UNITED STATES 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, 2007

               Commission file number:  000-49653

                 AEI INCOME & GROWTH FUND 24 LLC
         (Name of small business issuer in its charter)

        State of Delaware                41-1990952
(State or other jurisdiction of      (I.R.S. Employer
incorporation or organization)     Identification No.)

      30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
            (Address of principal executive offices)

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

Securities registered under Section 12(b) of the Exchange Act:
                                 Name of each exchange on
     Title of each class             which registered
             None                          None

Securities registered under Section 12(g) of the Exchange Act:

                   Limited Liability Company Units
                        (Title of class)

Check whether the issuer is not required to file reports pursuant
to Section 13 or 15(d) of the Exchange Act.

Check  whether  the issuer (1) filed all reports required  to  be
filed by Section 13 or 15(d) of the Exchange Act 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  registrant's
knowledge,   in   definitive  proxy  or  information   statements
incorporated by reference in Part III of this Form 10-KSB or  and
amendment to this Form 10-KSB.  [X]

Indicate by check mark whether the registrant is a shell  company
(as defined in Rule 12b-2 of the Exchange Act).   Yes   No [X]

The  Issuer's revenues for the year ended December 31, 2007  were
$827,000.

As  of  February 29, 2008, there were 24,534.20 Units of  limited
membership interest 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 $24,534,200.

               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  Income  & Growth Fund 24 LLC (the "Company"  or  the
"Registrant") is a limited liability company which was  organized
pursuant  to  the laws of the State of Delaware on  November  21,
2000.   The  registrant is comprised of AEI Fund Management  XXI,
Inc.  (AFM),  as  the  Managing Member, Robert  P.  Johnson,  the
President  and  sole  director of AFM, as  the  Special  Managing
Member,  and  purchasers of LLC Units as  Limited  Members.   The
Company  offered for sale up to $50,000,000 of limited membership
interests  (the  "Units")  (50,000  Units  at  $1,000  per  Unit)
pursuant to a registration statement effective May 18, 2001.  The
Company  commenced  operations on October 31, 2001  when  minimum
subscriptions of 1,500 LLC Units ($1,500,000) were accepted.  The
offering  terminated  May  17, 2003 when  the  extended  offering
period   expired.    The  Company  received   subscriptions   for
24,831.283   LLC  Units.   Under  the  terms  of  the   Operating
Agreement,  the Limited Members and Managing Members  contributed
funds of $24,831,283 and $1,000, respectively.

        The  Company was organized to acquire existing and  newly
constructed  commercial properties, to lease such  properties  to
tenants  under  net  leases,  to  hold  such  properties  and  to
eventually sell such properties.  From subscription proceeds, the
Company purchased ten properties, including partial interests  in
three properties, at a total cost of $21,104,097.  The balance of
the   subscription  proceeds  was  applied  to  organization  and
syndication  costs and working capital reserves.  The  properties
are commercial, single tenant buildings leased under net leases.

        The  Company's  properties  were  purchased  without  any
indebtedness.   The  Company will not finance properties  in  the
future to obtain proceeds for new property acquisitions.   If  it
is   required  to  do  so,  the  Company  may  incur   short-term
indebtedness   to  finance  day-to-day  cash  flow   requirements
(including cash flow necessary to repurchase Units).  The Company
may borrow to finance the refurbishing of a property.

        The  Company will hold its properties until the  Managing
Members  determine  that  the sale or other  disposition  of  the
properties  is  advantageous in view of the Company's  investment
objectives.  In deciding whether to sell properties, the Managing
Members will consider factors such as potential appreciation, net
cash flow and income tax considerations.  The Company 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 Company reserves the right, at the discretion of
the Managing Members, to either distribute proceeds from the sale
of  properties  to  the Members or to reinvest such  proceeds  in
additional  properties,  provided that  sufficient  proceeds  are
distributed  to  the  Limited Members to pay  federal  and  state
income  taxes related to any taxable gain recognized as a  result
of  the  sale.  It is anticipated that the Company will  commence
liquidation through the sale of its remaining properties eight to
twelve years after completion of the acquisition phase, depending
upon the then current real estate and money markets, the economic
climate and the income tax consequences to the Members.

