FIRST AMENDMENT TO NET LEASE AGREEMENT


     THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made  and  entered
into  effective  as  of  the 7th day of December,  2000,  by  and
between  AEI  Income  &  Growth Fund 23 LLC  ("Fund  23"),  whose
corporate general partner is AEI Fund Management XXI, Inc., 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  Texas  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 Victoria, Texas, 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 have entered into  that  certain
Net Lease Agreement dated April 18, 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  the  period
commencing   April  18,  2000  ("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
December 31, 2017.

   (B)  The  first full Lease Year shall commence on the date  of
this First Amendment and continue through November 30, 2001. 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 and second Lease Year:
          Lessee shall pay to Lessor an annual Base Rent of $175,612.50,
          which amount shall be payable in advance on the first day of each
          month in equal monthly installments of $14,634.38 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.   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.

7.   The Lease does not contain an Exhibit B.

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/ Norman J Abdallah
                     Its: President


                     LESSOR:  AEI INCOME & GROWTH FUND 23 LLC

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

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







                              EXHIBIT A


                              1.6310 ACRE
                          (71,046 Square Feet)



THE STATE OF TEXAS
THE COUNTY OF VICTORIA


BEING  a 1.6310 acre tract of land situated in Farm Lot 2,  Block
6,  Range 3, East Above Town in the Original Four League Grant to
the  Town of Victoria, Victoria County, Texas and being a portion
of  that  certain  tract  of land described  as  8.759  acres  as
conveyed  from  Myrtle  Gunn  York to  Victoria  Hank  and  Trust
Company,  as Trustee, by instrument dated November 10, 1992,  and
recorded  in  Volume  0035, Page 477 of the Official  Records  of
Victoria County, Texas, said 1.6310 acre tract of land being more
fully described by metes and bounds as follows:

COMMENCING at a 5/8 inch diameter iron rebar found for corner  in
the east right-of-way line of U.S. Highway No. 77 (also known  as
N. Navarro Street), said iron rebar marks the southwest corner of
Lot  1,  Block 1 of Golden Corral Subdivision No. 1, and addition
to the City of Victoria, Victoria County, Texas, according to the
established map and plat of said addition recorded in  Volume  7,
Page 85D of the Map and Plat Records of said County;

THENCE, South 18 deg. 13' 29" West, along said right-of-way  line
a distance of 221.86 feet to a 5/8 inch diameter iron rebar found
marking the beginning of a curve to the left;

THENCE, in a southwesterly direction along said curve to the left
and  continuing along said right-of-way line (internal  angle  -2
deg.  18'  40", radius = 3169.85 feet, chord bears S 16 deg.  30'
57"  W,  a distance of 152.03 feet) for an arc distance of 152.04
feet  to  a 5/8 inch diameter iron rebar found for the  POINT  OF
BEGINNING of the herein described tract;

THENCE, South 71 deg. 47' 38" East, a distance of 223.07 feet  to
a 5/8 inch diameter iron rebar found marking the northeast corner
of the herein described tract;

THENCE, South 15 deg 44' 31" West, a distance of 284.42 feet to a
5/8  inch diameter iron rebar found marking the southeast  corner
of  the  herein described tract in the north line of that certain
tract  of  land described as 2.10 acres ad conveyed  from  Myrtle
York  to  CNB  Properties by instrument recorded in Volume  1040,
Page 484 of the Deed Records of said County'

THENCE, South 85 deg. 01' 17" West, along the north line of  said
2.10 acre tract, a distance of 216.11 feet to a concrete monument
found marking the southwest corner of the herein described tract,
in  the aforesaid curving east right-of-way line of U. S. Highway
No. 77, same being the northwest corner of said 2.10 acre tract;

THENCE, in a northwesterly direction along said curving right-of-
way  line (internal angle 5 deg. 38' 32", radius = 3769.47  feet,
chord  bears N 12 deg. 32' 21" E, a distance of 371.05 feet)  for
an  arc  distance  of  371.20 feet to  the  POINT  OF  BEGINNING,
CONTAINING,  within  these metes and bounds 1.6310  acre  (71,046
square feet) of land, more or less.

TOGETHER WITH certain rights, benefits, and easements created  by
that  certain Declaration of Easements, Restrictions, and Related
Agreements of even recording date with the Special Warranty  Deed
from Triton Commercial Properties, Ltd to AEI Net Lease Income  &
Growth  Fund  XIX Limited Partnership, AEI Real  Estate  Fund  XV
Limited  Partnership,  and  AEI Real  Estate  Fund  XVII  Limited
Partnership.