FIRST AMENDMENT TO NET LEASE AGREEMENT


     THIS AMENDMENT TO NET LEASE AGREEMENT, made and entered into
effective  as of the 19th day of December, 2000, by  and  between
AEI  Income  &  Growth Fund 23 LLC ("Fund 23"),  whose  corporate
general  partner is AEI Fund Management XXI, Inc., whose  address
is 1300 Minnesota World Trade Center, 30 East Seventh Street, St.
Paul,  Minnesota 55101 ("Lessor"), and Razzoo's,  Inc.,  a  Texas
corporation, whose address is 15950 Dallas Parkway
Suite 785, North Dallas, Texas 75248 ("Lessee");

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and  improvements located at San  Antonio,  Texas,  and
legally  described in Exhibit "A", which is attached  hereto  and
incorporated herein by reference; and

       WHEREAS,   Lessee   has  constructed  the   building   and
improvements  (together  the "Building")  on  the  real  property
described  in  Exhibit "A", which Building is  described  in  the
plans and specifications heretofore submitted to Lessor; and

     WHEREAS,  Lessee and Lessor have entered into  that  certain
Net Lease Agreement dated April 19, 2000  (the "Lease") providing
for  the  lease  of  said real property and Building  (said  real
property  and  Building hereinafter referred to  as  the  "Leased
Premises"),  from  Lessor upon the terms and  conditions  therein
provided in the Lease;

     NOW,  THEREFORE,  in  consideration  of  the  Rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid, kept, and performed by Lessee, including the completion  of
the  Building  and  other  improvements constituting  the  Leased
Premises, Lessee and Lessor do hereby agree to amend the Lease as
follows:

1.    Article 2(A) and (B) of the Lease shall henceforth read  as
follows:


ARTICLE 2.     TERM

     (A)   The  term of this Lease ("Term") shall be  the  period
commencing   April  19,  2000  ("Occupancy  Date")  through   the
effective  date  hereof,  plus Fifteen  (15)  consecutive  "Lease
Years", as hereinafter defined, commencing on the effective  date
hereof,  with  the  contemplated initial term  hereof  ending  on
December 31, 2015.

   (B)  The  first full Lease Year shall commence on the date  of
this First Amendment and continue through December 31, 2001. Each
Lease  Year  after  the first Lease Year shall  be  a  successive
period of twelve (l2) calendar months.


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

ARTICLE 4.  RENT PAYMENTS

     (A)  Annual Rent Payable for the  first and  second   Lease   Year:
          Lessee shall pay to Lessor an  annual Base Rent of $338,836.88
          which amount shall be payable  in  advance on the first day of
          each month in equal monthly installments of $28,236.41 to Fund
          23.  If the first day of  the  Lease Term is not the first day
          of a  calendar  month,  then the monthly Rent payable for that
          partial month shall be a prorated portion of the equal monthly
          installment of Base Rent.

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

4.   Lessee  has fully inspected the Premises and found the  same
     to be as required by the Lease, in good order and repair, and all
     conditions under the Lease to be performed by the Lessor have
     been satisfied;

5.   As  of this date, the Lessor is not in default under any  of
     the terms, conditions, provisions or agreements of the Lease and
     the undersigned has no offsets, claims or defenses against the
     Lessor with respect to the Lease.

6.   This  Agreement  may  be executed in multiple  counterparts,
     each of which shall be deemed an original and all of which shall
     constitute one and the same instrument.

7.   The  Lease  shall henceforth contain the Exhibit B  attached
     hereto and now hereby incorporated into the Lease; Lessor is the
     owner of the equipment listed on Exhibit B and Lessee is leasing
     such equipment from Lessor as set forth in the Lease.

