SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                           FORM 10-KSB

             Annual Report Under Section 13 or 15(d)
             Of The Securities Exchange Act Of 1934

          For the Fiscal Year Ended:  December 31, 2000

                Commission file number:  0-19838

   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
         (Name of Small Business Issuer in its Charter)

        State of Minnesota                41-1677062
(State or other Jurisdiction of       (I.R.S. Employer)
Incorporation or Organization)       Identification No.)

     1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

                          (651) 227-7333
                   (Issuer's telephone number)

Securities registered pursuant to Section 12(b) of the Act:

                                 Name of each exchange on
     Title of each class             which registered
             None                          None

Securities registered pursuant to Section 12(g) of the Act:

                      Limited Partnership Units
                        (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the past 12 months (or for such shorter period  that
the  registrant was required to file such reports), and  (2)  has
been subject to such filing requirements for the past 90 days.

                         Yes [X]   No

Check if disclosure of delinquent filers in response to Rule  405
of  Regulation  S-B  is  not  contained  in  this  Form,  and  no
disclosure  will  be contained, to the best of  the  registrant's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  any
amendment to this Form 10-KSB. [X]

The  Issuer's  revenues  for year ended December  31,  2000  were
$1,972,175.

As  of  February 28, 2001, there were 20,517.80 Units of  limited
partnership interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $20,517,800.

               DOCUMENTS INCORPORATED BY REFERENCE

 The registrant has not incorporated any documents by reference
                        into this report.

         Transitional Small Business Disclosure Format:

                         Yes       No [X]

                             PART I

ITEM 1.   DESCRIPTION OF BUSINESS.

       AEI Net Lease Income & Growth Fund XIX Limited Partnership
(the  "Partnership" or the "Registrant") is a limited partnership
which  was  organized  pursuant to  the  laws  of  the  State  of
Minnesota on September 14, 1990.  The registrant is comprised  of
AEI  Fund Management XIX, Inc. (AFM) as Managing General Partner,
Robert  P.  Johnson  as  the  Individual  General  Partner,   and
purchasers  of  partnership  units  as  Limited  Partners.    The
Partnership  offered  for  sale  up  to  $30,000,000  of  limited
partnership interests (the "Units") (30,000 Units at  $1,000  per
Unit) pursuant to a registration statement effective February  5,
1991.  The Partnership commenced operations on May 31, 1991  when
minimum   subscriptions  of  1,500  Limited   Partnership   Units
($1,500,000)   were   accepted.    The   Partnership's   offering
terminated  February  5, 1993 when the extended  offering  period
expired.   The Partnership received subscriptions for  21,151.928
Limited Partnership Units ($21,151,928).

        The  Partnership  was organized to acquire  existing  and
newly  constructed commercial properties located  in  the  United
States,  to  lease  such properties to tenants under  triple  net
leases,  to  hold  such  properties and to eventually  sell  such
properties.    From   subscription  proceeds,   the   Partnership
purchased  nineteen  properties, including partial  interests  in
four  properties,  totaling  $16,994,880.   The  balance  of  the
subscription proceeds was applied to organization and syndication
costs,   working   capital  reserves  and  distributions,   which
represented  a  return  of  capital.   The  properties  are   all
commercial,  single  tenant buildings  leased  under  triple  net
leases.

         The   Partnership's  properties  were   purchased   with
subscription proceeds without any indebtedness.  The  Partnership
will not finance properties in the future to obtain proceeds  for
new  property  acquisitions.  If it is required  to  do  so,  the
Partnership  may  incur  short-term indebtedness,  which  may  be
secured  by a portion of the Partnership's properties, to finance
the   day-to-day  cash  flow  requirements  of  the   Partnership
(including cash flow necessary to repurchase Units).  The  amount
of borrowings that may be secured by the Partnership's properties
is  limited in the aggregate to 20% of the purchase price of  all
Partnership   properties.   The  Partnership   will   not   incur
borrowings prior to application of the proceeds from sale of  the
Units,  will not incur borrowings to pay distributions, and  will
not   incur   borrowings  while  there  is  cash  available   for
distributions.

       The Partnership will hold its properties until the General
Partners  determine  that the sale or other  disposition  of  the
properties   is   advantageous  in  view  of  the   Partnership's
investment  objectives.  In deciding whether to sell  properties,
the  General  Partners will consider factors  such  as  potential
appreciation,  net  cash flow and income tax considerations.   In
addition,  certain  lessees may be granted  options  to  purchase
properties  after  a  specified portion of  the  lease  term  has
elapsed.   The  Partnership expects to sell some or  all  of  its
properties  prior to its final liquidation and  to  reinvest  the
proceeds   from   such  sales  in  additional  properties.    The
Partnership reserves the right, at the discretion of the  General
Partners,  to  either  distribute  proceeds  from  the  sale   of
properties  to  the  Partners or to  reinvest  such  proceeds  in
additional  properties,  provided that  sufficient  proceeds  are
distributed  to  the Limited Partners to pay  federal  and  state
income  taxes related to any taxable gain recognized as a  result
of  the  sale.   It  is  anticipated that  the  Partnership  will
commence liquidation through the sale of its remaining properties
within twelve years after acquisition, although final liquidation
may  be  delayed  by a number of circumstances, including  market
conditions and seller financing of properties.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Leases

       Although there are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Partnership's  leases.   The properties  are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses which entitle the Partnership  to  receive
additional rent in future years based on stated rent increases or
if  gross  receipts  for  the property exceed  certain  specified
amounts, among other conditions.

        The leases provide the lessees with two to five five-year
renewal options subject to the same terms and conditions  as  the
initial  lease.   Certain lessees have been  granted  options  to
purchase  the  property.  Depending on the  lease,  the  purchase
price is either determined by a formula, or is the greater of the
fair  market value of the property or the amount determined by  a
formula.  In all cases, if the option were to be exercised by the
lessee,  the  purchase price would be greater than  the  original
cost of the property.

        On  December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889.  The
land is leased to Champps Operating Corporation (Champps) under a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $25,332.  Effective June 20, 1998, the annual  rent
was  increased to $37,998.  Simultaneously with the  purchase  of
the  land,  the Partnership entered into a Development  Financing
Agreement  under which the Partnership advanced funds to  Champps
for  the  construction of a Champps Americana restaurant  on  the
site.   Initially,  the  Partnership  charged  interest  on   the
advances  at a rate of 7%.  Effective June 20, 1998, the interest
rate  was  increased to 10.5%.  On September 3, 1998,  after  the
development  was completed, the Lease Agreement  was  amended  to
require  annual  rental payments of $122,605.  The  Partnership's
share  of the total acquisition costs, including the cost of  the
land,  was  $1,181,185.  The remaining interests in the  property
are  owned  by  AEI Real Estate Fund XV Limited Partnership,  AEI
Real  Estate  Fund XVII Limited Partnership and AEI  Real  Estate
Fund XVIII Limited Partnership, affiliates of the Partnership.

         In  January,  1998,  the  Partnership  entered  into  an
Agreement  to purchase a 40% interest in a Tumbleweed  restaurant
in  Chillicothe,  Ohio.   On  April  13,  1998,  the  Partnership
purchased its share of the land for $192,813.  The land is leased
to  Tumbleweed, Inc. (TWI) under a Lease Agreement with a primary
term   of  15  years  and  annual  rental  payments  of  $16,389.
Effective  August  10,  1998, the annual rent  was  increased  to
$19,763.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which  the Partnership advanced funds to TWI for the construction
of   a  Tumbleweed  restaurant  on  the  site.   Initially,   the
Partnership charged interest on the advances at a rate  of  8.5%.
Effective  August  10, 1998, the interest rate was  increased  to
10.25%.   On  November  20,  1998,  after  the  development   was
completed,  the  Lease Agreement was amended  to  require  annual
rental payments of $50,946.  The Partnership's share of the total
acquisition  costs, including the cost of the land was  $505,225.
The  remaining  interests  in  the  property  are  owned  by  the
Individual General Partner and AEI Real Estate Fund XVIII Limited
Partnership.

        On  December 28, 1998, the Partnership purchased a  60.0%
interest  in  a  Tumbleweed  restaurant  in  Columbus,  Ohio  for
$823,496.   The property is leased to TWI under a Lease Agreement
with  a  primary term of 15 years and annual rental  payments  of
$83,102.  The remaining interest in the property is owned by  AEI
Real Estate Fund XVIII Limited Partnership.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        Through  December 31, 1999, the Partnership sold 57.9926%
of  the  HomeTown Buffet restaurant in Tucson, Arizona,  in  five
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,002,998, which
resulted  in  a total net gain of $316,215.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$746,589  and $59,806, respectively.  For the year ended December
31, 1999, the net gain was $271,956.

        On  September 28, 1999, the Partnership purchased  a  47%
interest  in a Marie Callender's restaurant in Henderson,  Nevada
for  $804,911.   The  property is leased to Marie  Callender  Pie
Shops,  Inc. under a Lease Agreement with a primary  term  of  15
years  and  annual  rental payments of  $75,905.   The  remaining
interest  in  the property is owned by AEI Income &  Growth  Fund
XXII Limited Partnership, an affiliate of the Partnership.

        During  2000, the Partnership sold 44.4225% of the  Marie
Callender's   restaurant,  in  five  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $853,753, which resulted in a  total  net  gain  of
$104,899.  The total cost and related accumulated depreciation of
the interests sold was $760,769 and $11,915, respectively.

        On  August 2, 2000, the Media Play store was sold  to  an
unrelated   third  party  for  $2,500,000.   The  sale  agreement
required  $500,000  in cash and a $2,000,000 contract  for  deed,
which  bore interest at 9%.  On January 16, 2001, the Partnership
received  its  share  of  the outstanding principal  and  accrued
interest  on the Note.  The Partnership's share of the  net  sale
proceeds  was $796,514, which resulted in a net gain of $116,325.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $794,267 and $114,078.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Covington,  Louisiana,
filed  for  reorganization.   GCR continued  to  make  the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court.   A reorganization plan was  accepted  by  the
bankruptcy  court which provides for the Lease to be  assumed  by
GCR  and  assigned  to  another operator who  will  purchase  the
property.   The  reorganization  plan  also  provides   for   the
Partnership to collect all rents outstanding under the  terms  of
the  Lease.   On  October  25, 2000, the  sale  closed  with  the
Partnership  receiving  net sale proceeds  of  $1,112,386,  which
resulted  in  a net gain of $211,899.  At the time of  sale,  the
cost  and  related  accumulated depreciation was  $1,099,085  and
$198,598.

        On  May 8, 2000, the Partnership purchased a 13% interest
in  a parcel of land in Austin, Texas for $169,502.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $15,028.
Effective  October  4,  2000, the annual rent  was  increased  to
$17,238.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which   the  Partnership  will  advance  funds  to  RI  for   the
construction  of  a  Razzoo's restaurant on  the  site.   Through
December 31, 2000, the Partnership had advanced $166,911 for  the
construction  of  the property and was charging interest  on  the
advances  at  a  rate of 8.5%.  Effective October  4,  2000,  the
interest rate was increased to 9.75%.  The Partnership's share of
the total purchase price, including the cost of the land, will be
approximately $445,900.  After the construction is complete,  the
Lease Agreement will be amended to require annual rental payments
of   approximately  $43,000.   The  remaining  interests  in  the
property   are  owned  by  AEI  Real  Estate  Fund   XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited Partnership,  and
AEI Income & Growth Fund XXII Limited Partnership, affiliates  of
the Partnership.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

       On June 30, 2000, the Partnership purchased a 16% interest
in  a  parcel  of land in Alpharetta, Georgia for $253,293.   The
land  is  leased  to Razzoo's, Inc. (RI) under a Lease  Agreement
with  a  primary term of 15 years and annual rental  payments  of
$21,869.   Effective  November 26,  2000,  the  annual  rent  was
increased  to $25,085.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under which the Partnership will advance funds  to  RI
for  the  construction  of  a Razzoo's restaurant  on  the  site.
Through  December 31, 2000, the Partnership had advanced $116,153
for the construction of the property and was charging interest on
the advances at a rate of 8.5%.  Effective November 26, 2000, the
interest rate was increased to 9.75%.  The Partnership's share of
the total purchase price, including the cost of the land, will be
approximately $612,800.  After the construction is complete,  the
Lease Agreement will be amended to require annual rental payments
of   approximately  $60,000.   The  remaining  interests  in  the
property  are  owned  by  AEI  Real  Estate  Fund  XVIII  Limited
Partnership, AEI Income & Growth Fund 23 LLC, and AEI Private Net
Lease  Millennium  Fund Limited Partnership,  affiliates  of  the
Partnership.

        On  February  2,  2001, the Partnership purchased  a  52%
interest  in a parcel of land in San Antonio, Texas for $401,440.
The  land is leased to Kona Restaurant Group, Inc. (KRG) under  a
Lease Agreement with a primary term of 17 years and annual rental
payments  of  $42,151.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  KRG
for the construction of a Johnny Carino's restaurant on the site.
The  Partnership's share of the total purchase  price,  including
the  cost  of the land, will be approximately $1,183,000.   After
the construction is complete, the Lease Agreement will be amended
to require annual rental payments of approximately $124,000.  The
remaining  interest  in the property is owned  by  AEI  Income  &
Growth Fund 23 LLC, an affiliate of the Partnership.

