PROPERTY CO-TENANCY
                       OWNERSHIP AGREEMENT
                    (Rio Bravo-St. Paul, MN)
                                
                                
THIS CO-TENANCY AGREEMENT,

Made  and  entered into as of the 29th day of Oct, 1998,  by  and
between  Jean  Ann Morrison, Trustee of The Jean Morrison  Trust,
dated  4/26/85  (hereinafter called  "Morrison"),  and  AEI  Real
Estate Fund 85-A Limited Partnership (hereinafter called "Fund 85-
A")  (Morrison, Fund 85-A (and any other Owner in Fee  where  the
context  so  indicates) being hereinafter sometimes  collectively
called "Co-Tenants" and referred to in the neuter gender).

WITNESSETH:

WHEREAS,  Fund 85-A presently owns an undivided 15.1443% interest
in  and  to,  and  Morrison presently owns an undivided  11.5653%
interest  in and to, and Jack S. Obata and Atsuka Obata, Trustees
of the Jack S. and Atsuka Obata Revocable Trust presently owns an
undivided 16.0589% interest in and to, and Tom S. Obata,  Trustee
of  That  Certain  "Living  Trust" presently  owns  an  undivided
16.0589%  interest  in and to, and W.E. Mason  and  Hazel  Mason,
Trustees  of  the Mason Living Trust presently owns an  undivided
12.5821%  interest  in and to, and Marvin L.  Webb  Family  Trust
presently owns an undivided 17.1199% interest in and to, and Nick
DeVito, Inc. presently owns an undivided 11.4706% interest in and
to  the land, situated in the City of St. Paul, County of Ramsey,
and  State  of  MN,  (legally described upon Exhibit  A  attached
hereto  and  hereby  made  a  part hereof)  and  in  and  to  the
improvements located thereon (hereinafter called "Premises");

WHEREAS,  The  parties  hereto wish to provide  for  the  orderly
operation and management of the Premises and Morrison's  interest
by Fund 85-A; the continued leasing of space within the Premises;
for  the distribution of income from and the pro-rata sharing  in
expenses of the Premises.

NOW THEREFORE, in consideration of the purchase by Morrison of an
undivided  interest  in and to the Premises,  for  at  least  One
Dollar  ($1.00) and other good and valuable consideration by  the
parties  hereto  to  one another in hand paid,  the  receipt  and
sufficiency of which are hereby acknowledged, and of  the  mutual
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:

1.    The  operation  and  management of the  Premises  shall  be
delegated  to  Fund 85-A, or its designated agent, successors  or
assigns.  Provided, however, if Fund 85-A shall sell all  of  its
interest in the Premises, the duties and obligations of Fund 85-A
respecting  management  of  the Premises  as  set  forth  herein,
including but not limited to paragraphs 2, 3, and 4 hereof, shall
be exercised by the holder or holders of a majority undivided co-
tenancy interest in the Premises. Except as hereinafter expressly
provided to the contrary, each of the parties hereto agrees to be
bound  by  the  decisions  of  Fund  85-A  with  respect  to  all
administrative,  operational  and  management  matters   of   the
property  comprising the Premises, including but not  limited  to
the  management of the net lease agreement  for the Premises. The
parties  hereto  hereby designate Fund 85-A  as  their  sole  and
exclusive  agent  to deal with, and Fund 85-A  retains  the  sole
right to deal with, any property agent or tenant and to negotiate
and  enter into, on terms and provisions satisfactory to Fund 85-
A,  monitor,  execute and enforce the terms of  leases  of  space
within the Premises, including but not limited to any amendments,
consents  to  assignment, sublet, releases  or  modifications  to
leases  or  guarantees  of  lease  or  easements  affecting   the
Premises,  on  behalf of Morrison. As long as Fund 85-A  owns  an
interest  in  the Premises, only Fund 85-A may obligate  Morrison
with respect to any expense for the Premises.



Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN

As  further set forth in paragraph 2 hereof, Fund 85-A agrees  to
require any lessee of the Premises to name Morrison as an insured
or  additional insured in all insurance policies provided for, or
contemplated by, any lease on the Premises. Fund 85-A  shall  use
its best efforts to obtain endorsements adding Co-Tenants to said
policies  from  lessee  within 30 days of  commencement  of  this
agreement. In any event, Fund 85-A shall distribute any insurance
proceeds it may receive, to the extent consistent with any  lease
on  the  Premises,  to  the Co-Tenants  in  proportion  to  their
respective ownership of the Premises.

2.    Income and expenses shall be allocated among the Co-Tenants
in  proportion to their respective share(s) of ownership.  Shares
of  net income shall be pro-rated for any partial calendar  years
included within the term of this Agreement. Fund 85-A may  offset
against,  pay  to  itself  and deduct from  any  payment  due  to
Morrison  under this Agreement, and may pay to itself the  amount
of  Morrison's share of any reasonable expenses of  the  Premises
which  are  not  paid by Morrison to Fund 85-A  or  its  assigns,
within  ten  (10) days after demand by Fund 85-A.  In  the  event
there  is  insufficient operating income  from  which  to  deduct
Morrison's  unpaid  share of operating expenses,  Fund  85-A  may
pursue any and all legal remedies for collection.

Operating  Expenses  shall include all normal operating  expense,
including  but not limited to: maintenance, utilities,  supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to  third  parties, a monthly accrual to pay insurance  premiums,
real  estate taxes, installments of special assessments  and  for
structural repairs and replacements, management fees, legal  fees
and accounting fees, but excluding all operating expenses paid by
tenant under terms of any lease agreement of the Premises.

Morrison  has no requirement to, but has, nonetheless elected  to
retain, and agrees to annually reimburse, Fund 85-A in the amount
of  $591 for the expenses, direct and indirect, incurred by  Fund
85-A   in  providing  Morrison  with  quarterly  accounting   and
distributions of Morrison's share of net income and for tracking,
reporting  and assessing the calculation of Morrison's  share  of
operating  expenses  incurred from  the  Premises.  This  invoice
amount   shall  be  pro-rated  for  partial  years  and  Morrison
authorizes Fund 85-A to deduct such amount from Morrison's  share
of  revenue  from  the  Premises.  Morrison  may  terminate  this
agreement   in   this   paragraph   respecting   accounting   and
distributions  at any time and attempt to collect  its  share  of
rental  income directly from the tenant; however, enforcement  of
all  other provisions of the lease remains the sole right of Fund
85-A  pursuant to Section 1 hereof.  Fund 85-A may terminate  its
obligation  under this paragraph upon 30 days notice to  Morrison
prior  to  the end of each anniversary hereof, unless  agreed  in
writing to the contrary.

3.    Full, accurate and complete books of account shall be  kept
in  accordance  with generally accepted accounting principles  at
Fund  85-A's  principal  office, and each  Co-Tenant  shall  have
access  to  such books and may inspect and copy any part  thereof
during  normal business hours. Within ninety (90) days after  the
end of each calendar year during the term hereof, Fund 85-A shall
prepare  an  accurate income statement for the ownership  of  the
Premises for said calendar year and shall furnish copies  of  the
same  to all Co-Tenants. Quarterly, as its share, Morrison  shall
be  entitled  to  receive 11.5653% of all  items  of  income  and
expense  generated  by  the  Premises.   Upon  receipt  of   said
accounting,  if the payments received by each Co-Tenant  pursuant
to  this  Paragraph 3 do not equal, in the aggregate, the amounts
which  each are entitled to receive proportional to its share  of
ownership  with  respect  to  said  calendar  year  pursuant   to
Paragraph  2 hereof, an appropriate adjustment shall be  made  so
that each Co-Tenant receives the amount to which it is entitled.

4.    If  Net Income from the Premises is less than $0.00  (i.e.,
the  Premises  operates  at a loss), or if capital  improvements,
repairs, and/or replacements, for which adequate reserves do not



Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN





exist,  need  to  be made to the Premises, the  Co-Tenants,  upon
receipt  of  a  written request therefor from Fund  85-A,  shall,
within  fifteen (15) business days after receipt of notice,  make
payment to Fund 85-A sufficient to pay said net operating  losses
and  to provide necessary operating capital for the premises  and
to   pay   for   said   capital  improvements,   repairs   and/or
replacements, all in proportion to their undivided  interests  in
and to the Premises.

