COMMERCIAL CONTRACT - IMPROVED PROPERTY
 USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION OF
                        REALTORS IS NOT AUTHORIZED.
                Texas Association of REALTORSr, Inc. 2002
1. PARTIES: Seller agrees to sell and convey to Buyer the Property described
                        in Paragraph 2. Buyer agrees
 to buy the Property from Seller for the sales price stated in Paragraph 3.
                      The parties to this contract are:

     Seller: AEI Real Estate Fund XVI Limited Partnership, AEI Real Estate
     Fund XVII Limited Partnership, AEI Net Lease Income & Growth Fund XIX
     Limited Part., AEI Income & Growth Fund XXII Ltd. Partr

     Address: 1300 Wells Fargo Place, 30 E. 7th Street, St. Paul, MN  55101
     Phone: 800-234-1031                 Fax: 651-227-7705

     Buyer: Dan Quinlan and /or Assigns
     Address: 4295 San Felipe, Suite 316, Houston, TX  77027
     Phone: 713-622-8155                  Fax: 713-622-4540

2. PROPERTY:

  A."Property" means that real property situated in Travis County, Texas
     at  11617 Research Boulevard Austin TX  78759             (address)
     and that is legally described on the attached Exhibit A     or as
     follows:


  B.   Seller will sell and convey the Property together with:
     (1) all buildings, improvements, and fixtures;
     (2) all rights, privileges, and appurtenances pertaining to the Property,
       including Seller's right, title, and interest in any minerals,
       utilities,  adjacent streets, alleys, strips, gores, and rights-of-way;

   (Describe any exceptions, reservations, or restrictions in
   Paragraph 11 or an addendum.) (If the Property is a
   condominium, attach condominium addendum.)

3. SALES PRICE: At or before closing, Buyer will pay the following sales
price for the Property:

  A.   Cash portion payable by Buyer at closing                $ 1,900,000

  B.   Sum of all financing described in Paragraph 4           $

  C.   Sales price (sum of 3A and 3B)                          $ 1,900,000

     Initialed for Identification by Buyer /s/ DQ Seller /s/ RPJ

Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX  78759

5. EARNEST MONEY:

  A. Not later than 3 days after the effective date, Buyer must deposit $
     50,000  as earnest money
     with Fidelity National
                                         (title company and escrow agent) at
     (title company's address). Buyer will deposit additional earnest money
     of $ 1,000.
     on or before: [  ] (i) the th day after Buyer's right to terminate und
     er Paragraph 7B(3) expires; or
     [x] (ii) anytime after feasibility expires. The title company is the
     escrow agent under this contract.

  B.    If  Buyer  fails  to timely deposit the earnest  money,  Seller  may
     terminate this contract by providing written notice to Buyer before
     Buyer deposits  the  earnest money and may exercise Seller's  remedies
     under Paragraph 15.

  C.   Buyer may instruct the escrow agent to deposit the earnest money in an
     interest-bearing account at a federally insured financial institution
     and to credit any interest to Buyer.


6. TITLE POLICY, SURVEY, AND UCC

  SEARCH: A. Title Policy:

     (1)  Seller, at Seller's expense, will furnish Buyer an Owner's  Policy
       of  Title Insurance (the title policy) issued by the title company in
       the  amount  of the sales price, dated at or after closing,  insuring
       Buyer against loss under the title policy, subject only to:
       (a)  those title exceptions permitted by this contract or as may be
            approved by Buyer in writing; and
       (b)  the standard printed exceptions contained in the promulgated form
           of title policy unless this contract provides otherwise.

     (2) The sandard printed exception as to discrepancies, conflicts, or
       shortages in area and boundary lines, or any encroachments or
       protrusions, or any overlapping improvements:
       [  ](a) will not be amended or deleted from the title policy.
       [  ](b) will be amended to read "shortages in areas" at
               the expense of         [x]  Buyer  [  ]   Seller.

     (3) Buyer may object to any restrictive covenants on the Property
       within the time required under Paragraph 6D.

     (4)  Within 14 days after the effective date, Seller will furnish Buyer
       a commitment for title insurance
       (the  commitment)  including  legible copies  of  recorded  documents
       evidencing  title exceptions. Seller authorizes the title company  to
       deliver  the  commitment and related documents to  Buyer  at  Buyer's
       address.