Major Tenants

        During  2000,  three  of the Partnership's  lessees  each
contributed  more  than  ten percent of the  Partnership's  total
rental  revenue.  The major tenants in aggregate contributed  49%
of  the  Partnership's  total rental  revenue  in  2000.   It  is
anticipated  that, based on the minimum rental payments  required
under  the  leases, each major tenant will continue to contribute
more  than ten percent of the Partnership's total rental  revenue
in  2000 and future years.  In addition, three business concepts,
Taco  Cabana  and Applebee's restaurants and Garden Ridge  retail
store,   each  accounted  for  more  than  ten  percent  of   the
Partnership's   total  rental  revenue  during   2000.    It   is
anticipated that these business concepts will continue to account
for  more  than  ten  percent of the Partnership's  total  rental
revenue  in  2001 and future years.  Any failure of  these  major
tenants   or  business  concepts  could  materially  affect   the
Partnership's net income and cash distributions.

Competition

        The  Partnership is a minor factor in the commercial real
estate  business.   There are numerous entities  engaged  in  the
commercial  real  estate  business which have  greater  financial
resources  than  the  Partnership.  At the time  the  Partnership
elects to dispose of its properties, the Partnership will  be  in
competition  with other persons and entities to find  buyers  for
its properties.

Employees

        The  Partnership  has  no direct  employees.   Management
services   are  performed  for  the  Partnership  by   AEI   Fund
Management, Inc., an affiliate of AFM.

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

        The  Partnership's investment objectives were to  acquire
existing or newly-developed commercial properties throughout  the
United  States that offer the potential for (i) preservation  and
protection  of  the  Partnership's capital; (ii)  partially  tax-
deferred  cash distributions from operations which  may  increase
through  rent  participation clauses or mandated rent  increases;
and  (iii) long-term capital gains through appreciation in  value
of   the  Partnership's  properties  realized  upon  sale.    The
Partnership  does not have a policy, and there is no  limitation,
as  to the amount or percentage of assets that may be invested in
any  one  property.  However, to the extent possible, the General
Partners  attempt  to  diversify the type  and  location  of  the
Partnership's properties.

Description of Properties

        The  Partnership's properties are all commercial,  single
tenant  buildings.  The properties were acquired on  a  debt-free
basis  and are leased to various tenants under triple net leases,
which  are classified as operating leases.  The Partnership holds
an undivided fee simple interest in the properties.

        The  Partnership's properties are subject to the  general
competitive conditions incident to the ownership of single tenant
investment  real estate.  Since each property is leased  under  a
long-term   lease,   there  is  little  competition   until   the
Partnership  decides to sell the property.   At  this  time,  the
Partnership will be competing with other real estate  owners,  on
both a national and local level, in attempting to find buyers for
the   properties.   In  the  event  of  a  tenant  default,   the
Partnership would be competing with other real estate owners, who
have  property vacancies, to attract a new tenant  to  lease  the
property.   The Partnership's tenants operate in industries  that
are  very  competitive and can be affected  by  factors  such  as
changes  in regional or local economies, seasonality and  changes
in consumer preference.

        The  following table is a summary of the properties  that
the Partnership acquired and owned as of December 31, 2000.


                              Total Property                Annual     Annual
                    Purchase    Acquisition                 Lease     Rent Per
  Property            Date        Costs       Lessee        Payment    Sq. Ft.

Taco Cabana Restaurant
 Houston, TX                                Texas Taco
 (38.2362%)          7/31/91   $  547,322   Cabana L.P.     $  86,989  $61.17

Taco Cabana Restaurant                      Texas Taco
 San Antonio, TX     3/16/92   $1,147,274   Cabana L.P.     $ 195,096  $71.73

Taco Cabana Restaurant
 Waco, TX                                   Texas Food
 (2.4058%)            5/1/92   $   19,720    Concepts       $   3,021  $45.46

Applebee's Restaurant
 Aurora, CO                                    RCI
 (3.3979%)          12/22/92   $   44,782   West, Inc.      $   6,709  $42.93

Applebee's Restaurant                        Gourmet
 Crestwood, MO       4/14/93   $  803,418  Systems, Inc.    $ 121,029  $24.13

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

                              Total Property                Annual     Annual
                    Purchase    Acquisition                 Lease     Rent Per
  Property            Date        Costs       Lessee        Payment    Sq. Ft.

Applebee's Restaurant
 Crestview Hills, KY                          Thomas
 (1.1054%)           6/15/93   $   14,039  and King, Inc.   $   2,106  $34.97

HomeTown Buffet Restaurant
 Tucson, AZ                                Summit Family
 (2.2074%)           6/16/93   $   28,418 Restaurants, Inc. $   4,106  $19.33

Applebee's Restaurant
 Temple Terrace, FL                       Casual Restaurant
 (9.0963%)           10/1/93   $   96,262 Concepts II, Inc. $  15,375  $36.43

Applebee's Restaurant                           WCM
 Beaverton, OR       12/2/93   $1,760,079  Oregon, L.L.C.   $ 254,610  $50.92

Denny's                                   Apple Investment
 Apple Valley, CA     5/2/94   $1,177,655   Group, Inc.     $ 183,004  $35.29

Garden Ridge Retail Store
 Pineville, NC                                Garden
 (40.75%)            3/28/96   $3,615,378   Ridge L.P.      $ 383,973  $ 6.65

Party City Retail Store                    Party City of
 Gainesville, GA    12/18/97   $1,435,309  Atlanta, Inc.    $ 156,782  $14.89

Champps
 Americana Restaurant                        Champps
 Troy, MI                                   Operating
 (23.95%)             9/3/98   $1,181,185  Corporation      $ 122,605  $46.16

Tumbleweed Restaurant
 Chillicothe, OH
 (40.0%)            11/20/98   $  505,225 Tumbleweed, Inc.  $  53,004  $24.17

Tumbleweed Restaurant
 Columbus, OH
 (60.0%)            12/28/98   $  823,496 Tumbleweed, Inc.  $  84,764  $25.77

Marie Callender's Restaurant                  Marie
 Henderson, NV                              Callender
 (2.5775%)           9/28/99   $   44,142  Pie Shops, Inc.  $   4,163  $26.85

Razzoo's Restaurant
 Austin, TX
 (13.0%)                                     Razzoo's,
 (land only) (1)      5/8/00   $  169,502     Inc.          $  17,238  $13.53

Razzoo's Restaurant
 Alpharetta, GA
 (16.0%)                                     Razzoo's,
 (land only) (1)     6/30/00   $  253,293     Inc.          $  25,085  $19.37


(1) Restaurant was under construction as of December 31, 2000.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

        The  properties  listed above with  a  partial  ownership
percentage  are  owned with affiliates of the Partnership  and/or
unrelated  third  parties.  The remaining interest  in  the  Taco
Cabana  restaurant in Houston, Texas is owned by AEI Real  Estate
Fund  86-A Limited Partnership.  The remaining interests  in  the
Garden  Ridge  retail store are owned by AEI Net Lease  Income  &
Growth  Fund  XX  and  AEI  Income  &  Growth  Fund  XXI  Limited
Partnerships.   The remaining interests in the Champps  Americana
restaurant  are  owned  by  AEI  Real  Estate  Fund  XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited  Partnership  and
AEI  Real  Estate Fund XVIII Limited Partnership.  The  remaining
interests in the Tumbleweed restaurant in Chillicothe,  Ohio  are
owned by the Individual General Partner and AEI Real Estate  Fund
XVIII  Limited  Partnership.   The  remaining  interest  in   the
Tumbleweed  restaurant in Columbus, Ohio is  owned  by  AEI  Real
Estate  Fund XVIII Limited Partnership.  The remaining  interests
in the Razzoo's restaurant in Austin, Texas are owned by AEI Real
Estate  Fund  XV Limited Partnership, AEI Real Estate  Fund  XVII
Limited  Partnership, and AEI Income & Growth Fund  XXII  Limited
Partnership.  The remaining interests in the Razzoo's  restaurant
in  Alpharetta, Georgia are owned by AEI Real Estate  Fund  XVIII
Limited  Partnership, AEI Income & Growth Fund 23  LLC,  and  AEI
Private  Net  Lease  Millennium Fund  Limited  Partnership.   The
remaining  interests  in  the Marie Callender's  restaurant,  the
HomeTown  Buffet restaurant, the Taco Cabana restaurant in  Waco,
Texas,  and  the  Applebee's  restaurants  in  Aurora,  Colorado,
Crestview  Hills, Kentucky and Temple Terrace, Florida are  owned
by unrelated third parties.

        The Partnership accounts for properties owned as tenants-
in-common  with  affiliated Partnerships and/or  unrelated  third
parties  using  the  proportionate  consolidation  method.   Each
tenant-in-common  owns  a  separate, undivided  interest  in  the
properties.   Any  tenant-in-common that holds more  than  a  50%
interest  does  not control decisions over the  other  tenant-in-
common  interests.   The financial statements reflect  only  this
Partnership's percentage share of the properties' land,  building
and equipment, liabilities, revenues and expenses.

        The  initial Lease terms are for 20 years except for  the
Marie   Callender's,  Tumbleweed,  Razzoo's   and   Taco   Cabana
restaurants,  and the Party City retail store, which  have  lease
terms of 15 years.  The Leases contain renewal options which  may
extend  the  Lease term an additional 15 years,  except  for  the
Tumbleweed, Razzoo's and Taco Cabana restaurants, the  Applebee's
restaurants in Aurora, Colorado and Temple Terrace, Florida,  and
the  Denny's  and HomeTown Buffet restaurants which have  renewal
options that may extend the Lease term an additional 10 years and
the  Garden Ridge retail store which has renewal options that may
extend the Lease term an additional 25 years.

       Pursuant to the Lease Agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The General Partners believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Partnership's operations.

         For  tax  purposes,  the  Partnership's  properties  are
depreciated  under the Modified Accelerated Cost Recovery  System
(MACRS).  The largest depreciable component of a property is  the
building  which  is depreciated, using the straight-line  method,
over  31.5 or 39 years, depending on the date when it was  placed
in  service.  The remaining depreciable components of a  property
are   personal   property   and  land  improvements   which   are
depreciated,  using an accelerated method, over 5 and  15  years,
respectively.  Since the Partnership has tax-exempt Partners, the
Partnership is subject to the rules of Section 168(h)(6)  of  the
Internal  Revenue  Code  which  requires  a  percentage  of   the
properties' depreciable components to be depreciated over  longer
lives  using  the straight-line method.  In general, the  federal
tax  basis of the properties for tax depreciation purposes is the
same as the basis for book depreciation purposes.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

        During the last five years or since the date of purchase,
if purchased after December 31, 1995, all properties listed above
were 100% occupied.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

ITEM 4.   SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.

       None.


                             PART II

ITEM 5.  MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
         RELATED SECURITY HOLDER MATTERS.

        As  of  December  31, 2000, there were 1,460  holders  of
record  of the registrant's Limited Partnership Units.  There  is
no  other  class  of  security outstanding  or  authorized.   The
registrant's  Units  are  not a traded security  in  any  market.
However,  the Partnership may acquire Units from Limited Partners
who have tendered their Units to the Partnership.  Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in any year more than 5% of the total number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During 2000, fifteen Limited Partners redeemed a total of
128.5  Partnership  Units  for $80,384  in  accordance  with  the
Partnership  Agreement.  In prior years, a total of  thirty-three
Limited  Partners redeemed 500.5 Partnership Units for  $362,316.
The   redemptions   increase  the  remaining  Limited   Partners'
ownership interest in the Partnership.

       Cash distributions of $16,080 and $15,922 were made to the
General Partners and $1,511,527 and $1,499,044 were made  to  the
Limited   Partners   in   2000  and  1999,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash  Flow,  as  defined.   These  distributions  should  not  be
compared with dividends paid on capital stock by corporations.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

Results of Operations

        For  the  years  ended December 31, 2000  and  1999,  the
Partnership   recognized   rental  income   of   $1,869,473   and
$1,859,258,   respectively.   During  the   same   periods,   the
Partnership  earned  investment income of $102,702  and  $54,389,
respectively.   In  2000, rental income  increased  mainly  as  a
result   of   additional  rent  received  from   three   property
acquisitions  in  2000  and  1999 and rent  increases  on  twelve
properties.   These  increases in rental  income  were  partially
offset  by  a  decrease in rental income due  to  property  sales
discussed below.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        In the third quarter of 1999, the Partnership abandoned a
Red Line Burger property in order to avoid ongoing expenses.  The
remaining Red Line Burger property was vacant and listed for sale
or  lease.   The  Partnership recorded a real estate  impairment,
equal  to the net book value of the properties in 1997.  On  July
5,  2000, the remaining Red Line Burger property was sold  to  an
unrelated  third  party.   The  Partnership  received  net   sale
proceeds  of  $949, which resulted in a net gain  of  $949.   The
abandonment  and  sale  of  the two properties  did  not  have  a
material  effect  on  the Partnership's cash  flow  or  financial
statements.

       In December, 1998, Gulf Coast Restaurants, Inc. (GCR), the
lessee  of  the  Applebee's restaurant in  Covington,  Louisiana,
filed  for  reorganization.   GCR continued  to  make  the  lease
payments  to  the  Partnership  under  the  supervision  of   the
bankruptcy  court.   A reorganization plan was  accepted  by  the
bankruptcy  court which provides for the Lease to be  assumed  by
GCR  and  assigned  to  another operator who  will  purchase  the
property.   The  reorganization  plan  also  provides   for   the
Partnership to collect all rents outstanding under the  terms  of
the  Lease.   On  October  25, 2000, the  sale  closed  with  the
Partnership  receiving  net sale proceeds  of  $1,112,386,  which
resulted  in  a net gain of $211,899.  At the time of  sale,  the
cost  and  related  accumulated depreciation was  $1,099,085  and
$198,598.

        During  the years ended December 31, 2000 and  1999,  the
Partnership   paid   Partnership   administration   expenses   to
affiliated parties of $241,198 and $225,879, respectively.  These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners.   During
the   same   periods,   the  Partnership   incurred   Partnership
administration  and property management expenses  from  unrelated
parties  of  $77,033 and $90,059, respectively.   These  expenses
represent  direct payments to third parties for legal and  filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance and other property costs.

