FIRST AMENDMENT TO NET LEASE AGREEMENT


     THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made  and  entered
into  effective  as  of  the 26 day of September,  2001,  by  and
between AEI Net Lease Income & Growth Fund XX Limited Partnership
("Fund  XX"),  AEI Income & Growth Fund 23 LLC ("Fund  23"),  AEI
Income  &  Growth Fund XXI Limited Partnership ("Fund XXI"),  and
AEI  Real  Estate  Fund 85-A Limited Partnership  ("Fund  85-A"),
whose  address  is  1300 Minnesota World Trade  Center,  30  East
Seventh Street, St. Paul, Minnesota 55101 ("Lessor")(fax #651 227
7705),  and  Kona Restaurant Group, Inc., a Delaware corporation,
whose  address is 3555 Ranch Road, 620 South, Austin, Texas 78734
("Lessee") (fax # 512 263 8055);

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and improvements located at Austin, Texas, and  legally
described   in  Exhibit  "A",  which  is  attached   hereto   and
incorporated  herein by reference and shall  substitute  for  the
Exhibit  A  heretofore attached to the Lease (as defined  below);
and

       WHEREAS,   Lessee   has  constructed  the   building   and
improvements  (together  the "Building")  on  the  real  property
described  in  Exhibit "A", which Building is  described  in  the
plans and specifications heretofore submitted to Lessor; and

     WHEREAS,  Lessee and Lessor have entered into  that  certain
Net  Lease  Agreement dated March 8, 2001 (the ?Lease?) providing
for  the  lease  of  said real property and Building  (said  real
property  and  Building hereinafter referred to  as  the  "Leased
Premises"),  from  Lessor upon the terms and  conditions  therein
provided in the Lease;

     NOW,  THEREFORE,  in  consideration  of  the  Rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid, kept, and performed by Lessee, including the completion  of
the  Building  and  other  improvements constituting  the  Leased
Premises, Lessee and Lessor do hereby agree to amend the Lease as
follows:

1.    Article 2(A) and (B) of the Lease shall henceforth read  as
follows:

ARTICLE 2.     TERM

     (A)   The  term of this Lease ("Term") shall be  the  period
commencing March 8, 2001 ("Occupancy Date") through the effective
date  hereof, plus seventeen (17) consecutive "Lease  Years",  as
hereinafter  defined,  commencing on the effective  date  hereof,
with the contemplated initial term hereof ending on September 30,
2018.

   (B)  The  first full Lease Year shall commence on the date  of
this  First  Amendment and continue through September  30,  2002.
Each  Lease Year after the first Lease Year shall be a successive
period of twelve (l2) calendar months.


2.   Article 4(A) of the Lease shall henceforth read as follows:

ARTICLE 4.  RENT PAYMENTS

  (A)  Annual Rent Payable for the first Lease Year:  Lessee shall
       pay to Lessor an annual Base Rent of $240,765.00, which amount
       shall be payable in advance on the first day of each month in
       equal monthly installments of $4,012.75 to Fund XX, $4,414.02 to
       Fund 23, $5,015.94 to Fund XXI, and $6,621.04  to Fund 85-A.  If
       the first day of the Lease Term is not the first day of  a
       calendar month, then the monthly Rent payable for that partial
       month  shall  be a prorated portion of the  equal  monthly
       installment of Base Rent.

3.   Lessee has accepted delivery of the Leased Premises and  has
     entered into occupancy thereof;

4.   Lessee  has fully inspected the Premises and found the  same
     to be as required by the Lease, in good order and repair, and all
     conditions under the Lease to be performed by the Lessor have
     been satisfied;

5.   As  of this date, the Lessor is not in default under any  of
     the terms, conditions, provisions or agreements of the Lease and
     the undersigned has no offsets, claims or defenses against the
     Lessor with respect to the Lease.

6.   This  Agreement  may  be executed in multiple  counterparts,
     each of which shall be deemed an original and all of which shall
     constitute one and the same instrument.

IN  WITNESS  WHEREOF, Lessor and Lessee have respectively  signed
and sealed this Lease as of the day and year first above written.

                     LESSEE:  Kona Restaurant Group, Inc.,

                                   By: /s/ Pete Turner
                                   Its: CFO




LESSOR:

               AEI  NET  LEASE  INCOME & GROWTH FUND  XX  LIMITED
               PARTNERSHIP

               By:  AEI  FUND  MANAGEMENT XX, INC.,  a  Minnesota
                    corporation

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



               AEI INCOME & GROWTH FUND 23 LLC

               By:  AEI  FUND MANAGEMENT XXI, INC., a  Minnesota
                    corporation

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



               AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP

               By:  AEI  FUND MANAGEMENT XXI, INC.,  a Minnesota
                    corporation

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



               AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

               By:  NET  LEASE MANAGEMENT 85-A, INC., a Minnesota
                    corporation

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







GF # 20010017
Owner Policy No. 44-905-100-20010017



                           EXHIBIT "A"
                           DESCRIPTION

Tract 1:

Lot  1C,  SECOND RESUBDIVISION OF LOT ONE BLOCK F, SUNSET  VALLEY
VILLAGE  SUBDIVISION SECTION ONE, a subdivision in Travis County,
Texas, according to the map or plat of record in Document No. (s)
199900324, Official Public Records of Travis County, Texas.