     Initialed for Identification by Buyer /s/ DQ Seller /s/ RPJ


Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX 78759

  B. Survey:

     (1) Within 21 days after the effective date:

     [  ] (a) Buyer will obtain a survey of the Property at Buyer's expense
     and deliver a copy of the survey to Seller.

     [  ] (b) Seller, at Seller's expense, will furnish Buyer a survey of
     the Property dated after the effective date.

     [x] (c) Seller will deliver a true and correct copy of Seller's
     existing survey of the Property dated
                                   . Seller, at Seller's expense:

     [  ]  (i) will have the existing survey recertified on a date not
     earlier than
     [x]  (ii)  will not have the existing survey recertified. Seller  [   ]
     will  [   ] will not deliver to the title company an affidavit required
     by the title company for approval of the survey that states that Seller
     knows  of no changes or alterations to the Property as depicted on  the
     survey.

     (2) The survey required under Paragraph 6B(1) must be made by a
       Registered Professional Land Surveyor acceptable to the title
       company. The survey must:
       (a)  identify the Property by metes and bounds or platted lot
            description;
       (b)  show that the survey was made and staked on the ground with
            corners permanently marked;
       (c)  set forth the dimensions and total area of the Property;
       (d)  show the location of all improvements, highways, streets, roads,
            railroads, rivers, creeks or other waterways, fences, easements,
            and rights- of-way on the Property with all easements and
            rights-of-way referenced to their recording information;
       (e)  show  any discrepancies or conflicts in boundaries, any visible
            encroachments, and any portion of the Property lying in a special
            flood hazard area (an "A" or "V zone as shown on the current
            Federal Emergency Management Agency (FEMA) flood insurance rate
            map); and
       (f)  contain the surveyor's certificate that the survey is true and
            correct.

  C. UCC Search:

  [   ]  (1)  Withindays  after  the effective  date,  Seller,  at  Seller's
  expense,  will  furnish  Buyer  a Uniform  Commercial  Code  (UCC)  search
  prepared  by a reporting service and dated after the effective  date.  The
  search  must identify documents that are on file with the Texas  Secretary
  of  State and the county where the Property is located that relate to  all
  personal  property  on the Property and show, as debtor,  Seller  and  all
  other owners of the personal property in the last 5 years.

      [x]  (2) Buyer does not require Seller to furnish a UCC search.

  D. Buyer's Objections to the Commitment, Survey, and UCC Search:

     (1)  Within 14 days after Buyer receives the commitment, copies of  the
       documents evidencing title exceptions, any required survey,  and  any
       required  UCC  search, Buyer may object to matters disclosed  in  the
       items if:
      (a) the matters disclosed constitute a defect or encumbrance to title to
          the real or personal property described in Paragraph 2 other than
          those permitted by this contract or liens that Seller will satisfy
          at closing or Buyer will assume at closing; or
      (b) the items show that any part of the Property lies in a special flood
          hazard area (an "A" or "V" zone as defined by FEMA);

          Initialed for Identification by Buyer /s/ DQ  Seller /s/ RPJ


Commercial Contract - Improved Property concerning  11617 Research
Boulevard, Austin, TX  78759

     (2)  Seller may, but is not obligated to, cure Buyer's timely objections
       within 20 days after Seller receives the objections. The closing date
       will be extended as necessary to cure the objections. If Seller fails
       to cure the objections by the time required, Buyer may terminate this
       contract by providing written notice to Seller within 5 days after the
       time by which Seller must cure the objections. If Buyer terminates,
       the earnest money, less any independent consideration under Paragraph
       7B(3)(a), will  be refunded to Buyer.

     (3)  Buyer's failure to timely object or terminate under this Paragraph
       6D is a waiver of Buyer's right to object except that Buyer will not
       waive the requirements in Schedule C of the commitment.

7. PROPERTY CONDITION:

[x]  A. Present Condition: (Check (1) or (2) only.)

  [x]  (1) Buyer accepts the Property in its present "as-is" condition.