       As of December 31, 2000, the Partnership's annualized cash
distribution  rate  was  7.75%, based  on  the  Adjusted  Capital
Contribution.   Distributions of Net Cash  Flow  to  the  General
Partners are subordinated to the Limited Partners as required  in
the Partnership Agreement.  As a result, 99% of distributions and
income  were allocated to Limited Partners and 1% to the  General
Partners.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   It is expected that increases in sales  volumes  of
the  tenants due to inflation and real sales growth, will  result
in  an  increase  in rental income over the term of  the  leases.
Inflation  also  may  cause  the  Partnership's  real  estate  to
appreciate in value.  However, inflation and changing prices  may
also  have  an  adverse impact on the operating  margins  of  the
properties' tenants which could impair their ability to pay  rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.

Liquidity and Capital Resources

       During the year ended December 31, 2000, the Partnership's
cash  balances increased $1,505,850 as a result of cash generated
from  the  sale of property and the Partnership distributed  less
cash to the Partners than it generated from operating activities.
These  increases  were  partially offset  by  net  cash  used  to
purchase  additional  property.  Net cash provided  by  operating
activities  increased from $1,556,208 in 1999  to  $1,694,422  in
2000  mainly as the result of an increase in total income in 2000
and net timing differences in the collection of payments from the
lessees and the payment of expenses.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        The  major components of the Partnership's cash flow from
investing activities are investments in real estate and  proceeds
from  the  sale of real estate.  During the years ended  December
31,  2000 and 1999, the Partnership generated cash flow from  the
sale  of  real  estate of $2,103,602 and $801,641,  respectively.
During  the  same periods, the Partnership expended $700,590  and
$810,180,  respectively, to invest in real properties  (inclusive
of  acquisition  expenses),  as the Partnership  reinvested  cash
generated from property sales.

        Through  December 31, 1999, the Partnership sold 57.9926%
of  the  HomeTown Buffet restaurant in Tucson, Arizona,  in  five
separate   transactions,  to  unrelated   third   parties.    The
Partnership received total net sale proceeds of $1,002,998, which
resulted  in  a total net gain of $316,215.  The total  cost  and
related  accumulated  depreciation  of  the  interests  sold  was
$746,589  and $59,806, respectively.  For the year ended December
31, 1999, the net gain was $271,956.

        On  September 28, 1999, the Partnership purchased  a  47%
interest  in a Marie Callender's restaurant in Henderson,  Nevada
for  $804,911.   The  property is leased to Marie  Callender  Pie
Shops,  Inc. under a Lease Agreement with a primary  term  of  15
years  and  annual  rental payments of  $75,905.   The  remaining
interest  in  the property is owned by AEI Income &  Growth  Fund
XXII Limited Partnership, an affiliate of the Partnership.

        During  2000, the Partnership sold 44.4225% of the  Marie
Callender's   restaurant,  in  five  separate  transactions,   to
unrelated third parties.  The Partnership received total net sale
proceeds  of  $853,753, which resulted in a  total  net  gain  of
$104,899.  The total cost and related accumulated depreciation of
the interests sold was $760,769 and $11,915, respectively.

        On  August 2, 2000, the Media Play store was sold  to  an
unrelated   third  party  for  $2,500,000.   The  sale  agreement
required  $500,000  in cash and a $2,000,000 contract  for  deed,
which  bore interest at 9%.  On January 16, 2001, the Partnership
received  its  share  of  the outstanding principal  and  accrued
interest  on the Note.  The Partnership's share of the  net  sale
proceeds  was $796,514, which resulted in a net gain of $116,325.
At   the   time   of  sale,  the  cost  and  related  accumulated
depreciation was $794,267 and $114,078.

        On  May 8, 2000, the Partnership purchased a 13% interest
in  a parcel of land in Austin, Texas for $169,502.  The land  is
leased  to  Razzoo's, Inc. (RI) under a Lease  Agreement  with  a
primary  term of 15 years and annual rental payments of  $15,028.
Effective  October  4,  2000, the annual rent  was  increased  to
$17,238.   Simultaneously  with the purchase  of  the  land,  the
Partnership entered into a Development Financing Agreement  under
which   the  Partnership  will  advance  funds  to  RI  for   the
construction  of  a  Razzoo's restaurant on  the  site.   Through
December 31, 2000, the Partnership had advanced $166,911 for  the
construction  of  the property and was charging interest  on  the
advances  at  a  rate of 8.5%.  Effective October  4,  2000,  the
interest rate was increased to 9.75%.  The Partnership's share of
the total purchase price, including the cost of the land, will be
approximately $445,900.  After the construction is complete,  the
Lease Agreement will be amended to require annual rental payments
of   approximately  $43,000.   The  remaining  interests  in  the
property   are  owned  by  AEI  Real  Estate  Fund   XV   Limited
Partnership,  AEI Real Estate Fund XVII Limited Partnership,  and
AEI Income & Growth Fund XXII Limited Partnership, affiliates  of
the Partnership.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       On June 30, 2000, the Partnership purchased a 16% interest
in  a  parcel  of land in Alpharetta, Georgia for $253,293.   The
land  is  leased  to Razzoo's, Inc. (RI) under a Lease  Agreement
with  a  primary term of 15 years and annual rental  payments  of
$21,869.   Effective  November 26,  2000,  the  annual  rent  was
increased  to $25,085.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement  under which the Partnership will advance funds  to  RI
for  the  construction  of  a Razzoo's restaurant  on  the  site.
Through  December 31, 2000, the Partnership had advanced $116,153
for the construction of the property and was charging interest on
the advances at a rate of 8.5%.  Effective November 26, 2000, the
interest rate was increased to 9.75%.  The Partnership's share of
the total purchase price, including the cost of the land, will be
approximately $612,800.  After the construction is complete,  the
Lease Agreement will be amended to require annual rental payments
of   approximately  $60,000.   The  remaining  interests  in  the
property  are  owned  by  AEI  Real  Estate  Fund  XVIII  Limited
Partnership, AEI Income & Growth Fund 23 LLC, and AEI Private Net
Lease  Millennium  Fund Limited Partnership,  affiliates  of  the
Partnership.

        On  February  2,  2001, the Partnership purchased  a  52%
interest  in a parcel of land in San Antonio, Texas for $401,440.
The  land is leased to Kona Restaurant Group, Inc. (KRG) under  a
Lease Agreement with a primary term of 17 years and annual rental
payments  of  $42,151.  Simultaneously with the purchase  of  the
land,  the  Partnership  entered  into  a  Development  Financing
Agreement under which the Partnership will advance funds  to  KRG
for the construction of a Johnny Carino's restaurant on the site.
The  Partnership's share of the total purchase  price,  including
the  cost  of the land, will be approximately $1,183,000.   After
the construction is complete, the Lease Agreement will be amended
to require annual rental payments of approximately $124,000.  The
remaining  interest  in the property is owned  by  AEI  Income  &
Growth Fund 23 LLC, an affiliate of the Partnership.

       The Partnership's primary use of cash flow is distribution
and  redemption  payments to Partners.  The Partnership  declares
its  regular  quarterly  distributions before  the  end  of  each
quarter and pays the distribution in the first week after the end
of  each quarter.  The Partnership attempts to maintain a  stable
distribution  rate from quarter to quarter.  Redemption  payments
are  paid  to  redeeming Partners in the fourth quarter  of  each
year.

        The  Partnership may acquire Units from Limited  Partners
who  have tendered their Units to the Partnership. Such Units may
be  acquired at a discount.  The Partnership is not obligated  to
purchase  in  any  year  more than 5%  of  the  number  of  Units
outstanding at the beginning of the year.  In no event shall  the
Partnership  be  obligated to purchase  Units  if,  in  the  sole
discretion  of the Managing General Partner, such purchase  would
impair the capital or operation of the Partnership.

        During 2000, fifteen Limited Partners redeemed a total of
128.5  Partnership  Units  for $80,384  in  accordance  with  the
Partnership  Agreement.   The Partnership  acquired  these  Units
using Net Cash Flow from operations.  In prior years, a total  of
thirty-three  Limited Partners redeemed 500.5  Partnership  Units
for  $362,316.   The  redemptions increase the remaining  Limited
Partners' ownership interest in the Partnership.

       The continuing rent payments from the properties, together
with  cash  generated from property sales, should be adequate  to
fund   continuing   distributions  and  meet  other   Partnership
obligations on both a short-term and long-term basis.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995

         The   foregoing  Management's  Discussion  and  Analysis
contains various "forward looking  statements" within the meaning
of   federal   securities   laws  which  represent   management's
expectations  or  beliefs  concerning  future  events,  including
statements  regarding anticipated application of  cash,  expected
returns  from rental income, growth in revenue, taxation  levels,
the  sufficiency  of  cash to meet operating expenses,  rates  of
distribution,  and  other  matters.   These,  and  other  forward
looking statements made by the Partnership, must be evaluated  in
the   context  of  a  number  of  factors  that  may  affect  the
Partnership's  financial  condition and  results  of  operations,
including the following:

    Market  and  economic conditions which affect the  value
    of  the  properties the Partnership owns and  the  cash
    from rental income such properties generate;

    the  federal  income tax consequences of rental  income,
    deductions,  gain  on  sales and other  items  and  the
    affects of these consequences for investors;

    resolution  by  the General Partners of  conflicts  with
    which they may be confronted;

    the   success  of  the  General  Partners  of   locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the  condition of the industries in which the tenants of
    properties owned by the Partnership operate.


ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.






   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Auditors

Balance Sheet as of December 31, 2000 and 1999

Statements for the Years Ended December 31, 2000 and 1999:

     Operations

     Cash Flows

     Changes in Partners' Capital

Notes to Financial Statements





                 REPORT OF INDEPENDENT AUDITORS



To the Partners:
AEI Net Lease Income & Growth Fund XIX Limited Partnership
St. Paul, Minnesota



      We  have audited the accompanying balance sheet of AEI  Net
Lease  Income & Growth Fund XIX Limited Partnership (a  Minnesota
limited  partnership) as of December 31, 2000 and  1999  and  the
related  statements  of operations, cash  flows  and  changes  in
partners'  capital  for  the years then ended.   These  financial
statements   are   the   responsibility  of   the   Partnership's
management.  Our responsibility is to express an opinion on these
financial statements based on our audits.

      We  conducted  our  audits  in  accordance  with  generally
accepted auditing standards. Those standards require that we plan
and  perform  the  audit  to  obtain reasonable  assurance  about
whether   the   financial  statements  are   free   of   material
misstatement.   An  audit includes examining, on  a  test  basis,
evidence  supporting the amounts and disclosures in the financial
statements.   An  audit  also includes assessing  the  accounting
principles used and significant estimates made by management,  as
well  as evaluating the overall financial statement presentation.
We  believe  that our audits provide a reasonable basis  for  our
opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI Net Lease Income & Growth Fund XIX Limited Partnership as
of  December 31, 2000 and 1999, and the results of its operations
and  its cash flows for the years then ended, in conformity  with
generally accepted accounting principles.



                             /s/ BOULAY, HEUTMAKER, ZIBELL & CO. P.L.L.P.
Minneapolis,  Minnesota          Boulay, Heutmaker, Zibell & Co. P.L.L.P.
January 25, 2001                 Certified Public Accountants


<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS

                                                  2000          1999

CURRENT ASSETS:
  Cash and Cash Equivalents                   $ 2,341,682    $   835,832
  Receivables                                      25,614         27,373
  Short-Term Note Receivable                      656,040              0
                                               -----------    -----------
      Total Current Assets                      3,023,336        863,205
                                               -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                          5,284,857      5,764,703
  Buildings and Equipment                       8,381,642     10,185,520
  Construction in Progress                        283,064              0
  Property Acquisition Costs                            0          5,269
  Accumulated Depreciation                     (1,531,630)    (1,578,302)
                                               -----------    -----------
      Net Investments in Real Estate           12,417,933     14,377,190
                                               -----------    -----------
           Total  Assets                      $15,441,269    $15,240,395
                                               ===========    ===========


                     LIABILITIES AND PARTNERS' CAPITAL

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.        $    62,065    $    23,346
  Distributions Payable                           375,149        362,702
                                               -----------    -----------
      Total Current Liabilities                   437,214        386,048
                                               -----------    -----------
PARTNERS' CAPITAL (DEFICIT):
  General Partners                                (31,516)       (33,013)
  Limited Partners, $1,000 Unit Value;
   30,000 Units authorized; 21,152 Units issued;
   20,523 and 20,651 Units outstanding in
   2000 and 1999, respectively                 15,035,571     14,887,360
                                               -----------    -----------
    Total Partners' Capital                    15,004,055     14,854,347
                                               -----------    -----------
      Total Liabilities and Partners' Capital $15,441,269    $15,240,395
                                               ===========    ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                     STATEMENT OF OPERATIONS

                 FOR THE YEARS ENDED DECEMBER 31


                                                    2000          1999

INCOME:
  Rent                                          $ 1,869,473    $ 1,859,258
  Investment Income                                 102,702         54,389
                                                 -----------    -----------
      Total Income                                1,972,175      1,913,647
                                                 -----------    -----------

EXPENSES:
  Partnership Administration - Affiliates           241,198        225,879
  Partnership Administration and Property
     Management - Unrelated Parties                  77,033         90,059
  Depreciation                                      330,317        341,282
                                                 -----------    -----------
      Total Expenses                                648,548        657,220
                                                 -----------    -----------

OPERATING INCOME                                  1,323,627      1,256,427

GAIN ON SALE OF REAL ESTATE                         434,072        271,956
                                                 -----------    -----------
NET INCOME                                      $ 1,757,699    $ 1,528,383
                                                 ===========    ===========

