FIRST AMENDMENT TO NET LEASE AGREEMENT


     THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made  and  entered
into effective as of the 23rd day of August, 2000, by and between
AEI  Income  &  Growth Fund 23 LLC, ("Fund 23"), whose  principal
business  address is 1300 Minnesota World Trade Center,  30  East
Seventh   Street,   St.   Paul,  Minnesota   55101   (hereinafter
collectively  referred  to  as "Lessor"),  and  Tumbleweed,  Inc.
(hereinafter  referred to as "Lessee"), whose principal  business
address is 1900 Mellwood Avenue, Louisville, Kentucky;

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property and improvements located at Kettering, Ohio, and legally
described   in  Exhibit  "A",  which  is  attached   hereto   and
incorporated herein by reference; 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 Fund 23 have entered  into  that
certain  Net  Lease  Agreement  dated  February  25,  2000   (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 Fifteen  (15)
consecutive  "Lease  Years", as hereinafter  defined,  commencing
August  23,  2000, plus the period commencing February  25,  2000
("Occupancy  Date") through the effective date hereof,  with  the
contemplated initial term hereof ending on August 31, 2015.

     (B)  The first full Lease Year shall commence on the date of
this First Amendment and continue through August 31, 2001.

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

ARTICLE 4.  RENT PAYMENTS

     (A)  Annual Rent Payable for the first and second Lease
          Years:  Lessee shall pay to Lessor an annual  Base
          Rent of $120,821.10, which amount shall be payable
          in advance on the first day of each month in equal
          monthly installments of $10,068.43 to Fund 23.  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.   Article  34  is hereby deleted in its entirety;  Lessor  and
     Lessee agree that the referenced Development Financing Agreement
     is terminated in accordance with its terms.  All other terms and
     conditions of the Lease shall remain in full force and effect.

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

5.   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;

6.   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.

7.   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.
1.
IN  WITNESS  WHEREOF, Lessor and Lessee have respectively  signed
and sealed this Lease as of the day and year first above written.


                     LESSEE:  Tumbleweed, Inc.,

                              By: /s/ Gregory A Compton
                              Its:  VP/Secretary & General Counsel

Witness

/s/ Sarah Snyder
    Sarah Snyder
    Print Name

Witness

/s/ Kathy Corum
    Kathy Corum
    Print Name




STATE OF KENTUCKY)
                    )SS.
COUNTY OF JEFFERSON)


     The  foregoing  instrument was acknowledged before  me  this
10th  day  of  August  2000 by     Gregory  A  Compton,  as  Vice
President/Secretary and General Counsel of Tumbleweed,  Inc.,  on
behalf of said corporation.


                            /s/ Lisa Hall
                     Notary Public commission expires  f-27-2003

[seal]




                           LESSOR:

                           AEI INCOME & GROWTH FUND 23 LLC

                           By:  AEI Fund Management XXI, Inc.
Witness
/s/ Michael B Daugherty    By: /s/ Robert P Johnson
    Michael B Daugherty            Robert P. Johnson, President
    Print Name


Witness
/s/ Ann M Feucht
    Ann M Feucht
    Print Name


STATE OF MINNESOTA  )
                                   )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 23rd
day  of  August 2000, by Robert P Johnson, the President  of  AEI
Fund  Management  XXI,  Inc., a Minnesota corporation,  corporate
general partner of AEI Income & Growth Fund 23 LLC, on behalf  of
said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public

[notary seal]



LEASE AMENDMENT, TUMBLEWEED, KETTERING, OHIO









                        Legal Description


Situate in the City of Kettering, County of Montgomery, State of
Ohio, and being Lot 1 Kettering Towne Center Section 1 as
recorded in Plat Book 177, Page 19 of the Plat Records of
Montgomery County, Ohio.

Together with non-exclusive rights of ingress and egress and
parking as set forth in Cross Easement Agreement by and between
Center-Plex Venture and AEI Income & Growth Fund 23 LLC dated
23 August, 2000.

Subject to all Easements, covenants, conditions, agreements and
restrictions of record.