8.   Article  34  of the Lease, "Development Financing Agreement"
     is hereby deleted.

9.   All other terms and conditions of the Lease shall remain  in
     full force and effect.


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


                     LESSEE:  RAZZOO'S, INC.,

                                   By: /s/ D Fricke
                                   Its: Dir of Finance & Accting




[Remainder of page intentionally left blank]
LESSOR:        AEI INCOME & GROWTH FUND 23 LLC

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

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




                              EXHIBIT "A"

                               1 of 2

                      METES & BOUNDS DESCRIPTION


A  2.040  acre (88,898 square feet) tract of land being a portion
of  Lot  1, Block 1, NCB 17115, Brookhollow Subdivision, Unit  1,
and  addition  to  the City of San Antonio, Bexar  County,  Texas
according  to  the map or plat thereof, recorded in Volume  9100,
Page  178, Deed and Plat Records of Bexar County, Texas and being
more particularly described as follows:

Commencing:    at    a   found  1/2  inch  iron pin in  the  east
               right-of-way  line  of U.S.  Hwy  281  (San  Pedro
               Avenue)  at  the north most corner  of  the  above
               referenced Lot 1;


Thence:        S 17 05' 30" W  for  a  distance  of  320.37  feet
               along  the west right-of-way line of U.S. Hwy  281
               and the west line of the above referenced Lot 1 to
               a  set 1/2 inch iron pin with Vickrey & Associates
               property corner cap and the POINT OF BEGINNING  of
               this tract;


Thence:        S  71 10' 50"  E  passing  a  set  1/2  inch  iron
               pin  with Vickrey & Associates property corner cap
               at  282.08 feet a total distance of 328.87 feet to
               a   set  1/2  inch  iron  pin  with  a  Vickrey  &
               Associates property corner cap;


Thence:        S 18  49'  10"  W  for  a distance of 220.38  feet
               to  a  set  1/2  inch iron pin with  a  Vickrey  &
               Associates property corner cap;


Thence:        S  35  39' 39" W for  a  distance  of  84.40  feet
               to  a  set  1/2  inch  iron  pin  with  Vickrey  &
               Associates  property corner cap, said point  being
               in  the  northeast right-of-way  line  of  Central
               Parkway North and the southwest line of the  above
               referenced Lot 1;


Thence:        along    the   northeast  right-of-way   line   of
               Central  Parkway North and the southwest  line  of
               the above referenced Lot 1, the following courses;

               N  54 20' 21" W for a distance of  6.43 feet to  a
               found 1/2 inch iron pin;

               239.83 feet along a curve to the  left, said curve
               having a radius of 740.00 feet, a delta  angle  of
               18  34'  09" and a  chord  bearing  and   distance
               of N 63 37' 25" W, 238.78 feet to  a  set 1/2 inch
               iron  pin with a Vickrey  &  Associates   Property
               corner cap;


               N  72 54' 30" W for a distance of 10.46 feet  to a
               found 1/2 inch iron pin and a point  of curvature;

               55.40  feet along a curve to the right, said curve
               having a radius of 45.00 feet, a delta   angle  of
               70  32'  15" and a  chord  bearing and distance of
               N 37 38' 22" W, 51.97 feet to a  found   80 D nail
               and a point of compound curvature;

               3.40  feet along a curve to the  right, said curve
               having a radius of 10.00 feet, a delta    angle of
               19 28' 36" and a chord bearing a distance    of  N
               09 28' 42" E, 3.38 feet to a set 1/2 inch iron pin
               with a  Vickrey & Associates  property corner cap,
               said point being in the east right-of-way line  of
               U.S. Hwy 281;


Thence:        N 17 05' 30" E, for a distance of 236.29 feet along
               the east right-of-way line of U.S. Hwy 281 and the
               west  line  of  the above referenced Lot 1 to  the
               POINT   OF  BEGINNING  and  containing 2.040 acres
               (88,898 square feet) of land.





                            Exhibit B



Walk-In Cooler/Freezer/Beer Cooler (Coldzone, Model #MPL-2C2, Job
#11876-1)