FIELDNOTE DESCRIPTION:

Of  a  1.979  acre tract of land situated in the City  of  Sunset
Valley,  Travis County, Texas, being Lot 1C, Second Resubdivision
of  Lot  One, Bock "F", Suset Valley Village Subdivision  Section
One,  a  Subdivision of record in Document No. 199900324  of  the
Official Public Records of Travis county, Texas; said 1.979 acres
being more particularly described by metes and bounds as follows:

Beginning  at  a  1/2  inch  iron  rod  found  at  the  point  of
intersection  of the Easterly right-of-way line  of  Brodie  Lane
(95;  R.  O.  W.) being the northeasterly corner of that  certain
0.653  acre right of way dedication to the City of Sunset  Valley
of  Record in Volume 13134, Page 961 of the Real Property Records
of  Travis County, Texas with the southerly right-of-way line  of
that  certain 110' right-of-way dedication to the City If  Sunset
Valley by Deed of Record in Volume 13134, Page 1008 of said  Real
Property  records,  same being the most northwesterly  corner  of
said Lot 1C;

Thence,  leaving  the  easterly line of Brodie  Lane,  along  the
southerly  line of said 110' right-of-way dedication,  being  the
northerly  line  of  said Lot 1C, same being the  northerly  line
hereof, the following two (2) courses and distances:

1)  S61  degrees 27 minutes 36 seconds East, a distance of 136.43
feet to a 1/2 inch iron rod found for the point of curvature of a
curve to the right;

2)  Along said curve to the right having a radius of 545.00 feet,
a  central  angle  of  13 degrees, 06 mins. 50  seconds,  an  arc
distance  of 124.74 feet and a chord which bears S54  degrees  54
mins.  11  sec. E, a distance of 124.47 feet to the end  of  said
curve,  to  a  cut "X" found in concrete being the  northeasterly
corner  of Lot 1B of said second resubdivision of Lot One,  Block
"F", for the northeasterly corner hereof;

Thence,  leaving  the  southerly line of said  110'  right-of-way
dedication, along the common lines of said Lot 1B and Lot  1A  of
said  second  reubdivision  of Lot  One,  Block  "F",  along  the
irregular easterly and southerly lines hereof, the following four
(4) courses and distances:

1)   S28 degrees 28 minutes 47 seconds West, a distance of 261.34
feet  to  a  PK nail found for an angle point hereof,  being  the
southwesterly corner of said Lot 1B;

2)   N61 degrees 31 minutes 13 seconds West, a distance of  20.56
feet to a 1/2 inch iron rod found for an angle point;

3)  S28  degrees 28 minutes 47 seconds West, a distance of  62.96
feet to PK nail found for the southeasterly corner of said Lot 1C
and hereof;

4)  N61  degrees 31 minutes 13 seconds West, a distance of 239.51
feet  to  a  PK  nail found in the easterly line of Brodie  Lane,
being  the  westerly line of said Lot 1A, for  the  southwesterly
corner of said Lot 1C and hereof;

THENCE,  N28  degrees  28  minutes 47  seconds  East,  along  the
easterly line of Brodie Lane, being the westerly line of said Lot
1C,  same  being the Westerly line hereof, a distance  of  338.78
feet to the point of beginning, containing an area of 1.979 acres
(86,193  square feet) of land, more or less, within  these  metes
and bounds.

NOTE: THIS COMPANY DOES NOT REPRESENT THAT THE ABOVE ACREAGE  AND
/OR SQUARE FOOTAGE CALCULATIONS ARE CORRECT.

Tract II:

Non-exclusive  easement  for  vehicular  and  pedestrian  access,
parking  and utilities as created and more particularly described
under  Section  3.1  and 3.2 and shown on  Exhibit  "C"  of  that
certain  reciprocal  easement  and  development  agreement   with
restrictive  covenants recorded in Volume 13325,  Page  1780  and
recorded  in   Volume  13667, Page 2563,  of  the  Real  Property
Records of Travis County, Texas.

Tract III:

Non-exclusive  easement for vehicular and  pedestrian  access  as
created  and  more particularly described under Section  3.1  and
3.2,  and  as  shown  on Exhibit "C" of that  certain  reciprocal
access easement agreement with restrictive covenants recorded  in
Document  No. 1999113951 of the Real Property Records  of  Travis
County.