NET INCOME ALLOCATED:
  General Partners                              $    17,577    $    15,284
  Limited Partners                                1,740,122      1,513,099
                                                 -----------    -----------
                                                $ 1,757,699    $ 1,528,383
                                                 ===========    ===========

NET INCOME PER LIMITED PARTNERSHIP UNIT
 (20,619 and 20,739 weighted average Units
 outstanding in 2000 and 1999, respectively.)   $     84.39    $     72.96
                                                 ===========    ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                     STATEMENT OF CASH FLOWS

                 FOR THE YEARS ENDED DECEMBER 31

                                                     2000           1999

CASH FLOWS FROM OPERATING ACTIVITIES:
 Net Income                                     $ 1,757,699     $ 1,528,383

 Adjustments To Reconcile Net Income
 To Net Cash Provided By Operating Activities:
     Depreciation                                   330,317         341,282
     Gain on Sale of Real Estate                   (434,072)       (271,956)
     Decrease in Receivables                          1,759             349
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                    38,719         (41,850)
                                                 -----------     -----------
       Total Adjustments                            (63,277)         27,825
                                                 -----------     -----------
       Net Cash Provided By
           Operating Activities                   1,694,422       1,556,208
                                                 -----------     -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                       (700,590)       (810,180)
  Proceeds from Sale of Real Estate               2,103,602         801,641
  Payments Received on Short-Term
    Notes Receivable                                  3,960               0
                                                 -----------     -----------
       Net Cash Provided By (Used For)
           Investing Activities                   1,406,972          (8,539)
                                                 -----------     -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase (Decrease) in Distributions Payable       12,447          (4,110)
  Distributions to Partners                      (1,526,795)     (1,514,185)
  Redemption Payments                               (81,196)        (78,097)
                                                 -----------     -----------
       Net Cash Used For
         Financing Activities                    (1,595,544)     (1,596,392)
                                                 -----------     -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                           1,505,850         (48,723)

CASH AND CASH EQUIVALENTS, beginning of period      835,832         884,555
                                                 -----------     -----------
CASH AND CASH EQUIVALENTS, end of period        $ 2,341,682     $   835,832
                                                 ===========     ===========

SUPPLEMENTAL SCHEDULE OF NON-CASH INVESTING ACTIVITIES:
  Note Receivable Acquired in Sale of Property  $   660,000
                                                 ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

            STATEMENT OF CHANGES IN PARTNERS' CAPITAL

                 FOR THE YEARS ENDED DECEMBER 31


                                                                    Limited
                                                                  Partnership
                             General      Limited                    Units
                             Partners     Partners      Total     Outstanding


BALANCE, December 31, 1998  $(32,375)  $14,950,621   $14,918,246   20,767.92

  Distributions              (15,141)   (1,499,044)   (1,514,185)

  Redemption Payments           (781)      (77,316)      (78,097)    (116.50)

  Net Income                  15,284     1,513,099     1,528,383
                             ---------  -----------   ----------- -----------
BALANCE, December 31, 1999   (33,013)   14,887,360    14,854,347   20,651.42

  Distributions              (15,268)   (1,511,527)   (1,526,795)

  Redemption Payments           (812)      (80,384)      (81,196)    (128.50)

  Net Income                  17,577     1,740,122     1,757,699
                             ---------  -----------   ----------- -----------
BALANCE, December 31, 2000  $(31,516)  $15,035,571   $15,004,055   20,522.92
                             =========  ===========   =========== ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(1)  Organization -

     AEI  Net  Lease Income & Growth Fund XIX Limited Partnership
     (Partnership)  was  formed to acquire and  lease  commercial
     properties   to   operating  tenants.    The   Partnership's
     operations  are  managed by AEI Fund  Management  XIX,  Inc.
     (AFM), the Managing General Partner.  Robert P. Johnson, the
     President  and  sole  shareholder  of  AFM,  serves  as  the
     Individual General Partner and an affiliate of AFM, AEI Fund
     Management,  Inc.  (AEI)  performs  the  administrative  and
     operating functions for the Partnership.

     The   terms   of  the  Partnership  offering  call   for   a
     subscription  price of $1,000 per Limited Partnership  Unit,
     payable   on  acceptance  of  the  offer.   The  Partnership
     commenced   operations  on  May  31,   1991   when   minimum
     subscriptions    of   1,500   Limited   Partnership    Units
     ($1,500,000)   were   accepted.   The  offering   terminated
     February  5, 1993 when the extended offering period expired.
     The   Partnership  received  subscriptions  for   21,151.928
     Limited Partnership Units ($21,151,928).

     Under  the  terms of the Limited Partnership Agreement,  the
     Limited  Partners and General Partners contributed funds  of
     $21,151,928,  and $1,000, respectively.  During  operations,
     any  Net  Cash Flow, as defined, which the General  Partners
     determine  to  distribute will be  distributed  90%  to  the
     Limited  Partners and 10% to the General Partners; provided,
     however,  that  such distributions to the  General  Partners
     will be subordinated to the Limited Partners first receiving
     an annual, noncumulative distribution of Net Cash Flow equal
     to  10%  of their Adjusted Capital Contribution, as defined,
     and,  provided  further, that in no event will  the  General
     Partners  receive  less than 1% of such Net  Cash  Flow  per
     annum.   Distributions to Limited Partners will be made  pro
     rata by Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the General Partners determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Partners and 1% to the General Partners  until  the
     Limited  Partners  receive an amount  equal  to:  (a)  their
     Adjusted  Capital Contribution plus (b) an amount  equal  to
     12%  of  their  Adjusted  Capital  Contribution  per  annum,
     cumulative  but not compounded, to the extent not previously
     distributed from Net Cash Flow;  (ii) any remaining  balance
     will  be distributed 90% to the Limited Partners and 10%  to
     the General Partners.  Distributions to the Limited Partners
     will be made pro rata by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated  first  in the same ratio in  which,  and  to  the
     extent,  Net  Cash Flow is distributed to the  Partners  for
     such year.  Any additional profits will be allocated in  the
     same  ratio  as  the  last  dollar  of  Net  Cash  Flow   is
     distributed.   Net losses from operations will be  allocated
     98% to the Limited Partners and 2% to the General Partners.



   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(1)  Organization - (Continued)

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with the Partnership Agreement as  follows:  (i)
     first,  to  those  partners with deficit balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the Limited  Partners
     and  1%  to the General Partners until the aggregate balance
     in  the Limited Partners' capital accounts equals the sum of
     the Limited Partners' Adjusted Capital Contributions plus an
     amount  equal to 12% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated;  (iii)  third,  the  balance  of  any
     remaining  gain  will then be allocated 90% to  the  Limited
     Partners  and 10% to the General Partners.  Losses  will  be
     allocated 98% to the Limited Partners and 2% to the  General
     Partners.

     The  General Partners are not required to currently  fund  a
     deficit   capital   balance.   Upon   liquidation   of   the
     Partnership or withdrawal by a General Partner, the  General
     Partners will contribute to the Partnership an amount  equal
     to  the  lesser  of  the deficit balances in  their  capital
     accounts  or  1%  of  total Limited  Partners'  and  General
     Partners' capital contributions.

(2)  Summary of Significant Accounting Policies -

     Financial Statement Presentation

       The  accounts  of  the Partnership are maintained  on  the
       accrual  basis of accounting for both federal  income  tax
       purposes and financial reporting purposes.

     Accounting Estimates

       Management  uses  estimates and assumptions  in  preparing
       these  financial statements in accordance  with  generally
       accepted  accounting  principles.   Those  estimates   and
       assumptions may affect the reported amounts of assets  and
       liabilities,  the  disclosure  of  contingent  assets  and
       liabilities,  and  the  reported  revenues  and  expenses.
       Actual results could differ from those estimates.

       The  Partnership regularly assesses whether market  events
       and conditions indicate that it is reasonably possible  to
       recover  the carrying amounts of its investments  in  real
       estate  from  future operations and sales.   A  change  in
       those  market events and conditions could have a  material
       effect on the carrying amount of its real estate.

     Cash Concentrations of Credit Risk

       The  Partnership's  cash  is deposited  primarily  in  one
       financial institution and at times during the year it  may
       exceed FDIC insurance limits.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(2)  Summary of Significant Accounting Policies - (Continued)

     Statement of Cash Flows

       For  purposes  of  reporting cash  flows,  cash  and  cash
       equivalents  may include cash in checking,  cash  invested
       in   money   market  accounts,  certificates  of  deposit,
       federal  agency notes and commercial paper with a term  of
       three months or less.

     Income Taxes

       The  income or loss of the Partnership for federal  income
       tax  reporting  purposes is includable in the  income  tax
       returns of the partners.  Accordingly, no recognition  has
       been  given to income taxes in the accompanying  financial
       statements.

       The  tax  return, the qualification of the Partnership  as
       such  for  tax  purposes, and the amount of  distributable
       Partnership  income or loss are subject to examination  by
       federal   and  state  taxing  authorities.   If  such   an
       examination  results  in  changes  with  respect  to   the
       Partnership  qualification or in changes to  distributable
       Partnership  income  or loss, the taxable  income  of  the
       partners would be adjusted accordingly.

     Real Estate

       The  Partnership's real estate is leased under triple  net
       leases  classified as operating leases.   The  Partnership
       recognizes  rental revenue on the accrual basis  according
       to  the terms of the individual leases.  For leases  which
       contain  cost  of  living  increases,  the  increases  are
       recognized in the year in which they are effective.

       Real  estate is recorded at the lower of cost or estimated
       net   realizable  value.   The  Partnership  compares  the
       carrying amount of its properties to the estimated  future
       cash  flows expected to result from the property  and  its
       eventual  disposition.  If the sum of the expected  future
       cash  flows  is  less  than the  carrying  amount  of  the
       property,  the  Partnership recognizes an impairment  loss
       by  the  amount  by  which  the  carrying  amount  of  the
       property exceeds the fair value of the property.

       The  Partnership  has capitalized as Investments  in  Real
       Estate   certain   costs  incurred  in  the   review   and
       acquisition  of the properties.  The costs were  allocated
       to the land, buildings and equipment.

       The   buildings  and  equipment  of  the  Partnership  are
       depreciated  using the straight-line method for  financial
       reporting purposes based on estimated useful lives  of  30
       years and 10 years, respectively.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(2)  Summary of Significant Accounting Policies - (Continued)

       The  Partnership accounts for properties owned as tenants-
       in-common  with  affiliated Partnerships and/or  unrelated
       third   parties   using  the  proportionate  consolidation
       method.   Each tenant-in-common owns a separate, undivided
       interest  in  the  properties.  Any tenant-in-common  that
       holds  more than a 50% interest does not control decisions
       over  the other tenant-in-common interests.  The financial
       statements  reflect  only  this  Partnership's  percentage
       share  of  the  properties' land, building and  equipment,
       liabilities, revenues and expenses.

(3)  Related Party Transactions -

     The  Partnership owns a 38.2362% interest in a  Taco  Cabana
     restaurant in Houston, Texas.  The remaining interest in the
     property  is  owned  by AEI Real Estate  Fund  86-A  Limited
     Partnership,   an   affiliate  of  the   Partnership.    The
     Partnership  owns  a 2.2074% interest in a  HomeTown  Buffet
     restaurant.   The remaining interests in this  property  are
     owned  by  unrelated third parties.  AEI  Real  Estate  Fund
     XVIII  Limited Partnership, an affiliate of the Partnership,
     owned  a  24.0% interest in this property until the interest
     was  sold,  in a series of transactions, to unrelated  third
     parties in 1999.  The Partnership owns a 40.75% interest  in
     a  Garden  Ridge retail store.  The remaining  interests  in
     this  property  are owned by AEI Net Lease Income  &  Growth
     Fund XX Limited Partnership and AEI Income & Growth Fund XXI
     Limited  Partnership,  affiliates of the  Partnership.   The
     Partnership  owns  a 23.95% interest in a Champps  Americana
     restaurant.   The remaining interests in this  property  are
     owned  by  AEI Real Estate Fund XV Limited Partnership,  AEI
     Real  Estate  Fund  XVII Limited Partnership  and  AEI  Real
     Estate  Fund  XVIII Limited Partnership, affiliates  of  the
     Partnership.   The Partnership owns a 40.0%  interest  in  a
     Tumbleweed  restaurant in Chillicothe, Ohio.  The  remaining
     interests  in  this  property are owned  by  the  Individual
     General  Partner  and  AEI Real Estate  Fund  XVIII  Limited
     Partnership.   The Partnership owns a 60.0%  interest  in  a
     Tumbleweed  restaurant  in Columbus,  Ohio.   The  remaining
     interest  in this property is owned by AEI Real Estate  Fund
     XVIII  Limited Partnership.  The Partnership owns a  2.5775%
     interest  in a Marie Callender's restaurant.  The  remaining
     interests  in  this  property are owned by  unrelated  third
     parties.  AEI Income & Growth Fund XXII Limited Partnership,
     an  affiliate of the Partnership, owned a 53.0% interest  in
     this  property until the interest was sold, in a  series  of
     transactions,  to  unrelated third  parties  in  2000.   The
     Partnership  owns a 13.0% interest in a Razzoo's  restaurant
     in  Austin, Texas.  The remaining interests in this property
     are  owned  by  AEI Real Estate Fund XV Limited Partnership,
     AEI  Real  Estate  Fund  XVII Limited Partnership,  and  AEI
     Income   &  Growth  Fund  XXII  Limited  Partnership.    The
     Partnership  owns a 16.0% interest in a Razzoo's  restaurant
     in  Alpharetta,  Georgia.  The remaining interests  in  this
     property  are  owned by AEI Real Estate Fund  XVIII  Limited
     Partnership,  AEI  Income & Growth  Fund  23  LLC,  and  AEI
     Private  Net  Lease  Millennium  Fund  Limited  Partnership,
     affiliates of the Partnership.  The Partnership owns a 52.0%
     interest  in  a Johnny Carino's restaurant in  San  Antonio,
     Texas.  The remaining interest in this property are owned by
     AEI  Income & Growth Fund 23 LLC.  The Partnership  owned  a
     33.0%  interest in a Media Play retail store.  The remaining
     interests  in  this property were owned  by  AEI  Net  Lease
     Income & Growth Fund XX Limited Partnership and AEI Income &
     Growth Fund XXI Limited Partnership.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(3)  Related Party Transactions - (Continued)