  [  ] (2) Buyer accepts the Property in its present condition except that
  Seller, at Seller's expense, will complete the following before closing:



[x]  B. Feasibility:

     (1)  Delivery  of  Property  Information:  Within  14  days  after  the
       effective date, Seller will deliver to
       Buyer  the  following  items to the extent  that  the  items  are  in
       Seller's possession or are readily available to Seller. Any item  not
       delivered  is  deemed  not to be in Seller's  possession  or  readily
       available to Seller. The items Seller will deliver are:
       (l) a copy of Seller's income and expense statement for the Property
       from none
           to none
       (m)\copies of all previous environmental assessments, studies, or
       analyses made on or relating to the Property;
       (n)  real and personal property tax statements for the Property for the
          previous 2 calendar years; and
       (o)



        Initialed for Identification by Buyer /s/ DQ Seller /s/ RPJ



           Commercial Contract - Improved Property concerning

  (2) Inspections, Studies, or Assessments:

       (a)  Within  60  days  after the effective date,  Buyer,  at  Buyer's
          expense, may complete or cause
          to  be  completed  inspections, studies,  or  assessments  of  the
          Property,  including  all improvements and fixtures.  Inspections,
          studies, or assessments may include, but are not limited to:
          (i)  physical property inspections (for example, structural pest
            control, mechanical, structural, electrical, and plumbing
            inspections);
          (ii) economic feasibility studies;
          (iii) environmental assessments (for example, soil tests, air
            sampling, and paint sampling);
          (iv) engineering studies; and
          (v)  compliance inspections (for example, compliance determination
             with zoning ordinances, restrictions, building codes, and
             statutes).

       (b) Seller, at Seller's expense, will turn on all utilities
          necessary for Buyer to make inspections, studies, or assessments.

       (c) Buyer must:
          (i)  employ only trained and qualified inspectors and assessors;
          (ii) notify Seller, in advance, of when the inspectors or assessors
            will be on the Property;
          (iii)  abide by any reasonable entry rules or requirements that
            Seller  may require;
          (iv) not interfere with existing operations or occupants of the
            Property; and
          (v)  restore the Property to its original condition if altered due to
            inspections, studies, or assessments that Buyer completes or
            causes to be completed.

       (d)  Except  for  those  matters that arise from  the  negligence  of
          Seller  or  Seller's agents, Buyer is responsible for  any  claim,
          liability,  encumbrance, cause of action,  and  expense  resulting
          from  Buyer's inspections, studies, or assessments, including  any
          property  damage  or personal injury. Buyer will  indemnify,  hold
          harmless, and defend Seller and Seller's agents against any  claim
          involving  a  matter  for  which Buyer is responsible  under  this
          paragraph. This paragraph survives termination of this contract.

     (3) FEASIBILITY PERIOD AND RIGHT TO TERMINATE: Buyer may terminate this
       contract  for any reason within 60 days after the effective  date  by
       providing  Seller with written notice of termination. If  Buyer  does
       not  terminate within the time required, Buyer accepts  the  Property
       in  its  PRESENT  "AS  IS"  CONDITION  with  any  repairs  Seller  is
       obligated to complete under this contract. (Check only one
       box.)

  [  ] (a) If Buyer terminates under this Paragraph 7B(3), the earnest money
  will be refunded to Buyer less $that Seller will retain as independent  co
  nsideration  for  Buyer's  right  to terminate.  Buyer  has  tendered  the
  independent  consideration  to Seller upon  payment  of  the  full  amount
  specified   in   Paragraph  5  to  the  escrow  agent.   The   independent
  consideration  is to be credited to the sales price only upon  closing  of
  the sale.

  [x]   (b) Buyer has paid Seller $1000 as independent consideration for Buy
  er's  right  to terminate by tendering such amount directly to  Seller  or
  Seller's  agent.  If  Buyer  terminates under this  Paragraph  7B(3),  the
  earnest  money  will  be  refunded to Buyer and  Seller  will  retain  the
  independent  consideration. The independent consideration [x]  will  [   ]
  will not be credited to the sales price upon closing of the sale.


        Initialed for Identification by Buyer /s/ DQ Seller /s/ RPJ


Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX 78759

     (4)  RETURN OF PROPERTY INFORMATION: If this contract terminates for any
       reason, Buyer will, not later than 10 days after the termination date:
       (i) return to Seller all those items described in Paragraph 7B(1) that
       Seller delivered to Buyer and all copies that Buyer made of those
       items; and (ii) deliver copies of all inspection and assessment reports
        (excluding economic feasibility studies) related to the Property that
        Buyer completed or caused to be completed. This Paragraph 7B(4)
        survives termination of this contract.