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
Company's  leases.  The properties are leased to various  tenants
under  net leases, classified as operating leases.  Under  a  net
lease,   the  tenant  is  responsible  for  real  estate   taxes,
insurance,  maintenance, repairs and operating expenses  for  the
property.   For  some  leases,  the Company  is  responsible  for
repairs  to  the structural components of the building.   At  the
time  the  properties were acquired, the remaining primary  lease
terms  varied from 13 to 20 years, except for the Dick's Sporting
Goods store, which had a remaining primary term of 10 years.  The
leases  provide the tenants with three to four five-year  renewal
options  subject to the same terms and conditions as the  primary
term.   The  leases  provide  for base  annual  rental  payments,
payable  in monthly installments, and contain rent clauses  which
entitle  the  Company to receive additional rent in future  years
based on stated rent increases.

Property Activity

       In December 2003, Austin Pancho's I, LLC (API), the tenant
of  the Pancho's restaurant in Round Rock, Texas, reported to the
Company  that it was experiencing financial problems as a  result
of  lower  than  expected sales.  API did  not  make  any  rental
payments  after November 2003.  Through November  20,  2005,  API
owed  $378,779 for past due rent, which has not been accrued  due
to  the  uncertainty of collection.  During 2005  and  2004,  the
Company  incurred $168,213 of real estate tax expense related  to
2003,  2004  and 2005 taxes and assessments due on the  property.
Due  to the uncertainty of collection, the Company expensed these
amounts,  which  are normally the responsibility of  the  tenant.
The Company retained legal counsel to represent its interests  in
this matter.  In May 2004, the Company terminated API's right  to
possession  of  the  property.   The  Lease  Agreement  was   not
terminated  and the Company pursued its legal options to  collect
past  due amounts and any damages from API and the guarantors  of
the  Lease.  The Company obtained a judgment against one  of  the
guarantors.   Thus far, collection efforts have been unsuccessful
and  there appear to be no immediate prospects for collection  on
the judgment.

        In  September 2005, the Company entered into an agreement
to  sell the property for $1,050,000 to an unrelated third party.
In the third quarter of 2005, a charge to discontinued operations
for  real estate impairment of $356,000 was recognized, which was
the  difference between the book value at September 30,  2005  of
$1,350,000 and the estimated net sale proceeds of $994,000.   The
charge  was  recorded against the cost of the land and  building.
On  November 21, 2005, the sale closed with the Company receiving
net  sale proceeds of $995,082, which resulted in a net  gain  of
$1,082.

       On March 18, 2005, the Company purchased a 14% interest in
a   CarMax  auto  superstore  in  Lithia  Springs,  Georgia   for
$1,320,336.   The property is leased to CarMax Auto  Superstores,
Inc.  under  a Lease Agreement with a remaining primary  term  of
13.4  years  and initial annual rent of $95,256.   The  remaining
interests in the property were purchased by AEI Income  &  Growth
Fund XXI Limited Partnership, AEI Income & Growth Fund 25 LLC and
AEI  Private  Net  Lease  Millennium  Fund  Limited  Partnership,
affiliates of the Company.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

       In May 2006, the Company entered into an agreement to sell
the Champps Americana restaurant in Houston, Texas to the tenant.
On  May 31, 2006, the sale closed with the Company receiving  net
sale  proceeds  of $3,147,170, which resulted in a  net  gain  of
$311,460.   At the time of sale, the cost and related accumulated
depreciation was $3,106,301 and $270,591, respectively.

        On June 1, 2006, the Company purchased a 45% interest  in
an  Advance  Auto Parts store in Middletown, Ohio  for  $835,890.
The  property is leased to Advance Stores Company, Inc.  under  a
Lease  Agreement with a remaining primary term of 13.2 years  and
initial  annual rent of $58,647.  The remaining interest  in  the
property  was purchased by AEI Income & Growth Fund  26  LLC,  an
affiliate of the Company.

       On September 21, 2006, the Company purchased an Applebee's
restaurant  in Fishers, Indiana for $3,002,553.  The property  is
leased  to  Apple Indiana II LLC under a Lease Agreement  with  a
remaining  primary term of 20 years and initial  annual  rent  of
$216,547.

        On November 3, 2006, the Company sold its 23% interest in
the Garden Ridge retail store in Woodlands, Texas to an unrelated
third   party.   The  Company  received  net  sale  proceeds   of
$2,006,876,  which resulted in a net gain of  $263,221.   At  the
time  of sale, the cost and related accumulated depreciation  was
$1,912,690 and $169,035, respectively.