     AEI   and  AFM  received  the  following  compensation   and
     reimbursements for costs and expenses from the Partnership:

                                      Total Incurred by the Partnership
                                       for the Years Ended December 31

                                                  2000          1999
a.AEI and AFM are reimbursed for all costs
  incurred in connection with managing the
  Partnership's operations, maintaining the
  Partnership's books and communicating
  the results of operations to the Limited
  Partners.                                    $ 241,198     $ 225,879
                                                ========      ========

b.AEI and AFM are reimbursed for all direct
  expenses they have paid on the Partnership's
  behalf to third parties relating to Partnership
  administration and property management.
  These expenses included printing costs, legal
  and filing fees, direct administrative costs,
  outside audit and accounting costs, taxes,
  insurance and other property costs.          $  77,033     $  90,059
                                                ========      ========

c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Partnership.  The amounts are net
  of financing and commitment fees and expense
  reimbursements received by the Partnership from
  the lessees in the amount of $24,597 and $21,385
  for 2000 and 1999, respectively.             $ (16,554)    $   1,780
                                                ========      ========

d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.        $  38,220     $  48,790
                                                ========      ========

     The  payable  to  AEI Fund Management, Inc.  represents  the
     balance  due for the services described in 3a, b, c  and  d.
     This balance is non-interest bearing and unsecured and is to
     be paid in the normal course of business.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(4)  Short-Term Note Receivable -

     On  August 2, 2000, the Partnership received a Contract  for
     Deed  from an affiliate of the buyer of the Media Play store
     in  Apple Valley, Minnesota.  The Note bore interest  at  9%
     and was secured by the land, building and equipment.  As  of
     December  31,  2000, the Partnership's share of  outstanding
     principal  due  on the Note was $656,040.   On  January  16,
     2001, the Partnership received the outstanding principal and
     accrued interest on the Note.

(5)  Investments in Real Estate -

     The  Partnership  leases its properties to  various  tenants
     through triple net leases, which are classified as operating
     leases.  Under a triple net lease, the lessee is responsible
     for  all  real estate taxes, insurance, maintenance, repairs
     and  operating expenses of the property.  The initial  Lease
     terms  are  for  20 years except for the Marie  Callender's,
     Tumbleweed,  Razzoo's and Taco Cabana restaurants,  and  the
     Party City retail store, which have Lease terms of 15 years,
     and the Johnny Carino's restaurant which has a Lease term of
     17  years.   The  Leases contain renewal options  which  may
     extend the Lease term an additional 15 years, except for the
     Tumbleweed,  Razzoo's  and  Taco  Cabana  restaurants,   the
     Applebee's  restaurants  in  Aurora,  Colorado  and   Temple
     Terrace,  Florida,  and  the  Denny's  and  HomeTown  Buffet
     restaurants which have renewal options that may  extend  the
     Lease  term  an  additional 10 years and  the  Garden  Ridge
     retail  store which has renewal options that may extend  the
     Lease term an additional 25 years.  The Leases contain  rent
     clauses  which entitle the Partnership to receive additional
     rent  in future years based on stated rent increases  or  if
     gross  receipts  for the property exceed  certain  specified
     amounts, among other conditions.  Certain lessees have  been
     granted options to purchase the property.  Depending on  the
     lease, the purchase price is either determined by a formula,
     or  is  the greater of the fair market value of the property
     or the amount determined by a formula.  In all cases, if the
     option  were  to  be exercised by the lessee,  the  purchase
     price  would  be  greater  than the  original  cost  of  the
     property.

     The  Partnership's  properties are all  commercial,  single-
     tenant  buildings.  The Taco Cabana restaurant  in  Houston,
     Texas  was  constructed in 1987 and acquired in  1991.   The
     Denny's  restaurant was constructed and  acquired  in  1994.
     The  Garden Ridge retail store was constructed and  acquired
     in  1996.   The Party City retail store was constructed  and
     acquired  in  1997.  The  Champps Americana  and  Tumbleweed
     restaurants  were  constructed and acquired  in  1998.   The
     Marie  Callender's restaurant was constructed in  1998,  and
     acquired in 1999.  The land for the two Razzoo's restaurants
     was  acquired  in  2000 and construction of the  restaurants
     will  be  completed in 2001.  The remaining properties  were
     constructed and acquired in either 1992 or 1993.  There have
     been no costs capitalized as improvements subsequent to  the
     acquisitions.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(5)  Investments in Real Estate - (Continued)

     For  those properties in the table below which do  not  have
     land  costs,  the lessee has entered into land  leases  with
     unrelated  third  parties.  The cost of the  properties  and
     related accumulated depreciation at December 31, 2000 are as
     follows:

                                          Buildings and           Accumulated
     Property                      Land     Equipment      Total  Depreciation

Taco Cabana, Houston, TX      $   334,414 $  212,908  $   547,322  $   66,830
Taco Cabana, San Antonio, TX      598,533    548,741    1,147,274     167,334
Taco Cabana, Waco, TX               7,788     11,932       19,720       3,548
Applebee's, Aurora, CO             15,969     28,813       44,782       8,441
Applebee's, Crestwood, MO               0    803,418      803,418     218,108
Applebee's, Crestview Hills, KY     4,490      9,549       14,039       2,520
HomeTown Buffet, Tucson, AZ        15,314     13,104       28,418       3,294
Applebee's, Temple Terrace, FL     44,568     51,694       96,262      13,912
Applebee's, Beaverton, OR         636,972  1,123,107    1,760,079     281,635
Denny's, Apple Valley, CA         461,013    716,642    1,177,655     167,702
Garden Ridge, Pineville, NC     1,171,849  2,443,529    3,615,378     386,892
Party City, Gainesville, GA       642,964    792,345    1,435,309      87,347
Champps Americana, Troy, MI       381,640    799,545    1,181,185      64,768
Tumbleweed, Chillicothe, OH       206,725    298,500      505,225      22,617
Tumbleweed, Columbus, OH          321,614    501,882      823,496      35,601
Marie Callender's, Henderson, NV   18,209     25,933       44,142       1,081
Razzoo's, Austin, TX              169,502          0      169,502           0
Razzoo's, Alpharetta, GA          253,293          0      253,293           0
                               ----------- ----------  -----------  ---------
                              $ 5,284,857 $8,381,642  $13,666,499  $1,531,630
                               =========== ==========  ===========  =========

     Through December 31, 1999, the Partnership sold 57.9926%  of
     the  HomeTown Buffet restaurant in Tucson, Arizona, in  five
     separate  transactions,  to unrelated  third  parties.   The
     Partnership  received total net sale proceeds of $1,002,998,
     which  resulted in a total net gain of $316,215.  The  total
     cost  and  related accumulated depreciation of the interests
     sold  was $746,589 and $59,806, respectively.  For the  year
     ended December 31, 1999, the net gain was $271,956.

     On  September  28,  1999, the Partnership  purchased  a  47%
     interest  in  a  Marie Callender's restaurant in  Henderson,
     Nevada  for  $804,911.   The property  is  leased  to  Marie
     Callender  Pie  Shops, Inc. under a Lease Agreement  with  a
     primary  term  of  15  years and annual rental  payments  of
     $75,905.

     During  2000,  the Partnership sold 44.4225%  of  the  Marie
     Callender's  restaurant, in five separate  transactions,  to
     unrelated third parties.  The Partnership received total net
     sale  proceeds of $853,753, which resulted in  a  total  net
     gain  of  $104,899.  The total cost and related  accumulated
     depreciation of the interests sold was $760,769 and $11,915,
     respectively.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(5)  Investments in Real Estate - (Continued)

     In  the  third quarter of 1999, the Partnership abandoned  a
     Red Line Burger property in order to avoid ongoing expenses.
     The remaining Red Line Burger property was vacant and listed
     for  sale or lease.  The Partnership recorded a real  estate
     impairment, equal to the net book value of the properties in
     1997.   On  July  5,  2000, the remaining  Red  Line  Burger
     property  was  sold  to  an  unrelated  third  party.    The
     Partnership  received  net  sale  proceeds  of  $949,  which
     resulted in a net gain of $949.  The abandonment and sale of
     the  two  properties did not have a material effect  on  the
     Partnership's cash flow or financial statements.

     On  August  2,  2000, the Media Play store was  sold  to  an
     unrelated  third party for $2,500,000.  The  sale  agreement
     required  $500,000  in  cash and a $2,000,000  contract  for
     deed,  which bore interest at 9%.  On January 16, 2001,  the
     Partnership received its share of the outstanding  principal
     and  accrued interest on the Note.  The Partnership's  share
     of  the net sale proceeds was $796,514, which resulted in  a
     net  gain  of $116,325.  At the time of sale, the  cost  and
     related accumulated depreciation was $794,267 and $114,078.

     In  December, 1998, Gulf Coast Restaurants, Inc. (GCR),  the
     lessee of the Applebee's restaurant in Covington, Louisiana,
     filed  for reorganization.  GCR continued to make the  lease
     payments  to  the Partnership under the supervision  of  the
     bankruptcy court.  A reorganization plan was accepted by the
     bankruptcy court which provides for the Lease to be  assumed
     by  GCR  and assigned to another operator who will  purchase
     the property.  The reorganization plan also provides for the
     Partnership to collect all rents outstanding under the terms
     of the Lease.  On October 25, 2000, the sale closed with the
     Partnership receiving net sale proceeds of $1,112,386, which
     resulted  in a net gain of $211,899.  At the time  of  sale,
     the cost and related accumulated depreciation was $1,099,085
     and $198,598.

     On  May 8, 2000, the Partnership purchased a 13% interest in
     a parcel of land in Austin, Texas for $169,502.  The land is
     leased to Razzoo's, Inc. (RI) under a Lease Agreement with a
     primary  term  of  15  years and annual rental  payments  of
     $15,028.   Effective October 4, 2000, the  annual  rent  was
     increased  to $17,238.  Simultaneously with the purchase  of
     the   land,  the  Partnership  entered  into  a  Development
     Financing Agreement under which the Partnership will advance
     funds to RI for the construction of a Razzoo's restaurant on
     the  site.   Through December 31, 2000, the Partnership  had
     advanced  $166,911 for the construction of the property  and
     was  charging  interest on the advances at a rate  of  8.5%.
     Effective  October 4, 2000, the interest rate was  increased
     to  9.75%.   The  Partnership's share of the total  purchase
     price, including the cost of the land, will be approximately
     $445,900.   After  the construction is complete,  the  Lease
     Agreement will be amended to require annual rental  payments
     of approximately $43,000.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(5)  Investments in Real Estate - (Continued)

     On  June  30, 2000, the Partnership purchased a 16% interest
     in  a  parcel  of land in Alpharetta, Georgia for  $253,293.
     The  land  is  leased to Razzoo's, Inc. (RI) under  a  Lease
     Agreement with a primary term of 15 years and annual  rental
     payments  of  $21,869.   Effective November  26,  2000,  the
     annual  rent was increased to $25,085.  Simultaneously  with
     the  purchase  of the land, the Partnership entered  into  a
     Development  Financing Agreement under which the Partnership
     will  advance funds to RI for the construction of a Razzoo's
     restaurant  on  the site.  Through December  31,  2000,  the
     Partnership  had  advanced $116,153 for the construction  of
     the property and was charging interest on the advances at  a
     rate  of  8.5%.  Effective November 26, 2000,  the  interest
     rate was increased to 9.75%.  The Partnership's share of the
     total  purchase price, including the cost of the land,  will
     be   approximately  $612,800.   After  the  construction  is
     complete,  the  Lease Agreement will be amended  to  require
     annual rental payments of approximately $60,000.

     On  February  2,  2001,  the  Partnership  purchased  a  52%
     interest  in  a  parcel of land in San  Antonio,  Texas  for
     $401,440.  The land is leased to Kona Restaurant Group, Inc.
     (KRG)  under  a Lease Agreement with a primary  term  of  17
     years and annual rental payments of $42,151.  Simultaneously
     with  the purchase of the land, the Partnership entered into
     a   Development   Financing  Agreement   under   which   the
     Partnership  will advance funds to KRG for the  construction
     of   a   Johnny  Carino's  restaurant  on  the  site.    The
     Partnership's  share of the total purchase price,  including
     the  cost  of  the  land, will be approximately  $1,183,000.
     After the construction is complete, the Lease Agreement will
     be   amended   to   require  annual   rental   payments   of
     approximately $124,000.

     The  Partnership owns a 2.4058% interest in  a  Taco  Cabana
     restaurant  in  Waco,  Texas,  a  3.3979%  interest  in   an
     Applebee's  restaurant  in  Aurora,  Colorado,   a   1.1054%
     interest in an Applebee's restaurant in Crestview, Kentucky,
     and a 9.0963% interest in an Applebee's restaurant in Temple
     Terrace,   Florida.   The  remaining  interests   in   these
     properties are owned by unrelated third parties, who own the
     properties with the Partnership as tenants-in-common.

