from time to time and at any time change its  mailing
address or facsimile number hereunder.

     To Seller:          TransMadison, LLC
                         1605 Lake Las Vegas Parkway
                         Henderson, Nevada 89011
                         Attention:  John R. Plunkett, Jr.
                         Fax: (702) 565-2266

     with a copy to:     TransMadison, LLC
                         1605 Lake Las Vegas Parkway
                         Henderson, Nevada 89011
                         Attention:  General Counsel
                         Fax: (702) 565-2266

     To Buyer:           AEI Fund Management, Inc.
                         1300 Wells Fargo Place
                         30 Seventh Street East
                         St. Paul, Minnesota   55101
                         Attn:  George J. Rerat
                         Fax (651) 227-7705

     with a copy to:     Michael B. Daughterty, Esq.
                         1300 Wells Fargo Place
                         30 Seventh Street East
                         St. Paul, Minnesota   55101
                         Fax (612) 677-3181
                         Phone (612) 720-0777

     To  Escrow  Holder: First American Title  Company  of
                         Nevada
                         900 So. Pavilion Center Drive, #190
                         Las Vegas, Nevada  89144
                         Attention:  Sharon Silverberg
                         Fax:  (702) 433-2252
                         Phone:  (702) 254-1418

     17.    ENTIRE   AGREEMENT;  MODIFICATION.   This   Agreement
supersedes  all  prior discussions and agreements between  Seller
and  Buyer with respect to the Property and contains the sole and
entire  understanding  between  Seller  and  Buyer  with  respect
thereto.   All promises, inducements, offers, letters of  intent,
solicitations,   agreements,  commitments,  representation,   and
warranties  heretofore made between such parties with respect  to
the  Property  are  merged into this Agreement.   This  Agreement
shall  not  be  modified or amended in any respect  except  by  a
written instrument executed by or on behalf of each of Buyer  and
Seller.

     18.  SURVIVAL OF COVENANTS.  All covenants, representations,
warranties,   obligations  and  agreements  contained   in   this
Agreement shall survive the Close of Escrow and the delivery  and
recordation  of  all  documents  or  instruments  in   connection
therewith.   Notwithstanding the foregoing,  however,  a  Party's
obligation to perform a certain act or take a certain  action  as
required  hereunder  shall cease upon  that  Party's  timely  and
proper performance thereof.

     19.   EXHIBITS.   Each  and  every exhibit  referred  to  or
otherwise  mentioned  in  this  Agreement  is  attached  to  this
Agreement  and  shall  be construed to be made  a  part  of  this
Agreement  by  such reference or other mention at each  point  at
which  such reference or other mention occurs, in the same manner
and  with  the same effect as if each exhibit were set  forth  in
full  and  at  length every time it is referred to  or  otherwise
mentioned.

     20.    CAPTIONS.   All  captions,  headings,   section   and
subsection  numbers and letters, and other reference  numbers  or
letters  are solely for the purpose of convenience and shall  not
be  deemed to supplement or limit the subject of such Sections or
to be considered in their construction.

     21.   COUNTERPARTS.   This  Agreement  may  be  executed  in
multiple counterparts, each of which shall constitute an original
and all of which when taken together shall constitute one and the
same instrument.

     22.    WAIVER.   Any  condition  or  right  of  termination,
cancellation, or rescission granted by this Agreement to Buyer or
Seller  may be waived by such party; provided, however,  that  no
waiver  shall be binding on a party hereto unless made  expressly
and in writing.

     23.   RIGHTS CUMULATIVE.  Except as expressly limited by the
terms  of  this  Agreement, all rights,  powers,  and  privileges
conferred  hereunder shall be cumulative and not  restrictive  of
those given by law.

     24.   SUCCESSORS  AND  ASSIGNS.   This  Agreement  shall  be
binding  upon and inure of the benefit of the parties hereto  and
their respective heirs, successors, and assigns.

     25.   ASSIGNMENT.   Without  the prior  written  consent  of
Seller, Buyer shall not assign, mortgage, pledge, or in any other
way  encumber or transfer any of Buyer's rights hereunder or  any
part  thereof  to any person, firm, partnership, corporation,  or
other entity by operation of law or otherwise; provided, however,
Buyer may assign its rights hereunder to any person, corporation,
partnership, limited liability company, or other entity,  if  the
same  controls Buyer, is controlled by Buyer or is  under  common
control  with Buyer.  In the event of such permitted  assignment,
Buyer  shall  remain  liable for Buyer's obligations  under  this
Agreement.