     (5)CONTRACTS AFFECTING OPERATIONS: After Buyer's right to terminate under
       Paragraph 7B(3) expires, Seller may not enter into, amend, or terminate
       any other contract that affects the operations of the Property without
       Buyer's prior written approval.

8. BROKERS:

  D.    The brokers to this sale are:


  Dan Quinlan          0230264            Hugh Ruggies        0143211
  Cooperating Broker   License No.        Principal Broker    License No.

4295 San Felipe, Suite 316                2500 Tanglewilde 305
Houston TX 77027                          Houston, TX 77063
 Address                                           Address

 713-622-8155         713-974-2288        713-974-6503
  Phone                  Fax                Phone                 Fax

    Cooperating Broker                 Principal Broker: (Check only one
    represents buyer.                  box)
                                       [x] represents Seller only.
                                       [  ] represents Buyer only.
                                       [  ] is an intermediary between
  B. Fees: (Check only one box.)       Seller and Buyer.


  [   ]  (1)  Seller will pay Principal Broker the fee specified by separate
  written   commission  agreement  between  Principal  Broker  and   Seller.
  Principal  Broker  will pay Cooperating Broker the fee  specified  in  the
  Agreement  Between  Brokers found below the parties'  signatures  to  this
  contract.

  [x] (2) At the closing of this sale, Seller will pay:

       Cooperating Broker a total cash fee of: Principal Broker a total
       cash fee of:
       [x] 2 1/2% of the sales price.  [  ] 2 1/2% of the sales price.
       [ ]. %

       The cash fees will be paid in Travis County, Texas. Seller
       authorizes escrow agent to pay the brokers from the Seller's
       proceeds at closing.

       NOTICE: Chapter 62, Texas Property Code, authorizes a broker to
       secure an earned commission with a lien against the Property.

  C. The parties may not amend this Paragraph 8 without the written consent
     of the brokers affected by the amendment.

9. CLOSING: ** has in writing waived or satisfied all of buyer's condition
to closing

  A. The closing of the sale will be on or before November 23, 2006 but no
  sooner than November 1, 2006. The closing may take place prior to
  November 23, 2006 buy mutual agreement of the parties provided buyer** or
  within 7 days after objections to title have been cured, whichever date
  is later (the closing date). If either party fails to close by the
  closing date, the non-defaulting party may exercise the remedies in
  Paragraph 15.

   Initialed for Identification by Buyer /s/ DQ  Seller /s/ RPJ

Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX  78759

  B. At  closing, Seller will execute and deliver, at Seller's expense, a  [
     ]  general [x] special warranty deed. The deed must include a  vendor's
     lien  if any part of the sales price is financed. The deed must  convey
     good  and  indefeasible title to the Property and  show  no  exceptions
     other  than  those permitted under Paragraph 6 or other  provisions  of
     this contract. Seller must convey the Property at closing:
     (1)  with no liens, assessments, or Uniform Commercial Code or other
       security interests against the Property which will not be satisfied
       out of the sales price unless securing loans Buyer assumes;
     (2) without any assumed loans in default; and
     (3) with no persons in possession of any part of the Property as lessees,
       tenants at sufferance, or trespassers except tenants under the written
       leases assigned to Buyer under this contract.

  C. At closing, Seller, at Seller's expense, will also deliver: 1. The
  most recent tax statements on the property
      (6) evidence that the person executing this contract is legally
       capable and authorized to bind Seller; and
     (7)  any  notices, statements, certificates, affidavits, releases,  and
       other  documents  required by this contract, the commitment,  or  law
       necessary  for the closing of the sale and the issuance of the  title
       policy,  all  of which must be completed and executed  by  Seller  as
       necessary.

  D. At closing, Buyer will:
     (1)  pay the sales price in good funds acceptable to the escrow agent;
     (2)  deliver evidence that the person executing this contract is legally
       capable and authorized to bind Buyer;
     (3)  execute and deliver any notices, statements, certificates, or other
       documents required by this contract or law necessary to close the sale.

  E. Unless the parties agree otherwise, the closing documents will be as
     found in the basic forms in the current edition of the State Bar of
     Texas Real Estate Forms Manual without any additional clauses.