     The   minimum  future  rentals  on  the  Leases  for   years
     subsequent to December 31, 2000 are as follows:

                       2001             $ 1,736,070
                       2002               1,763,500
                       2003               1,785,394
                       2004               1,814,434
                       2005               1,838,044
                       Thereafter        15,045,939
                                         -----------
                                        $ 23,983,381
                                         ===========

     There were no contingent rents recognized in 2000 or 1999.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(6)  Major Tenants -

     The following schedule presents rent revenue from individual
     tenants,   or  affiliated  groups  of  tenants,   who   each
     contributed more than ten percent of the Partnership's total
     rent revenue for the years ended December 31:

                                                 2000       1999
          Tenants             Industry

     Garden Ridge L.P.       Retail           $ 383,973   $ 383,973
     Texas Taco Cabana L.P.  Restaurant         278,719     269,947
     WCM Oregon, L.L.C.      Restaurant         254,610     246,000
                                               ---------   ---------

     Aggregate rent revenue of major tenants  $ 917,302   $ 899,920
                                               =========   =========

     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue              49%         48%
                                               =========   =========

(7)  Partners' Capital -

     Cash  distributions of $16,080 and $15,922 were made to  the
     General Partners and $1,511,527 and $1,499,044 were made  to
     the  Limited Partners for the years ended December 31,  2000
     and 1999, respectively.  The Limited Partners' distributions
     represent  $73.31  and $72.28 per Limited  Partnership  Unit
     outstanding  using 20,619 and 20,739 weighted average  Units
     in 2000 and 1999, respectively.  The distributions represent
     $73.31 and $69.22 per Unit of Net Income and $-0- and  $3.06
     per  Unit of return of contributed capital in 2000 and 1999,
     respectively.

     Distributions  of  Net  Cash Flow to  the  General  Partners
     during  2000  and  1999  were subordinated  to  the  Limited
     Partners  as  required in the Partnership Agreement.   As  a
     result,  99%  of distributions and income were allocated  to
     the Limited Partners and 1% to the General Partners.

     The  Partnership may acquire Units from Limited Partners who
     have tendered their Units to the Partnership. Such Units may
     be acquired at a discount.  The Partnership is not obligated
     to  purchase in any year more than 5% of the number of Units
     outstanding at the beginning of the year.  In no event shall
     the  Partnership be obligated to purchase Units if,  in  the
     sole  discretion  of  the  Managing  General  Partner,  such
     purchase  would  impair  the capital  or  operation  of  the
     Partnership.

     During  2000, fifteen Limited Partners redeemed a  total  of
     128.5  Partnership Units for $80,384 in accordance with  the
     Partnership Agreement.  The Partnership acquired these Units
     using  Net Cash Flow from operations.  In 1999, nine Limited
     Partners  redeemed  a total of 116.5 Partnership  Units  for
     $77,316.   The  redemptions increase the  remaining  Limited
     Partners' ownership interest in the Partnership.


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(7)  Partners' Capital - (Continued)

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as defined in the Partnership  Agreement,  is
     $973.93 per original $1,000 invested.

(8)  Income Taxes -

     The   following  is  a  reconciliation  of  net  income  for
     financial reporting purposes to income reported for  federal
     income tax purposes for the years ended December 31:

                                               2000         1999

     Net Income for Financial
      Reporting Purposes                    $1,757,699   $1,528,383

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                        30,480       10,621

     Amortization of Start-Up and
      Organization Costs                             0       (1,869)

     Gain on Sale of Real Estate for
      Tax Purposes Under Gain
      for Financial Reporting Purposes        (801,666)    (230,373)
                                             -----------  -----------
           Taxable Income to Partners       $  986,513   $1,306,762
                                             ===========  ===========


   AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2000 AND 1999

(8)  Income Taxes - (Continued)

     The  following is a reconciliation of Partners' capital  for
     financial  reporting purposes to Partners' capital  reported
     for federal income tax purposes for the years ended December
     31:

                                                2000          1999

     Partners' Capital for
       Financial  Reporting Purposes        $15,004,055    $14,854,347

     Adjusted Tax Basis of Investments
      in Real Estate Over Net Investments
      in Real Estate for Financial
      Reporting Purposes                         60,011        831,198

     Capitalized Start-Up Costs
      Under Section 195                         258,641        258,641

     Amortization of Start-Up and
      Organization Costs                       (264,641)      (264,641)

     Organization and Syndication Costs
      Treated as Reduction of Capital
      For Financial Reporting Purposes        3,018,278      3,018,278
                                             -----------    -----------
           Partners' Capital for
               Tax  Reporting Purposes      $18,076,344    $18,697,823
                                             ===========    ===========

(9)  Fair Value of Financial Instruments -

     The estimated fair values of the financial instruments, none
     of  which are held for trading purposes, for the years ended
     December 31:

                                    2000                   1999
                           Carrying      Fair     Carrying      Fair
                            Amount       Value     Amount       Value

     Cash                 $      572  $      572   $     706  $     706
     Money Market Funds    2,341,110   2,341,110     835,126    835,126
                           ----------  ----------   ---------  ---------
       Total Cash and
         Cash Equivalents $2,341,682  $2,341,682   $ 835,832  $ 835,832
                           ==========  ==========   =========  =========

ITEM 8. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
        ACCOUNTING AND FINANCIAL DISCLOSURE.

       None.


                            PART III

ITEM 9. DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL
        PERSONS;  COMPLIANCE WITH SECTION 16(a) OF  THE  EXCHANGE
        ACT.

        The  registrant  is  a  limited partnership  and  has  no
officers,  directors, or direct employees.  The General  Partners
of  the  registrant are Robert P. Johnson and AFM.   The  General
Partners  manage and control the Partnership's affairs  and  have
general  responsibility and the ultimate authority in all matters
affecting the Partnership's business.  The director and  officers
of AFM are as follows:

        Robert  P.  Johnson, age 56, is Chief Executive  Officer,
President  and  Director and has held these positions  since  the
formation  of  AFM in September, 1990, and has  been  elected  to
continue in these positions until December, 2001.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities,  Inc.,  which is registered with the  Securities  and
Exchange Commission as a securities broker-dealer, is a member of
the  National Association of Securities Dealers, Inc. (NASD)  and
is  a  member  of  the Security Investors Protection  Corporation
(SIPC).   Mr.  Johnson has been president,  a  director  and  the
principal shareholder of AEI Fund Management, Inc., a real estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in fifteen limited partnerships.

        Mark  E.  Larson,  age 48, is Executive  Vice  President,
Treasurer  and  Chief  Financial  Officer  and  has  held   these
positions since the formation of AFM in September, 1990, and  has
been elected to continue in these positions until December, 2001.
In January, 1993, Mr. Larson was elected to serve as Secretary of
AFM  and will continue to serve until December, 2001.  Mr. Larson
has  been  employed by AEI Fund Management, Inc.  and  affiliated
entities  since  1985.  From 1979 to 1985, Mr.  Larson  was  with
Apache  Corporation as manager of Program Accounting  responsible
for  the  accounting  and  reports for  approximately  46  public
partnerships.   Mr.  Larson is responsible  for  supervising  the
accounting functions of AFM and the registrant.

ITEM 10.  EXECUTIVE COMPENSATION.

        The General Partner and affiliates are reimbursed at cost
for  all  services performed on behalf of the registrant and  for
all  third party expenses paid on behalf of the registrant.   The
cost for services performed on behalf of the registrant is actual
time  spent  performing such services plus  an  overhead  burden.
These  services include organizing the registrant  and  arranging
for  the  offer  and  sale  of Units,  reviewing  properties  for
acquisition and rendering administrative and management services.

ITEM 11. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
         MANAGEMENT.

        The following table sets forth information pertaining  to
the   ownership  of  the  Units  by  each  person  known  by  the
Partnership to beneficially own 5% or more of the Units, by  each
General  Partner, and by each officer or director of the Managing
General Partner as of February 28, 2001:

     Name and Address                   Number of     Percent
   of Beneficial Owner                  Units Held    of Class

   AEI Fund Management XIX, Inc.            0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Robert P. Johnson                       5.12          *
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Mark E. Larson                           0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   *  Less than 1%

The  persons  set forth in the preceding table hold  sole  voting
power  and power of disposition with respect to all of the  Units
set forth opposite their names.  The General Partners know of  no
holders of more than 5% of the outstanding Units.

ITEM 12.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the General Partner of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations set forth in the Limited Partnership Agreement of the
registrant.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  General Partners or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2000.

Person or Entity                                  Amount Incurred From
 Receiving                Form and Method      Inception (September 14, 1990)
Compensation              of Compensation          To December 31, 2000

AEI Securities, Inc.   Selling Commissions equal          $2,115,193
                       to 7% of proceeds plus a 3%
                       nonaccountable expense allowance,
                       most of which was reallowed to
                       Participating Dealers.

General Partners and   Reimbursement at Cost for other    $  903,786
Affiliates             Organization and Offering Costs.

General Partners and   Reimbursement at Cost for all      $  546,573
                       Acquisition Expenses

ITEM   12.    CERTAIN  RELATIONSHIPS  AND  RELATED  TRANSACTIONS.
(Continued)

Person or Entity                                  Amount Incurred From
 Receiving                Form and Method      Inception (September 14, 1990)
Compensation              of Compensation          To December 31, 2000

General Partners and   Reimbursement at Cost for all      $2,358,625
Affiliates             Administrative Expenses
                       attributable to the Fund, including
                       all expenses related to management
                       of the Fund's properties and all
                       other transfer agency, reporting,
                       partner relations and other
                       administrative functions.

General Partners and   Reimbursement at Cost for all      $  615,742
Affiliates             expenses related to the
                       disposition of the Fund's
                       properties.

General Partners       1% of Net Cash Flow in any fiscal  $  144,892
                       year until the Limited Partners
                       have received annual, non-cumulative
                       distributions of Net Cash Flow  equal
                       to 10% of their Adjusted Capital
                       Contributions and 10% of any
                       remaining Net Cash Flow in such
                       fiscal year.

General Partners       1% of distributions of Net         $   11,758
                       Proceeds of Sale until Limited
                       Partners have received an amount
                       equal to (a) their Adjusted
                       Capital Contributions,  plus
                       (b) an amount equal to 12% of
                       their Adjusted Capital Contributions
                       per annum, cumulative but not
                       compounded, to the extent not
                       previously distributed.
                       10%  of  distributions of Net
                       Proceeds of Sale there-after.

        The  limitations  included in the  Partnership  Agreement
require   that  the  cumulative  reimbursements  to  the  General
Partners  and  their affiliates for administrative  expenses  not
allowed under the NASAA Guidelines ("Guidelines") will not exceed
the  sum of (i) the front-end fees allowed by the Guidelines less
the  front-end fees paid, (ii) the cumulative property management
fees  allowed  but  not  paid, (iii) any real  estate  commission
allowed under the Guidelines, and (iv) 10% of Net Cash Flow  less
the  Net Cash Flow actually distributed.  The reimbursements  not
allowed  under  the  Guidelines include  a  controlling  person's
salary  and  fringe  benefits,  rent  and  depreciation.   As  of
December  31, 2000, the cumulative reimbursements to the  General
Partners and their affiliates did not exceed these amounts.


                             PART IV

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.

          A. Exhibits -
                                Description

3.1   Certificate  of  Limited Partnership  (incorporated  by
      reference  to  Exhibit  3.1 of the registrant's  Registration
      Statement  on Form S-11 filed on October 10, 1990  [File  No.
      33-37239]).

3.2   Limited   Partnership   Agreement   (incorporated   by
      reference  to  Exhibit  3.2 of the registrant's  Registration
      Statement  on Form S-11 filed on October 10, 1990  [File  No.
      33-37239]).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

          A.   Exhibits -
                                Description

10.1  Net  Lease Agreement dated March 16, 1992  between  the
      Partnership  and Taco Cabana, Inc. relating to  the  property
      at  6040  Bandera  Road, San Antonio, Texas (incorporated  by
      reference to Exhibit 10.1 of Post-Effective Amendment  No.  1
      to  the  registrant's  Registration Statement  on  Form  S-11
      filed on June 15, 1992 [File No. 33-37239]).

10.2  Net  Lease  Agreement dated July 31, 1991  between  the
      Partnership  and Taco Cabana, Inc. relating to  the  property
      at  700  North Loop West IH-610, Houston, Texas (incorporated
      by  reference to Exhibit 10.2 of Post-Effective Amendment No.
      1  to  the  registrant's Registration Statement on Form  S-11
      filed on June 15, 1992 [File No. 33-37239]).

10.3  Net  Lease  Agreement dated May  1,  1992  between  the
      Partnership  and Taco Cabana, Inc. relating to  the  property
      at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
      reference to Exhibit 10.3 of Post-Effective Amendment  No.  1
      to  the  registrant's  Registration Statement  on  Form  S-11
      filed on June 15, 1992 [File No. 33-37239]).

10.4  Net Lease Agreement dated December 22, 1992 between  the
      Partnership  and RCI West, Inc. relating to the  property  at
      East  Iliff  Avenue  and Blackhawk Street,  Aurora,  Colorado
      (incorporated  by  reference to Exhibit  10.6  of  Form  10-K
      filed on March 29, 1993).

10.5  Co-Tenancy  Agreement dated December 30,  1992  between
      the  Partnership and Bruce R. Logan relating to the  property
      at  East  Iliff Avenue and Blackhawk Street, Aurora, Colorado
      (incorporated  by  reference to Exhibit  10.7  of  Form  10-K
      filed on March 29, 1993).

10.6  Co-Tenancy Agreement dated January 28, 1993 between  the
      Partnership and Frederick G. and Nicole A. Hamer relating  to
      the  property  at  East  Iliff Avenue and  Blackhawk  Street,
      Aurora,  Colorado (incorporated by reference to Exhibit  10.8
      of Form 10-K filed on March 29, 1993).

10.7  Net  Lease Agreement dated April 14, 1993  between  the
      Partnership  and Apple Partners Limited Partnership  relating
      to  the  property at 9041-E Watson Road, Crestwood,  Missouri
      (incorporated  by  reference to Exhibit 10.18  of  Form  10-K
      filed on March 29, 1994).