5.    Co-Tenants  may, at any time, sell, finance,  or  otherwise
create  a lien upon their interest in the Premises but only  upon
their  interest  and not upon any part of the interest  held,  or
owned, by any other Co-Tenant.  All Co-Tenants reserve the  right
to escrow proceeds from a sale of their interests in the Premises
to obtain tax deferral by the purchase of replacement property.

6.    If any Co-Tenant shall be in default with respect to any of
its  obligations hereunder, and if said default is not  corrected
within  thirty  (30)  days after receipt by said  defaulting  Co-
Tenant  of written notice of said default, or within a reasonable
period  if  said default does not consist solely of a failure  to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute.

7.    This Co-Tenancy agreement shall continue in full force  and
effect  and shall bind and inure to the benefit of the  Co-Tenant
and  their respective heirs, executors, administrators,  personal
representatives, successors and permitted assigns until  December
31,  2026  or upon the sale of the entire Premises in  accordance
with  the  terms hereof and proper disbursement of  the  proceeds
thereof,   whichever  shall  first  occur.   Unless  specifically
identified  as  a  personal contract right or obligation  herein,
this  agreement shall run with any interest in the  Property  and
with  the  title thereto. Once any person, party  or  entity  has
ceased  to  have an interest in fee in any portion of the  Entire
Property,  it  shall not be bound by, subject to or benefit  from
the  terms  hereof;  but  its  heirs, executors,  administrators,
personal representatives, successors or assigns, as the case  may
be,  shall  be substituted for it hereunder.  Morrison agrees  to
notify  Fund 85-A upon the appointment of any successor  trustee,
or  any  amendment of the Morrison Trust affecting the powers  of
the  Trustees  to  manage  or dispose  of  the  Morrison  Trust's
interest in the Premises.

8.    Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be  given
to  all known Co-Tenants and deemed given or served in accordance
with  the  provisions  of  this  Agreement,  if  said  notice  or
elections addressed as follows;

If to Fund 85-A:

AEI Real Estate Fund 85-A Limited Partnership
1300 Minnesota World Trade Center
30 E. Seventh Street
St. Paul, Minnesota  55101

If to Morrison:

Jean Ann Morrison
11368 Thurston Place
Los Angeles, CA  90049

If to Obata:

Jack S. and Atsuko Obata, Trustees
740 Eschenburg
Gilroy, CA  95020



Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN


If to Obata:

Tom S. Obata, Trustee
2395 Ric Drive
Unit B
Gilroy, CA  95020

If to Mason:

Mason Living Trust
136 Baltusrol Road
Franklin, TN  37069

If to Webb

Marvin L. Webb Family Trust
3306 Palmetto Trail
Amarillo, TX  79106

If to DeVito:

Vito DeVito Francesco
P.O. Box 591
Ontario, CA  91762

Each mailed notice or election shall be deemed to have been given
to,  or served upon, the party to which addressed on the date the
same  is  deposited in the United States certified  mail,  return
receipt  requested,  postage prepaid, or given  to  a  nationally
recognized  courier  service guaranteeing overnight  delivery  as
properly addressed in the manner above provided. Any party hereto
may  change  its address for the service of notice  hereunder  by
delivering  written notice of said change to  the  other  parties
hereunder, in the manner above specified, at least ten (10)  days
prior to the effective date of said change.

9.    This  Agreement shall not create any partnership  or  joint
venture  among or between the Co-Tenants or any of them, and  the
only  relationship  among  and between the  Co-Tenants  hereunder
shall  be  that  of owners of the premises as tenants  in  common
subject to the terms hereof.

10.    The  unenforceability or invalidity of  any  provision  or
provisions  of  this Agreement as to any person or  circumstances
shall  not render that provision, nor any other provision hereof,
unenforceable or invalid as to any other person or circumstances,
and  all  provisions hereof, in all other respects, shall  remain
valid and enforceable.