10.   POSSESSION:  Seller will deliver possession of the Property  to  Buyer
  upon  closing and funding of this sale in its present condition  with  any
  repairs Seller is obligated to complete under this contract, ordinary wear
  and  tear excepted. Until closing, Seller will operate the Property in the
  same manner as on the effective date and will not transfer or dispose of any
  of  the  personal  property described in Paragraph 2B or sold  under  this
  contract. Any possession by Buyer before closing or by Seller after closing
  that is not authorized by a separate written lease agreement is a landlord-
  tenant at sufferance relationship between the parties.

11.  SPECIAL PROVISIONS: (Identify exhibit if special provisions are
  contained in an attachment.)

  1.   Seller waives all rights and interest in Section 2B 3-7


  Initialed for Identification by Buyer /s/ DQ  Seller /s/ RPJ


Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin TX  78759


12. SALES EXPENSES:

  A. SELLER'S EXPENSES: Seller will pay for the following at or before
  closing:
     (1) releases of existing liens, other than those liens assumed by Buyer,
       including prepayment penalties and recording fees;
     (3) tax statements or certificates;
     (4) preparation of the deed and any bill of sale;
     (5) one-half of any escrow fee;
     (6) costs to record any documents to cure title objections that Seller
     must cure; and
     (6)  other expenses that Seller will pay under other provisions of this
       contract.

  B. BUYER'S EXPENSES: Buyer will pay for the following at or before
  closing:
     (1)  all loan expenses (for example, application fees, origination fees,
       discount fees, buy-down fees, commitment fees, appraisal fees,
       assumption fees, recording fees, tax service fees, mortgagee title
       policy expenses, credit report fees, document preparation fees,
       interest expense that Buyer's lender requires Buyer to pay at closing,
       loan related inspection fees, amortization schedule fees, courier
       fees, underwriting fees, wire transfer fees, and other fees required
       by Buyer's lender);
   (2) preparation fees of any deed of trust;
   (3) recording fees for the deed and any deed of trust;
   (4) premiums for flood and hazard insurance as may be required by Buyer's
       lender;
   (5) one-half of any escrow fee;
   (6) copy and delivery fees for delivery of the title commitment and related
       documents; and
   (7) other expenses that Buyer will pay under other provisions of this
       contract.
   (8)

13. PRORATIONS, ROLLBACK TAXES, ESTOPPEL CERTIFICATES, RENT, AND

  DEPOSITS: A. Prorations:


     (1)Interest on any assumed loan ad valorem, taxes, rents, and any expense
       reimbursements from tenants will be prorated through the closing date.

     (2)  If the amount of ad valorem through the closing date for the year in
       which the sale closes is not available on the closing date, taxes will
       be prorated on the basis of taxes assessed in the previous year. If the
       taxes for the year in which the sale closes vary from the amount
       prorated at closing, the parties will adjust the prorations when the
       tax statements for the year in which the sale closes become available.
       This Paragraph 13A(2) survives closing.

     (3)   If  Buyer assumes a loan or is taking the Property subject to  an
       existing lien, Seller will transfer all reserve deposits held by the
       lender for the payment of taxes, insurance premiums, and other charges
       to Buyer at closing and Buyer will reimburse such amounts to Seller by
       an appropriate adjustment at closing.

            Initialed for Identification by Buyer /s/ DQ   Seller /s/ RPJ

Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin TX  78759

  B. ROLLBACK  TAXES:  If  Seller changes the use  of  the  Property  before
     closing  or if a denial of a special valuation on the Property  claimed
     by  Seller results in the assessment of additional taxes, penalties, or
     interest (assessments) for periods before closing, the assessments will
     be  the  obligation  of  Seller. If this sale or  Buyer's  use  of  the
     Property  after closing results in additional assessments  for  periods
     before  closing, the assessments will be the obligation of Buyer.  This
     Paragraph 13B survives closing.

  C. ESTOPPEL CERTIFICATES:

14. CASUALTY LOSS AND CONDEMNATION:

  A. If  any  part of the Property is damaged or destroyed by fire or  other
     casualty after the effective date, Seller must restore the Property  to
     its  previous  condition as soon as reasonably possible and  not  later
     than  the closing date. If, without fault, Seller is unable to  do  so,
     Buyer may:
     (1)  terminate this contract and the earnest money, less any independent
       consideration under Paragraph 7B(3)(a), will be refunded to Buyer;
     (2)  extend the time for performance up to 15 days and the closing date
      will be extended as necessary; or
     (3)  accept at closing: (i) the Property in its damaged condition; (ii) an
       assignment of any insurance proceeds Seller is entitled to receive along
       with the insurer's consent to the assignment; and (iii) a credit to the
       sales price in the amount of any unpaid deductible under the policy for
       the loss.