10.8  Co-Tenancy Agreement dated April 29, 1993  between  the
      Partnership  and Charles Kimball relating to the property  at
      825  South 6th Street, Waco, Texas (incorporated by reference
      to Exhibit 10.19 of Form 10-K filed on March 29, 1994).

10.9  Net  Lease  Agreement dated June 15, 1993  between  the
      Partnership  and  Thomas  and  King,  Inc.  relating  to  the
      property  at  Turkeyfoot at I-275, Crestview Hills,  Kentucky
      (incorporated  by  reference to Exhibit 10.20  of  Form  10-K
      filed on March 29, 1994).

10.10 Net  Lease Agreement dated June 16,  1993  between
      the  Partnership and JB's Restaurants, Inc. relating  to  the
      property   at   330   South  Wilmot  Road,  Tucson,   Arizona
      (incorporated  by  reference to Exhibit 10.21  of  Form  10-K
      filed on March 29, 1994).

10.11 Net  Lease  Agreement  dated  September  30,  1993
      between  the  Partnership and Casual Restaurant Concepts  II,
      Inc.  relating  to  the  property at  Terrace  Walk  Shopping
      Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
      Florida  (incorporated by reference to Exhibit 10.28 of  Form
      10-K filed on March 29, 1994).

10.12 Net Lease Agreement dated December 2, 1993 between
      the   Partnership  and  Apple  Partners  Limited  Partnership
      relating   to  the  property  at  1220  N.W.  185th   Avenue,
      Beaverton,  Oregon  (incorporated  by  reference  to  Exhibit
      10.31 of Form 10-K filed on March 29, 1994).

10.13 Co-Tenancy  Agreement  dated  January  11,   1994
      between  the Partnership and the Lee Revocable Trust relating
      to  the  property at Terrace Walk Shopping Plaza, 56th Street
      and  Fowler Avenue, Temple Terrace, Florida (incorporated  by
      reference  to Exhibit 10.32 of Form 10-K filed on  March  29,
      1994).

10.14 Co-Tenancy Agreement dated March 31, 1994  between
      the   Partnership  and  Robert  E.  Miller  relating  to  the
      property at 5779 East Fowler Avenue, Temple Terrace,  Florida
      (incorporated  by reference to Exhibit 10.30 of  Form  10-KSB
      filed on March 30, 1995).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

          A.   Exhibits -
                              Description

10.15 Amendment to Co-Tenancy Agreement dated  April  8,
      1994  between the Partnership and Bruce R. Logan relating  to
      the  property  at  East  Iliff Avenue and  Blackhawk  Street,
      Aurora, Colorado (incorporated by reference to Exhibit  10.31
      of Form 10-KSB filed on March 30, 1995).

10.16 Net  Lease Agreement dated April 28, 1994  between
      the Partnership and Apple Investment Group, Inc. relating  to
      the  property  at  Bear Valley Road and  Apple  Valley  Road,
      Apple  Valley,  California  (incorporated  by  reference   to
      Exhibit 10.33 of Form 10-KSB filed on March 30, 1995).

10.17 Co-Tenancy  Agreement dated May 25,  1994  between
      the   Partnership  and  the  Tilson  Trust  relating  to  the
      property  at  30 Crestview Hills Mall Road, Crestview  Hills,
      Kentucky (incorporated by reference to Exhibit 10.36 of  Form
      10-KSB filed on March 30, 1995).

10.18 Co-Tenancy Agreement dated June 27,  1994  between
      the  Partnership and Bruce R. Logan relating to the  property
      at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
      reference to Exhibit 10.40 of Form 10-KSB filed on March  30,
      1995).

10.19 Co-Tenancy Agreement dated July  7,  1994  between
      the  Partnership and Richard Bagot relating to  the  property
      at  825  South  6th  Street,  Waco,  Texas  (incorporated  by
      reference to Exhibit 10.43 of Form 10-KSB filed on March  30,
      1995).

10.20 Co-Tenancy Agreement dated July 15,  1994  between
      the  Partnership and Richard Bagot relating to  the  property
      at  30  Crestview Hills Mall Road, Crestview Hills,  Kentucky
      (incorporated  by reference to Exhibit 10.44 of  Form  10-KSB
      filed on March 30, 1995).

10.21 Co-Tenancy  Agreement  dated  September  9,   1994
      between  the  Partnership and Patricia J. Grant  relating  to
      the  property  at  East  Iliff Avenue and  Blackhawk  Street,
      Aurora, Colorado (incorporated by reference to Exhibit  10.48
      of Form 10-KSB filed on March 30, 1995).

10.22 Co-Tenancy  Agreement  dated  September  9,   1994
      between   the  Partnership  and  The  Potloff  Living   Trust
      relating  to  the property at 30 Crestview Hills  Mall  Road,
      Crestview  Hills,  Kentucky  (incorporated  by  reference  to
      Exhibit 10.49 of Form 10-KSB filed on March 30, 1995).

10.23 Co-Tenancy  Agreement  dated  January  12,   1994
      between  the  Partnership and the  William  W.  and  Jean  E.
      Herich  Family Trust relating to the property  at  825  South
      6th  Street,  Waco,  Texas  (incorporated  by  reference   to
      Exhibit 10.52 of Form 10-KSB filed on March 30, 1995).

10.24 Property  Co-Tenancy  Ownership  Agreement  dated
      March  31,  1995 between the Partnership and The  William  W.
      and  Jean E. Herich Family Trust relating to the property  at
      East  Iliff  Avenue  and Blackhawk Street,  Aurora,  Colorado
      (incorporated  by reference to Exhibit 10.49 of  Form  10-KSB
      filed on March 21, 1996).

10.25 Property Co-Tenancy Ownership Agreement dated  June
      15,  1995  between  the  Partnership  and  Scott  L.  Skogman
      relating  to the property at East Iliff Avenue and  Blackhawk
      Street,  Aurora,  Colorado  (incorporated  by  reference   to
      Exhibit 10.54 of Form 10-KSB filed on March 21, 1996).

10.26 Property Co-Tenancy Ownership Agreement dated  June
      16,  1995  between  the  Partnership  and  Scott  L.  Skogman
      relating  to  the  property at 825 South  6th  Street,  Waco,
      Texas (incorporated by reference to Exhibit 10.55 of Form 10-
      KSB filed on March 21, 1996).

10.27 Property Co-Tenancy Ownership Agreement dated  June
      16,   1995  between  the  Partnership  and  Frank  P.  Scalzo
      relating  to the property at East Iliff Avenue and  Blackhawk
      Street,  Aurora,  Colorado  (incorporated  by  reference   to
      Exhibit 10.56 of Form 10-KSB filed on March 21, 1996).

10.28 Property Co-Tenancy Ownership Agreement dated  July
      14,  1995  between the Partnership and Menzel Polzin Partners
      relating  to  the property at 30 Crestview Hills  Mall  Road,
      Crestview  Hills,  Kentucky  (incorporated  by  reference  to
      Exhibit 10.58 of Form 10-KSB filed on March 21, 1996).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

          A. Exhibits -
                                Description

10.29 Property  Co-Tenancy  Ownership  Agreement  dated
      September  28, 1995 between the Partnership and  Patricia  S.
      Marshall  relating to the property at Terrace  Walk  Shopping
      Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
      Florida  (incorporated by reference to Exhibit 10.61 of  Form
      10-KSB filed on March 21, 1996).

10.30 Property  Co-Tenancy  Ownership  Agreement  dated
      December 7, 1995 between the Partnership and The Joan  Koller
      Trust  relating  to  the  property at Terrace  Walk  Shopping
      Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
      Florida  (incorporated by reference to Exhibit 10.66 of  Form
      10-KSB filed on March 21, 1996).

10.31 Property  Co-Tenancy  Ownership  Agreement  dated
      December 8, 1995 between the Partnership and The Joan  Koller
      Trust  relating  to the property at 30 Crestview  Hills  Mall
      Road,  Crestview Hills, Kentucky (incorporated  by  reference
      to Exhibit 10.67 of Form 10-KSB filed on March 21, 1996).

10.32 Property  Co-Tenancy  Ownership  Agreement  dated
      December  8,  1995 between the Partnership and The  Nicoletta
      Trust  relating  to the property at 30 Crestview  Hills  Mall
      Road,  Crestview Hills, Kentucky (incorporated  by  reference
      to Exhibit 10.68 of Form 10-KSB filed on March 21, 1996).

10.33 Net Lease Agreement dated August 2, 1995,  between
      TKC  X,  LLC and Garden Ridge, Inc. relating to the  property
      at  11415  Carolina Place Parkway, Pineville, North  Carolina
      (incorporated by reference to Exhibit 10.1 of Form 8-K  filed
      on April 10, 1996).

10.34 First Amendment to Lease Agreement dated March  1,
      1996  between TKC X, LLC and Garden Ridge, L.P.  relating  to
      the  property  at  11415 Carolina Place  Parkway,  Pineville,
      North Carolina (incorporated by reference to Exhibit 10.3  of
      Form 8-K filed on April 10, 1996).

10.35 Assignment and Assumption of Lease dated March  28,
      1996  between the Partnership, AEI Income & Growth  Fund  XXI
      Limited  Partnership, AEI Net Lease Income & Growth  Fund  XX
      Limited  Partnership, and TKC X, LLC relating to the property
      at  11415  Carolina Place Parkway, Pineville, North  Carolina
      (incorporated by reference to Exhibit 10.4 of Form 8-K  filed
      on April 10, 1996).

10.36 Property  Co-Tenancy  Ownership  Agreement  dated
      April  5,  1996 between the Partnership, Larry Z.  White  and
      Mary  J.  White relating to the property at 330 South  Wilmot
      Road,  Tucson, Arizona (incorporated by reference to  Exhibit
      10.2 of Form 10-QSB filed on May 13, 1996).

10.37 Property  Co-Tenancy  Ownership  Agreement  dated
      April  26, 1996 between the Partnership and the Gummersheimer
      Living  Trust relating to the property at 30 Crestview  Hills
      Mall   Road,  Crestview  Hills,  Kentucky  (incorporated   by
      reference  to Exhibit 10.4 of Form 10-QSB filed  on  May  13,
      1996).

10.38 Property Co-Tenancy Ownership Agreement dated  May
      15,   1996  between  the  Partnership  and  Marshall  Kilduff
      relating  to  the property at 30 Crestview Hills  Mall  Road,
      Crestview  Hills,  Kentucky  (incorporated  by  reference  to
      Exhibit 10.2 of Form 10-QSB filed on August 12, 1996).

10.39 Property Co-Tenancy Ownership Agreement dated  June
      7,  1996  between  the  Partnership  and  Janet  Y.  Thompson
      relating  to  the  property at Terrace Walk  Shopping  Plaza,
      56th  Street  and  Fowler  Avenue,  Temple  Terrace,  Florida
      (incorporated  by reference to Exhibit 10.4  of  Form  10-QSB
      filed on August 12, 1996).

10.40 Property  Co-Tenancy  Ownership  Agreement  dated
      October  17, 1996 between the Partnership and Mark A.  Benson
      Living  Trust relating to the property at 30 Crestview  Hills
      Mall   Road,  Crestview  Hills,  Kentucky  (incorporated   by
      reference  to Exhibit 10.2 of Form 10-QSB filed  on  November
      14, 1996).

10.41 Property Co-Tenancy Agreement dated  November  15,
      1996  between  the Partnership and Teresa E. and  William  H.
      Balster  relating  to the property at Terrace  Walk  Shopping
      Plaza,   56th  Street  and  Fowler  Avenue,  Temple  Terrace,
      Florida  (incorporated by reference to Exhibit 10.91 of  Form
      10-KSB filed on March 26, 1997).

10.42 Property  Co-Tenancy  Ownership  Agreement  dated
      January 2, 1997 between the Partnership and William E.  Mason
      and  Hazel  Mason  relating to the property at  Terrace  Walk
      Shopping  Plaza,  56th  Street  and  Fowler  Avenue,   Temple
      Terrace, Florida (incorporated by reference to Exhibit  10.93
      of Form 10-KSB filed on March 26, 1997).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A. (Continued)

          A. Exhibits -
                               Description

10.43 Net  Lease  Agreement  dated  December  18,   1997
      between  the  Partnership and Party  City  of  Atlanta,  Inc.
      relating   to  the  property  at  679  Dawsonville   Highway,
      Gainesville,  Georgia (incorporated by reference  to  Exhibit
      10.60 of Form 10-KSB filed on March 23, 1998).

10.44 Net  Lease  Agreement  dated  December  23,   1997
      between  the  Partnership, AEI Real Estate  Fund  XV  Limited
      Partnership,  AEI Real Estate Fund XVIII Limited Partnership,
      AEI  Real  Estate Fund XVII Limited Partnership  and  Champps
      Entertainment, Inc. relating to the property at 301 West  Big
      Beaver  Road,  Troy, Michigan (incorporated by  reference  to
      Exhibit 10.62 of Form 10-KSB filed on March 23, 1998).

10.45 Net  Lease Agreement dated April 13, 1998  between
      the   Partnership,  AEI  Real  Estate  Fund   XVIII   Limited
      Partnership, Robert P. Johnson, and Tumbleweed, LLC  relating
      to  the  property  at 1150 North Bridge Street,  Chillicothe,
      Ohio  (incorporated by reference to Exhibit 10.2 of Form  10-
      QSB filed on May 12, 1998).

10.46 First  Amendment  to  Net  Lease  Agreement  dated
      September  3, 1998 between the Partnership, AEI  Real  Estate
      Fund  XVII  Limited Partnership, AEI Real Estate  Fund  XVIII
      Limited   Partnership,  AEI  Real  Estate  Fund  XV   Limited
      Partnership and Champps Entertainment, Inc. relating  to  the
      property   at  301  West  Big  Beaver  Road,  Troy,  Michigan
      (incorporated  by reference to Exhibit 10.1  of  Form  10-QSB
      filed on November 9, 1998).