        On  September  26, 2006, Tia's Maryland,  LLC  and  Tia's
Florida,  LLC,  the tenants of the Tia's Tex-Mex  restaurants  in
Salisbury,  Maryland  and  Tampa, Florida  filed  for  Chapter  7
bankruptcy,  which  leads to liquidation and dissolution  of  the
companies.   The  tenants  closed the restaurants.   The  primary
guarantor   of  the  Leases,  Julio's  Investors  LLC  (Julio's),
continued  to pay the rent and property expenses.  In  the  first
quarter  of  2007,  the  Company  and  Julio's  entered  into  an
agreement  whereby  the Company would release  Julio's  from  its
Lease guarantee for the Salisbury property in exchange for a lump
sum  payment  of $250,000.  In the second quarter  of  2007,  the
parties  reached a similar agreement for a $257,320  payment  for
the Tampa property.  These payments were contingent on completion
of  the  sale  of the respective properties and were received  on
July 30, 2007.

        In  March 2007, the Company entered into an agreement  to
sell  the Tia's Tex-Mex restaurant in Salisbury, Maryland  to  an
unrelated  third party.  On June 11, 2007, the sale  closed  with
the  Company  receiving net sale proceeds  of  $1,855,643,  which
resulted in a net loss of $40,920.  At the time of sale, the cost
and related accumulated depreciation was $2,013,502 and $116,939,
respectively.  At December 31, 2006, the property was  classified
as Real Estate Held for Sale with a book value of $1,896,563.

        On  July  13,  2007, the Company sold the  Tia's  Tex-Mex
restaurant  in Tampa, Florida to an unrelated third  party.   The
Company  received net sale proceeds of $2,446,221, which resulted
in  a  net  gain of $62,533.  At the time of sale, the  cost  and
related  accumulated  depreciation was $2,563,839  and  $180,151,
respectively.  At December 31, 2006, the property was  classified
as Real Estate Held for Sale with a book value of $2,383,688.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        On January 19, 2007, the Company purchased a 50% interest
in  a  Tractor Supply Company store in Grand Forks, North  Dakota
for $1,403,934.  The property is leased to Tractor Supply Company
under  a  Lease Agreement with a remaining primary term  of  13.9
years  and  initial  annual  rent  of  $102,351.   The  remaining
interest  in  the property was purchased by AEI Income  &  Growth
Fund XXII Limited Partnership, an affiliate of the Company.

        In  November 2007, Kona Restaurant Group, Inc. (KRG), the
tenant  of the Johnny Carino's restaurant in Littleton, Colorado,
informed  the Company that it was closing the restaurant  due  to
lower  than  expected sales and operating losses.  Subsequent  to
December  31, 2007, the Company and KRG entered into an agreement
to  amend  the  Lease to reduce the current annual rent  for  the
property  by 50% to $116,288.  The Company is actively  marketing
the property for sale.  As part of the agreement, Fired Up, Inc.,
the  parent company of KRG and guarantor of the Lease, agreed  to
provide  a Note to the Company with a principal balance equal  to
the  difference  between the net proceeds from the  sale  of  the
property  and  the Company's original cost of the property.   The
Note will bear interest at a 7% rate with scheduled payments over
a  five-year term and a balloon payment at the end of  the  term.
At  December 31, 2007, the property was classified as Real Estate
Held for Sale with a book value of $1,905,292.

        On  December  6,  2007, the Company sold  the  KinderCare
daycare  center  in Tinley Park, Illinois to an  unrelated  third
party.   The  Company received net sale proceeds  of  $2,843,918,
which resulted in a net gain of $1,287,670.  At the time of sale,
the  cost and related accumulated depreciation was $1,901,845 and
$345,597, respectively.

       On December 17, 2007, the Company purchased a 35% interest
in  a  parcel of land in Fredericksburg, Virginia for $1,830,939,
including  acquisition expenses.  The Company obtained  title  to
the  land in the form of an undivided fee simple interest in  the
35%  interest purchased.  Simultaneous with the purchase  of  the
land,  the  Company  entered  into  a  Project  Construction  and
Development  Financing  Agreement under which  the  Company  will
advance funds to Silver-Honaker Development Company, LLC (Silver)
for  the  construction of a Dick's Sporting Goods  store  on  the
site.   The purchase price, including the cost of the land,  will
be  approximately  $4,000,000.  The remaining  interests  in  the
property  were purchased by AEI Income & Growth Fund 25  LLC  and
AEI Income & Growth Fund 26 LLC, affiliates of the Company.