  B. If before closing, condemnation proceedings are commenced against any
     part of the Property, Buyer may:
     (1) terminate this contract by providing written notice to Seller within
      15 days after Buyer is advised of the condemnation proceedings and the
      earnest money, less any independent consideration under Paragraph 7B(3)
      (a), will be refunded to Buyer; or
     (2)  appear and defend the condemnation proceedings and any award will,
     at Buyer's election, belong to:
     (a)  Seller and the sales price will be reduced by the same amount; or
     (b)  Buyer and the sales price will not be reduced.

       Initialed for Identification by Buyer /s/ DQ  Seller /s/ RPJ

Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX  78759

15. DEFAULT:

  A. If Buyer fails to comply with this contract, Buyer is in default and
  Seller may:
     (1)  terminate this contract and receive the earnest money as liquidated
       damages, thereby releasing the parties from this contract; as its sole
       and exclusive remedy.

  B. If, without fault, Seller is unable within the time allowed to deliver
     the estoppel certificates or the commitment, Buyer may:
     (1)  terminate this contract and receive the earnest money, less any
       independent consideration under Paragraph 7B(3)(a), as the sole
       remedy; or
   (2)  extend the time for performance up to 15 days and the closing will be
       extended as necessary.

  C. Except as provided in Paragraph 15B, if Seller fails to comply with
     this contract, Seller is in default and Buyer may:
     (1)  terminate this contract and receive the earnest money, less any
       independent consideration under Paragraph 7B(3)(a), as liquidated
       damages, thereby releasing the parties from this contract; or
     (2)  enforce specific performance, or seek such other relief as may be
       provided by law, or both.

16.  ATTORNEY'S FEES: If Buyer, Seller, any broker, or any escrow agent is a
  prevailing  party in any legal proceeding brought under or  with  relation
  to  this  contract or this transaction, such party is entitled to  recover
  from  the  non-prevailing  parties  all  costs  of  such  proceeding   and
  reasonable  attorney's  fees. This Paragraph 16  survives  termination  of
  this contract.

17. ESCROW:

  A.   At closing, the earnest money will be applied first to any cash down
     payment, then to Buyer's closing costs, and any excess will be refunded
     to Buyer.

  B.   If both parties make written demand for the earnest money, escrow agent
     may require payment of unpaid expenses incurred on behalf of the parties
     and a written release of liability of escrow agent from all parties.
C.   If one party makes written demand for the earnest money, escrow agent
will give notice of the demand by providing to the other party a copy of the
demand. If escrow agent does not receive written objection to the demand
from the other party within 30 days after the date escrow agent sent the
demand to the other party, escrow agent may disburse the earnest money to
the party making demand, reduced by the amount of unpaid expenses incurred
on behalf of the party receiving the earnest money and escrow agent may pay
the same to the creditors.

  D.   Escrow agent will deduct any independent consideration under Paragraph
     7B(3)(a) before disbursing any earnest money to Buyer and will pay the
     independent consideration to Seller.

  E.   If escrow agent complies with this Paragraph 17, each party hereby
     releases escrow agent from all claims related to the disbursal of the
     earnest money.

  F.   Notices under this Paragraph 17 must be sent by certified mail, return
     receipt requested. Notices to escrow agent are effective upon receipt by
     escrow agent.

18. MATERIAL FACTS:

  A. To the best of Seller's knowledge and belief: (Check (1) or (2) only.)


      Initialed for Identification by Buyer /s/ DQ  Seller /s/ RPJ

Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin TX 78759

  [  ] (1) Seller is not aware of any material defects to the Property
  except as stated in the attached Property Condition Statement.