10.47 First  Amendment  to  Net  Lease  Agreement  dated
      November  20, 1998 between the Partnership, AEI  Real  Estate
      Fund  XVIII  Limited  Partnership,  Robert  P.  Johnson   and
      Tumbleweed,  LLC  relating  to the  property  at  1150  North
      Bridge  Street, Chillicothe, Ohio (incorporated by  reference
      to Exhibit 10.53 of Form 10-KSB filed on March 12, 1999).

10.48 First  Amendment  to  Net  Lease  Agreement  dated
      December  28, 1998 between the Partnership, AEI  Real  Estate
      Fund  XVIII Limited Partnership and Tumbleweed, LLC  relating
      to  the  property at 6959 East Broad Street,  Columbus,  Ohio
      (incorporated  by reference to Exhibit 10.55 of  Form  10-KSB
      filed on March 12, 1999).

10.49 Purchase Agreement dated February 27, 1999 between
      the   Partnership,  AEI  Real  Estate  Fund   XVIII   Limited
      Partnership  and  Terry  Harsha, Sr.  and  Janet  Sue  Harsha
      relating  to  the property at 330 South Wilmot Road,  Tucson,
      Arizona  (incorporated by reference to Exhibit 10.1  of  Form
      10-QSB filed on May 7, 1999).

10.50 Property  Co-Tenancy  Ownership  Agreement  dated
      March  5, 1999 between the Partnership, AEI Real Estate  Fund
      XVIII  Limited  Partnership and Terry Harsha, Sr.  and  Janet
      Sue  Harsha  relating  to the property at  330  South  Wilmot
      Road,  Tucson, Arizona (incorporated by reference to  Exhibit
      10.2 of Form 10-QSB filed on May 7, 1999).

10.51 Purchase  Agreement dated March 25,  1999  between
      the  Partnership and the Eugene M. Hamilton Family  Revocable
      Trust  relating  to  the property at 330 South  Wilmot  Road,
      Tucson,  Arizona (incorporated by reference to  Exhibit  10.3
      of Form 10-QSB filed on May 7, 1999).

10.52 Purchase  Agreement dated March 25,  1999  between
      the  Partnership  and  the  Tom  S.  Obata  relating  to  the
      property   at   330   South  Wilmot  Road,  Tucson,   Arizona
      (incorporated  by reference to Exhibit 10.4  of  Form  10-QSB
      filed on May 7, 1999).

10.53 Property  Co-Tenancy  Ownership  Agreement  dated
      March  29,  1999 between the Partnership and  the  Eugene  M.
      Hamilton  Family Revocable Trust relating to the property  at
      330  South  Wilmot  Road,  Tucson, Arizona  (incorporated  by
      reference  to  Exhibit 10.5 of Form 10-QSB filed  on  May  7,
      1999).

10.54 Property  Co-Tenancy  Ownership  Agreement  dated
      March  31,  1999  between the Partnership and  Tom  S.  Obata
      relating  to  the property at 300 South Wilmot Road,  Tucson,
      Arizona  (incorporated by reference to Exhibit 10.6  of  Form
      10-QSB filed on May 7, 1999).

10.55 Purchase Agreement dated June 1, 1999 between  the
      Partnership  and John F. Comer & Kitty R. Comer  relating  to
      the  property  at  330  South Wilmot  Road,  Tucson,  Arizona
      (incorporated  by reference to Exhibit 10.1  of  Form  10-QSB
      filed on July 30, 1999).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.  (Continued)

          A. Exhibits -
                             Description

10.56 Sale   and   Purchase   Agreement   and   Escrow
      Instructions dated June 2, 1999 between AEI Fund  Management,
      Inc.  and  Marie  Callender Pie Shops, Inc. relating  to  the
      property  at  530  North Stephanie Street, Henderson,  Nevada
      (incorporated  by reference to Exhibit 10.2  of  Form  10-QSB
      filed on July 30, 1999).

10.57 Property Co-Tenancy Ownership Agreement dated  June
      17,  1999 between the Partnership and John F. Comer and Kitty
      R.  Comer relating to the property at 330 South Wilmot  Road,
      Tucson,  Arizona (incorporated by reference to  Exhibit  10.3
      of Form 10-QSB filed on July 30, 1999).

10.58 First Amendment to Sale and Purchase Agreement  and
      Escrow  Instructions  dated July 8,  1999  between  AEI  Fund
      Management,   Inc.  and  Marie  Callender  Pie  Shops,   Inc.
      relating  to  the  property at 530  North  Stephanie  Street,
      Henderson, Nevada (incorporated by reference to Exhibit  10.4
      of Form 10-QSB filed on July 30, 1999).

10.59 Assignment  of  Purchase and  Sale  Agreement  and
      Escrow   Instructions  dated  July  23,  1999   between   the
      Partnership,   AEI   Income  &  Growth  Fund   XXII   Limited
      Partnership   and  AEI  Fund  Management,  Inc.   and   Marie
      Callender  Pie  Shops, Inc. relating to the property  at  530
      North  Stephanie  Street, Henderson, Nevada (incorporated  by
      reference  to Exhibit 10.5 of Form 10-QSB filed on  July  30,
      1999).

10.60 Lease  Agreement dated September 28, 1999  between
      the  Partnership,  AEI  Income &  Growth  Fund  XXII  Limited
      Partnership  and Marie Callender Pie Shops, Inc. relating  to
      the  property  at  530  North  Stephanie  Street,  Henderson,
      Nevada (incorporated by reference to Exhibit 10.1 of Form 10-
      QSB filed on November 8, 1999).

10.61 Development Financing Agreement dated May 8,  2000
      between  the  Partnership, AEI Real Estate  Fund  XV  Limited
      Partnership,  AEI Real Estate Fund XVII Limited  Partnership,
      AEI  Income  &  Growth  Fund  XXII  Limited  Partnership  and
      Razzoo's  Inc.  relating to the property  at  11617  Research
      Boulevard,  Austin,  Texas.  (incorporated  by  reference  to
      Exhibit 10.1 of Form 10-QSB filed on August 2, 2000).

10.62 Net Lease Agreement dated May 8, 2000 between  the
      Partnership,  AEI  Real Estate Fund XV  Limited  Partnership,
      AEI  Real Estate Fund XVII Limited Partnership, AEI Income  &
      Growth  Fund  XXII  Limited Partnership  and  Razzoo's,  Inc.
      relating   to  the  property  at  11617  Research  Boulevard,
      Austin,  Texas (incorporated by reference to Exhibit 10.2  of
      Form 10-QSB filed on August 2, 2000).

10.63 Purchase Agreement dated June 1, 2000, between  the
      Partnership,   AEI   Income  &  Growth  Fund   XXII   Limited
      Partnership  and Grace Noltensmeier relating to the  property
      at    530   North   Stephanie   Street,   Henderson,   Nevada
      (incorporated  by reference to Exhibit 10.3  of  Form  10-QSB
      filed on August 2, 2000).

10.64 Property Co-Tenancy Ownership Agreement dated  June
      14,  2000  between  the  Partnership and  Grace  Noltensmeier
      relating  to  the  property at 530  North  Stephanie  Street,
      Henderson, Nevada (incorporated by reference to Exhibit  10.4
      of Form 10-QSB filed on August 2, 2000).

10.65 Purchase Agreement dated June 12, 2000 between  the
      Partnership,  AEI Net Lease Income & Growth Fund  XX  Limited
      Partnership,   AEI   Income  &  Growth   Fund   XXI   Limited
      Partnership  and MAH Properties LLC relating to the  property
      at   7370   W.   153rd   Street,  Apple   Valley,   Minnesota
      (incorporated  by reference to Exhibit 10.5  of  Form  10-QSB
      filed on August 2, 2000).

10.66 Purchase Agreement dated June 19, 2000 between  the
      Partnership  and  Judith K. Westphal Trust  relating  to  the
      property  at  530  North Stephanie Street, Henderson,  Nevada
      (incorporated  by reference to Exhibit 10.6  of  Form  10-QSB
      filed on August 2, 2000).

10.67 Property Co-Tenancy Ownership Agreement dated  June
      23,  2000  between  the Partnership and  Judith  K.  Westphal
      Trust  relating  to  the  property  at  530  North  Stephanie
      Street,  Henderson,  Nevada  (incorporated  by  reference  to
      Exhibit 10.7 of Form 10-QSB filed on August 2, 2000).

10.68 Development  Financing Agreement  dated  June  30,
      2000  between  the  Partnership, AEI Real Estate  Fund  XVIII
      Limited  Partnership, AEI Income & Growth Fund  23  LLC,  AEI
      Private  Net  Lease Millennium Fund Limited  Partnership  and
      Razzoo's,  Inc. relating to the property at 5970 North  Point
      Parkway,  Alpharetta, Georgia (incorporated by  reference  to
      Exhibit 10.8 of Form 10-QSB filed on August 2, 2000).

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K AND 8-K/A.  (Continued)

          A. Exhibits -
                             Description

10.69 Net  Lease Agreement dated June 30,  2000  between
      the   Partnership,  AEI  Real  Estate  Fund   XVIII   Limited
      Partnership,  AEI  Income & Growth Fund 23 LLC,  AEI  Private
      Net  Lease  Millennium Fund Limited Partnership and Razzoo's,
      Inc.  relating  to the property at 5970 North Point  Parkway,
      Alpharetta,  Georgia  (incorporated by reference  to  Exhibit
      10.9 of Form 10-QSB filed on August 2, 2000).

10.70 Purchase Agreement dated July 18, 2000 between  the
      Partnership  and  The  Charles  M.  and  Judith  K.  Westfahl
      Community  Trust  relating  to  the  property  at  530  North
      Stephanie   Street,   Henderson,  Nevada   (incorporated   by
      reference to Exhibit 10.10 of Form 10-QSB filed on August  2,
      2000).

10.71 Property Co-Tenancy Ownership Agreement dated  July
      24,  2000  between  the Partnership and The  Charles  M.  and
      Judith  K. Westfahl Community Trust relating to the  property
      at    530   North   Stephanie   Street,   Henderson,   Nevada
      (incorporated  by reference to Exhibit 10.11 of  Form  10-QSB
      filed on August 2, 2000).

10.72 Purchase  Agreement dated July 10,  2000,  between
      the  Partnership,  AEI  Income &  Growth  Fund  XXII  Limited
      Partnership   and   Shigemi  Miya  Family  Protection   Trust
      relating  to  the  property at 530  North  Stephanie  Street,
      Henderson, Nevada (incorporated by reference to Exhibit  10.1
      of Form 10-QSB filed on November 7, 2000).

10.73 Purchase Agreement dated August 10,  2000  between
      the  Partnership and Cheeseman Family Revocable Living  Trust
      relating  to  the  property at 530  North  Stephanie  Street,
      Henderson, Nevada (incorporated by reference to Exhibit  10.2
      of Form 10-QSB filed on November 7, 2000).

10.74 Property  Co-Tenancy  Ownership  Agreement  dated
      August  21, 2000 between the Partnership and Cheeseman Family
      Revocable Living Trust relating to the property at 530  North
      Stephanie   Street,   Henderson,  Nevada   (incorporated   by
      reference  to Exhibit 10.3 of Form 10-QSB filed  on  November
      7, 2000).

10.75 Property  Co-Tenancy  Ownership  Agreement  dated
      August  21,  2000  between the Partnership and  Shigemi  Miya
      Family  Protection  Trust relating to  the  property  at  530
      North  Stephanie  Street, Henderson, Nevada (incorporated  by
      reference  to Exhibit 10.4 of Form 10-QSB filed  on  November
      7, 2000).

10.76 Asset Purchase Agreement dated September 18,  2000
      between  the Partnership and Southern River Restaurants,  LLC
      relating  to the property at Highway 190 and I-12, Covington,
      Louisiana (incorporated by reference to Exhibit 10.5 of  Form
      10-QSB filed on November 7, 2000).

10.77 Development Financing Agreement dated February  2,
      2001  between  the Partnership, AEI Income & Growth  Fund  23
      LLC  and Kona Restaurant Group, Inc. relating to the property
      at 11719 Bandera Road, San Antonio, Texas.

10.78 Net Lease Agreement dated February 2, 2001 between
      the  Partnership, AEI Income & Growth Fund 23  LLC  and  Kona
      Restaurant  Group,  Inc. relating to the  property  at  11719
      Bandera Road, San Antonio, Texas.

          B. Reports on Form 8-K and 8-K/A  None.


                           SIGNATURES

       Pursuant to the requirements of Section 13 or 15(d) of the
Securities  Exchange Act of 1934, the registrant has duly  caused
this  report  to  be  signed on its behalf  by  the  undersigned,
thereunto duly authorized.


                           AEI NET LEASE INCOME & GROWTH FUND XIX
                           Limited Partnership
                           By: AEI Fund Management XIX, Inc.
                           Its Managing General Partner



March 9, 2001              By: /s/ Robert P. Johnson
                                   Robert P. Johnson,
                                   President and Director
                                   (Principal Executive Officer)


        Pursuant  to the requirements of the Securities  Exchange
Act  of  1934, this report has been signed below by the following
persons on behalf of the registrant and in the capacities and  on
the dates indicated.

 Name                              Title                        Date


/s/ Robert P. Johnson  President (Principal Executive        March 9, 2001
    Robert P. Johnson  Officer) and Sole Director of
                       Managing General Partner

/s/ Mark E. Larson     Executive Vice President, Treasurer   March 9, 2001
    Mark E. Larson     and Chief Financial Officer
                       (Principal Accounting Officer)