11.   In  the  event  any litigation arises between  the  parties
hereto  relating  to  this Agreement, or any  of  the  provisions
hereof, the party prevailing in such action shall be entitled  to
receive  from the losing party, in addition to all other  relief,
remedies  and  damages  to  which it is otherwise  entitled,  all
reasonable  costs  and expenses, including reasonable  attorneys'
fees,  incurred by the prevailing party in connection  with  said
litigation.





Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN


IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to be executed and delivered, as of the day and year first above
                            written.

MORRISON  JEAN ANN MORRISON, TRUSTEE OF THE JEAN MORRISON  TRUST,
          DATED 4/26/85

          By:/s/ Jean Ann Morrison
                 Jean Ann Morrison, Trustee

STATE OF CALIFORNIA)
                              ) ss
COUNTY OF LOS ANGELES)

I,  a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 27th day of October,
1998, Jean Ann Morrison, Trustee of The Jean Morrison Trust,  who
executed the foregoing instrument in said capacity.

                              /s/ Donna Schiller
                                  Notary Public


[notary seal]




Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN


Fund 85-A  AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP, a Minnesota
           limited partnership

           By: Net Lease Management 85-A,  Inc.,  
               its corporate  general partner

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

State of Minnesota )
                                   ) ss.
County of Ramsey  )

I,  a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 29th day of October,
1998,  Robert P. Johnson, President of Net Lease Management 85-A,
Inc.,  corporate  general partner of AEI Real  Estate  Fund  85-A
Limited Partnership who executed the foregoing instrument in said
capacity  and  on  behalf of the corporation in its  capacity  as
corporate general partner, on behalf of said limited partnership.

                              /s/ Laura M Steidl
                                  Notary Public

[notary seal]






Co-Tenanct Initial: /s/ JAM
Co-Tenancy Agreement for Rio Bravo-St. Paul, MN





                              EXHIBIT "A"
     
     Those  parts of Lots 5,6 and 7 and Lots B, I and J,  all  in
     Bohn's  Rearrangement,  St. Paul, Minn.,  according  to  the
     recorded  Partnership  thereof,  Ramsey  County,  Minnesota,
     described as beginning at the Northwest corner of  the  East
     10.00  feet  of said Lot 5; thence on an assumed bearing  of
     South, along the West line of said East 10.00 feet of Lot 5,
     a  distance of 336.83 feet, thence on a bearing  of  West  a
     distance  of  281.00 feet; thence on a bearing  of  South  a
     distance  of 178.96 feet to the Northerly right-of-way  line
     of  Interstate  Highway No. 94; thence South 89  degrees  53
     minutes  38  seconds West along said Northerly  right-of-way
     line  of Interstate Highway No. 94 a distance of 20.00 feet;
     thence  on  a  bearing of North a distance of  153.00  feet;
     thence on a bearing of West a distance of 182.64 feet  to  a
     line  of 135.00 feet Easterly of and parallel with the  most
     Westerly  line  of said  Lot 6 and its Northerly  extension;
     thence North 0 degrees 02 minutes 00 seconds East along said
     parallel line a distance of 79.54 feet, to the Northwesterly
     line  of  said  Lot  65;  thence  Northeasterly,  along  the
     Northwesterly lines of said Lots 6, I, J and 5 to the  point
     of beginning.
     
     Except the following described parcel:
     
     That  part of Lot 5, Bohn's Rearrangement, St. Paul,  Minn.,
     according to the plat thereof described as follows:
     
          Beginning at the Northeast corner of said Lot 5; thence
     on  an  assumed  bearing of South 0 degrees  06  minutes  40
     seconds  East, along the East line of said Lot 5, a distance
     of 13.16 feet; thence South 89 degrees 53 minutes 20 seconds
     West a distance of 26.46 feet, to the Northwesterly line  of
     said  Lot  5; thence Northeasterly, along said Northwesterly
     line  a  distance  of 29.55 feet to the point  of  beginning
     except the East 10 feet thereof.