  [x] (2) Seller is not aware of any of the following, except as described
  otherwise in this contract:
       (a)  any subsurface: structures, pits, waste, springs, or improvements;
       (b)  any pending or threatened litigation, condemnation, or assessment
       affecting the Property;
       (c)  any environmental hazards or conditions that affect the Property;
       (d)  whether the Property is or has been used for the storage or
       disposal of hazardous materials or toxic waste, a dump site or
       landfill, or any underground tanks or containers;
       (e)  whether radon, asbestos insulation or fireproofing,
       urea-formaldehyde foam insulation, lead-based paint, toxic mold (to
       the extent that it adversely affects the health of ordinary occupants),
       or other pollutants or contaminants of any nature now exist or ever
       existed on the Property;
       (f)  whether wetlands, as defined by federal or state law or
       regulation, are on the Property;
       (g)  whether threatened or endangered species or their habitat are
       on the Property; and
       (h)  any material physical defects in the improvements on the Property.
       (Describe any exceptions to (a)-(g) in Paragraph 11 or an addendum.)

  B. Each  written  lease Seller is to furnish to Buyer under this  contract
     must  be  in  full  force and effect according  to  its  terms  without
     amendment  or modification that is not disclosed to Buyer  in  writing.
     Seller  must  disclose, in writing, to Buyer if any  of  the  following
     exist  at  the  time  Seller  provides  the  leases  to  the  Buyer  or
     subsequently occur before closing:
     (1) any modifications, amendments, or default by landlord or tenant
     under the leases;
     (2) any failure by Seller to comply with Seller's obligations under the
     leases;
     (3) any circumstances under any lease that entitle the tenant to
     terminate the lease or seek any offsets or damages;
     (4) any non-occupancy of the leased premises by a tenant;
     (5) any advance sums paid by a tenant under any lease;
     (6) any concessions, bonuses, free rents, rebates, brokerage commissions,
       or other matters that affect any lease; and
     (7) any amounts payable under the leases that have been assigned or
       encumbered, except as security for loan(s) assumed or taken subject
       to under this contract.

19.  NOTICES: All notices between the parties under this contract must be in
  writing  and  are effective when hand-delivered, mailed by certified  mail
  return receipt requested, or sent by facsimile transmission to the parties
  addresses or facsimile numbers stated in Paragraph 1. The parties will send
  copies  of  any notices to the broker representing the party to  whom  the
  notices are sent.

20.   FEDERAL TAX REQUIREMENT: If Seller is a "foreign person" as defined by
  applicable law, or if Seller fails to deliver at closing an affidavit that
  Seller  is  not a foreign person, then Buyer will withhold from the  sales
  proceeds at closing an amount sufficient to comply with applicable tax law
  and  deliver  the amount withheld to the Internal Revenue  Service  (IRS),
  together with appropriate tax forms. IRS regulations require filing written
  reports  if  currency in excess of specified amounts is  received  in  the
  transaction.

21.   DISPUTE RESOLUTION: The parties agree to negotiate in good faith in an
  effort to resolve any dispute related to this contract that may arise.  If
  the dispute cannot be resolved by negotiation, the parties will submit the
  dispute to mediation before resorting to arbitration or litigation and will
  equally  share the costs of a mutually acceptable mediator. This paragraph
  survives termination of this contract. This paragraph does not preclude  a
  party from seeking equitable relief from a court of competent jurisdiction.

22.  AGREEMENT OF THE PARTIES:

  A.   This contract is binding on the parties, their heirs, executors,
     representatives, successors, and permitted assigns.


       Initialed for Identification by Buyer /s/ DQ Seller /s/ RPJ


Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX  78759

  B.   This contract is to be construed in accordance with the laws of the
     State of Texas.

  C.   This contract contains the entire agreement of the parties and may not
  be changed except in writing.

  D.   If this contract is executed in a number of identical counterparts,
     each counterpart is an original and all counterparts, collectively,
     constitute one agreement.

  E.   Buyer [x] may [ ] may not assign this contract.

  F.   Addenda which are part of this contract are: (Check all that apply.)

  [ ] (1) Property Description Exhibit identified in Paragraph 2;
  [ ] (2) Condominium Addendum;
  [ ] (3) Financing Addendum;
  [ ] (4) Commercial Property Condition Statement;
  [ ] (5) Addendum for Seller's Disclosure of Information on Lead-Based
  Paint and Lead-Based Paint Hazards;
  [ ] (6) Notice to Purchaser of Real Property in a Water District (MUD);
  [ ] (7) Addendum for Coastal Area Property;
  [ ] (8) Addendum for Property Located Seaward of the Gulf Intracoastal
  Waterway; and
  [ ] (9)

     (Note: Counsel for the Texas Association of REALTORSr (TAR) has
     determined that any of the foregoing addendum which are promulgated by
     the Texas Real Estate Commission (TREC) or published by TAR are
     appropriate for use with this form.)