     26.   TIME  OF  ESSENCE.   Time is of  the  essence  in  the
performance of each provision of this Agreement.

     27.   LIMITATION OF LIABILITY.  Buyer (on behalf of  itself,
its  direct  and  indirect  partners,  all  persons  or  entities
controlling, controlled by, or under common control  with  Buyer,
and  all  officers,  directors,  employees,  trustees,  advisors,
agents,  shareholders, or contractors of any  of  the  foregoing)
agrees and acknowledges that the obligations of Seller under this
Agreement  do not constitute personal obligations of Seller,  the
direct or indirect partners of Seller or the members of Seller or
their   respective   officers,  directors,  trustees,   advisors,
members,  agents,  shareholders, employees, or  contractors,  and
that  Buyer  agrees that it will look solely to the  interest  of
Seller  in  the  Property  and the proceeds  thereof  (including,
without limitation, the Purchase Price) for satisfaction  of  any
liability of Seller with respect to this Agreement, and will  not
seek  recourse against any other assets of Seller, or the members
of  Seller,  or  their respective officers, directors,  trustees,
advisors,    members,   agents,   shareholders,   employees    or
contractors,   or  any  of  their  personal  assets,   for   such
satisfaction.  In  addition, the obligations of  the  members  of
Seller  to  make  capital  contributions  to  Seller  shall   not
constitute assets of Seller against which recourse may be  sought
for purposes hereof.

     Seller  (on  behalf  of  itself,  its  direct  and  indirect
partners, all persons or entities controlling, controlled by,  or
under  common  control with Seller, and all officers,  directors,
employees,   trustees,   advisors,   agents,   shareholders,   or
contractors of any of the foregoing) agrees and acknowledges that
the  obligations of Buyer under this Agreement do not  constitute
personal obligations of the direct or indirect partners of  Buyer
or  the members of Buyer or their respective officers, directors,
trustees, advisors, members, agents, shareholders, employees,  or
contractors, and that Seller agrees that it will look  solely  to
the  interest  of Buyer in the Property and the proceeds  thereof
and  Buyer's  assets for satisfaction of any liability  of  Buyer
with  respect  to  this  Agreement, and will  not  seek  recourse
against  any  members  of  Buyer, or their  respective  officers,
directors,  trustees,  advisors, members,  agents,  shareholders,
employees  or contractors, or any of their personal  assets,  for
such satisfaction. In addition, the obligations of the members of
Buyer to make capital contributions to Buyer shall not constitute
assets of Buyer against which recourse may be sought for purposes
hereof. The provisions of this Section 27 shall survive Closing.

     28.  SEVERABILITY.  If any portion of this Agreement becomes
illegal, null, void or against public policy, for any reason,  or
is  held  by  any court of competent jurisdiction to be  illegal,
null,  void  or against public policy, the remaining portions  of
this Agreement shall not be affected thereby and shall remain  in
effect to the fullest extent permitted by law.

     29.   INTERPRETATION.  No provision of this Agreement  shall
be  construed against or interpreted to the disadvantage  of  any
party  hereto  by  any  court or other governmental  or  judicial
authority by reason of such party having or being deemed to  have
structured, drafted or dictated such provision.

     30.   ATTORNEY'S FEES.  If Seller or Buyer shall  engage  an
attorney  in connection with any action or proceeding to  enforce
this Agreement, the prevailing party in such action or proceeding
shall be entitled to recover its court costs including reasonable
attorneys'  fees, to the extent permitted by law.   If  different
parties  are  the  prevailing parties on  different  issues,  the
respective  court  costs  and related attorneys'  fees  shall  be
apportioned in proportion to the value of the issues decided  for
or against the parties.

     31.   SECTION  1031 EXCHANGE.  Seller agrees  that  it  will
cooperate,  without  cost or expense to  Seller,  with  Buyer  in
effectuating  an Internal Revenue Service Section  1031  Exchange
with  this Property, provided (a) Seller will not be required  to
take title to any exchange property and (b) the exchange does not
delay Closing.



          [Remainder of page intentionally left blank]


     IN  WITNESS  WHEREOF, the parties hereto have  duly  signed,
sealed  and delivered this Agreement as of the date first written
above.


                         SELLER:

                         TRANSMADISON, LLC,
                         a Nevada limited liability company

                         By:  TransMadison Management
                              Corporation,
                              a Nevada corporation, its Managing
                              Member


                              By:  /s/ David J Voorhies
                              Name:    David J Voorhies
                              Title:   Treasurer

                              Date of Execution:November 24, 2003



                         BUYER:

                         AEI FUND MANAGEMENT, INC.,
                         a Minnesota corporation


                         By:  /s/ Robert P Johnson
                         Name:    Robert P Johnson
                         Title:  President

                         Date of Execution:  November 21, 2003




                    CONSENT OF ESCROW HOLDER


     Escrow Holder hereby agrees to be bound by and perform its
duties in accordance with the foregoing instructions.

                              FIRST AMERICAN TITLE
                              COMPANY OF NEVADA



Date: December 1, 2003        By: /s/ Sharon Silverberg
                              Name: Sharon Silverberg
                              Title: Commercial Escrow Officer



                            EXHIBIT A

                 Legal Description of Property



Land in the City of Madison Heights, Oakland County, Michigan
Lots  1, 2, 3, 4 and 5 except the Northerly 15 feet thereof,  and
one-half  vacated alley adjoining said Lots, and Lots  264,  265,
266,  267, 268, 269, 270 and 271 and half vacated alley adjoining
Lot  271,  JOHN  R.  CLAWSON SUBDIVISION, of the  Northeast  one-
quarter of the Northeast one-quarter of Section 2, Town 1  North,
Range 11 East, according to the plat thereof as recorded in Liber
35, Page 13 of Plats, Oakland County Records.