FIRST AMENDMENT TO NET LEASE AGREEMENT

THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made and  entered  into
effective  as of the 12th day of February, 2002, by  and  between
Champps Entertainment, Inc. ("Lessee"), whose address is 5619 DTC
Parkway,  Suite  1000, Englewood, Colorado,  and  AEI  Net  Lease
Income & Growth Fund XX Limited Partnership, AEI Real Estate Fund
XVII  Limited Partnership, and AEI Net Lease Income & Growth Fund
XIX  Limited  Partnership ("AEI" or "Lessor"), whose  address  is
Suite 1300, World Trade Center, Saint Paul, Minnesota 55102.

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property and improvements located at Utica, Michigan, 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 27, 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 Twenty  (20)
consecutive  "Lease  Years",  as hereinafter  defined,  plus  the
period  commencing  on the initial effective date  of  the  Lease
("Occupancy  Date"),  with the contemplated initial  term  hereof
ending on February 28, 2022.

     (B)  The first full Lease Year shall commence on the date of
this First Amendment and continue through February 28, 2003.


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


          ARTICLE 4.  RENT PAYMENTS

          (A)   Annual  Rent Payable for the first,  second,
          and third Lease Years:  Lessee shall pay to Lessor
          an  annual Base Rent of $376,250.00, which  amount
          shall  be payable in advance on the first  day  of
          each  month  in  equal  monthly  installments   of
          $8,779.17to Lessor Fund XVII, $13,795.83 to Lessor
          Fund XX, and $8,779.17 to Lessor Fund XIX. 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  35  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.

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


                    LESSEE: CHAMPPS ENTERTAINMENT, INC.


                              By: /s/ Frederick J Dreibholz
                              Its:  CFO



STATE OF COLORADO)
                         )SS.
COUNTY OF ARAPAHOE)

     The foregoing instrument was acknowledged before me this 6th
day  of  February, 2002, by     Frederick J Dreibholz, as CFO  of
Champps Entertainment, Inc. on behalf of said corporation.


                           /s/ Denise M Jones
                               Notary public

                    [notary seal]




           Remainder of Page Intentionally Left Blank




            AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

            By:  AEI Fund Management XIX, Inc.

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


STATE OF MINNESOTA  )
                                   )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 12th
day of February, 2002, by    Robert P Johnson, the President   of
AEI Fund Management XIX, Inc., a Minnesota corporation, corporate
general partner of AEI Net Lease Income & Growth Fund XIX Limited
Partnership, on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public

[notary seal]


               AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP, a
               Minnesota limited partnership

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

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


STATE OF MINNESOTA  )
                                   )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 12th
day of February, 2002, by Robert P. Johnson, the President of AEI
Fund Management XVII, Inc., a Minnesota corporation, corporate
general partner of AEI Real Estate Fund XVII Limited Partnership,
on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public
[notary seal]


               AEI NET LEASE INCOME & GROWTH FUND XX LIMITED
               PARTNERSHIP, a Minnesota limited partnership

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


                              By:/s/ Robert P Johnson
                                     Robert P. Johnson, President
STATE OF MINNESOTA  )
                                   )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 12th
day of February, 2002, by Robert P. Johnson, the President of AEI
Fund Management XX, Inc., a Minnesota corporation, corporate
general partner of AEI Net Lease Income & Growth Fund XX Limited
Partnership, on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public

[notary seal]








                        Exhibit A Legal Description

        Land situated in the City of Utica, County of Macomb, State
        of Michicgan:

        Part of the the southwest 1/4 of Section 35, Town 3 North, Range
12  East,  City  of  Utica,  Maqcomb  County,  Michigan,  described  as:
Commencing at the South 1/4  corner  of  Section  35;  thence  south  87
derees 34 minutes  54  seconds  west, 33.00 feet along the South line of
Section 35; thence North 01 degree  29  minutes  57 seconds West, 285.04
feet to the North right of Way line of M-59;  thence South 87 degrees 34
minutes 54 seconds West, 149.44 feet along the North  Right of  Way line
of M-59 to the point  of  beginning;  thence continuing South 87 degrees
34 minutes  54  seconds  West,  150.02  feet;  thence North 01 degree 28
minutes 58 seconds West, 583.93 feet; thence North 88 degrees 30 minutes
03 seconds  East,  150.00  feet,  thence  south  01 degree 28 minutes 58
seconds East, 581.52 feet to the Point of Beginning.