23.   TIME:  Time  is  of the essence in this contract. The parties  require
  strict compliance with the times for performance. If the last day to
  perform under  a provision of this contract falls on a Saturday, Sunday,
  or  legal holiday, the time for performance is extended until the end of
  the next day which is not a Saturday, Sunday, or legal holiday.

24.  EFFECTIVE DATE: The effective date of this contract for the purpose of
  performance of all obligations is the date the escrow agent receipts this
  contract after all parties execute this contract.

25.  ADDITIONAL NOTICES:

  A.   Buyer should have an abstract covering the Property examined by an
     attorney of Buyer's selection, or Buyer should be furnished with or
     obtain a title policy.

  B.   If the Property is situated in a utility or other statutorily created
     district providing water, sewer, drainage, or flood control facilities
     and services, Chapter 49, Texas Water Code, requires Seller to deliver
     and Buyer to sign the statutory notice relating to the tax rate, bonded
     indebtedness, or standby fees of the district before final execution of
     this contract.

  C.    If the Property adjoins or shares a common boundary with the tidally
     influenced submerged lands of the state, 33.135, Texas Natural Resources
     Code, requires a notice regarding coastal area property to be included as
     part of this contract.

  D.   If the Property is located seaward of the Gulf Intracoastal Waterway,
     61.025,  Texas Natural Resources Code, requires a notice regarding  the
     seaward location of the Property to be included as part of this contract.


       Initialed for Identification by Buyer /s/ DQ   Seller /s/ RPJ


Commercial Contract - Improved Property concerning 11617 Research Boulevard,
Austin, TX  78759

  E. If the Property is located outside the limits of a municipality, the
   Property may now or later be included in the extra-territorial jurisdiction
   (ETJ) of a municipality and may now or later be subject to annexation by
   the municipality. Each municipality maintains a map that depicts its
   boundaries and ETJ. To determine if the Property is located within a
   municipality's ETJ,  Buyer  should contact all municipalities located
   in  the  general proximity of the Property for further information.

  F.If apartments or other residential units are on the Property and the
   units were built before 1978, federal law requires a lead-based paint and
   hazard disclosure statement to be made part of this contract.

  G.    Brokers  are not qualified to perform property inspections, surveys,
     engineering studies, environmental assessments, or inspections to
     determine compliance with zoning, governmental regulations, or laws.
     Buyer should seek experts to perform such services. Selection of
     experts, inspectors, and repairmen is the responsibility of Buyer
     and not the brokers.

26. CONTRACT AS OFFER:The execution of this contract by the first party con
  stitutes an offer to buy or sell the Property. Unless the other party
   accepts the offer by 5:00 p.m.,  in the time zone in which the
  Property is located, on September 25, 2006 the offer will lapse and
  become null and void.


READ  THIS CONTRACT CAREFULLY. The brokers and agents make no representation
or  recommendation  as  to  the  legal sufficiency,  legal  effect,  or  tax
consequences  of this document or transaction. CONSULT your attorney  BEFORE
signing.

Buyer's                              Seller's
Attorney is   Frank Markantonis      Attorney is    Michael Daugherty
                  713-863-611                         612-720-0777




                                  AEI Real Estate Fund XV Limited Partnership
                                By:AEI Fund management 86-A, Inc
                                   corporate General Parnter
Buyer: /S/ Dan Quinlan               Seller:/s/ Robert P Johnson

By:                                  By:
Printed Name: Dan Quinlan            Printed Name: Robert P Johnson
Title: Trustee                       Title: President




AEI Net Lease Income & Growth Fund XIX  AEI Real Estate Fund XVII Limited
Limited Partnership                     Partnership
By: AEI Fund Management XIX, Inc,       By: AEI Fund Management XVII, Inc.
corporate general partner               corporate general partner

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


               AEI Income & Growth Fund XXII Limited Partnership
               AEI Fund Management XXII Inc., corporate General Partner

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