        The  property  is leased to Dick's Sporting  Goods,  Inc.
under  a  Lease  Agreement with a primary term of  10  years  and
initial  annual  rent of $284,466.  Pursuant to  the  Lease,  the
tenant  will commence paying rent on the day the store opens  for
business, which is expected to be in June 2008.  Pursuant to  the
development agreement, for the period from December 17,  2007  to
the  day  that the tenant commences paying rent, Silver will  pay
the Company interest at a rate of 6.75% on the purchase price  of
the  land and the amounts advanced for construction of the store.
Pursuant  to the Lease, any improvements to the land  during  the
term of the Lease become the property of the Company.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Major Tenants

        During 2007, five tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 83% of total rental revenue in 2007.  It
is  anticipated  that, based on minimum rental payments  required
under the leases, Apple American Group and Sterling Jewelers Inc.
will  continue  to  contribute more than ten  percent  of  rental
revenue  in 2008 and future years.  KinderCare Learning  Centers,
Inc.  and Tia's Restaurant Group will not continue to be a  major
tenant  as  the properties they leased were sold in  2007.   Kona
Restaurant  Group,  Inc. will likely not  continue  to  be  major
tenant  as  the  Company is attempting to sell  the  property  it
leases.   Any  failure  of these major tenants  could  materially
affect the Company's net income and cash distributions.

Competition

        The  Company  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 Company.  At the time the Company  elects  to
dispose  of its properties, it will be in competition with  other
persons and entities to find buyers for its properties.

Employees

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

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

         The  Company's  investment  objectives  are  to  acquire
existing  or  newly-developed commercial properties that  provide
(i)  regular  rental income; (ii) growth in lease income  through
rent   escalation  provisions;  (iii)  capital   growth   through
appreciation  in the value of properties; (iv) reduced  occupancy
risks as a result of long-term leases with creditworthy corporate
tenants;  and (v) passive income that may be offset  by  eligible
passive  losses  from other investments for  tax  purposes.   The
Company 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  Managing
Members  attempt  to  diversify the  type  and  location  of  the
properties.

Description of Properties

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

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

        The  Company'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  Company
decides to sell the property.  At this time, the Company 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 Company would be  competing
with  other  real estate owners, who have property vacancies,  to
attract  a  new  tenant  to  lease the property.   The  Company'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 Company acquired and owned as of December 31, 2007.

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

Jared Jewelry Store
 Pittsburgh, PA                       Sterling Jewelers
 (72.0%)          11/7/02  $2,620,893       Inc.        $240,285  $57.74

Johnny Carino's                             Kona
Restaurant                               Restaurant
 Littleton, CO    4/10/03  $2,223,755    Group, Inc.    $232,575  $35.58

Applebee's Restaurant
 Sandusky, OH
 (55.0%)          4/30/04  $1,561,271  Apple Ohio LLC   $118,867  $43.28

CarMax Auto Superstore
 Lithia Springs, GA                      CarMax Auto
 (14.0%)          3/18/05  $1,320,336 Superstores, Inc. $ 95,256  $35.36

Advance Auto Parts Store
 Middletown, OH                        Advance Stores
 (45.0%)           6/1/06  $  835,890   Company, Inc.   $ 58,647  $18.94

Applebee's Restaurant                   Apple Indiana
 Fishers, IN      9/21/06  $3,002,553      II LLC       $216,547  $42.88

Tractor Supply Company Store
 Grand Forks, ND                       Tractor Supply
 (50.0%)          1/19/07  $1,403,934     Company       $102,351  $ 9.28

Dick's Sporting Goods
 Fredericksburg, VA
 (35.0%)                               Dick's Sporting
 (land only)(1)  12/17/07  $1,830,939   Goods, Inc.        (1)

(1)  Store was under construction as of December 31, 2007.   Rent
payments  will  commence when construction is  complete  and  the
store opens for business, which is expected to be in June 2008.

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

        The  properties  listed above with  a  partial  ownership
percentage  are  owned  with affiliates  of  the  Company  and/or
unrelated  third parties.  The remaining interest  in  the  Jared
Jewelry  store is owned by AEI Private Net Lease Millennium  Fund
Limited  Partnership.  The remaining interest in  the  Applebee's
restaurant in Sandusky, Ohio is owned by AEI Net Lease  Income  &
Growth  Fund XX Limited Partnership.  The remaining interests  in
the  CarMax auto superstore are owned by AEI Income & Growth Fund
XXI  Limited Partnership, AEI Income & Growth Fund 25 LLC and AEI
Private  Net  Lease  Millennium Fund  Limited  Partnership.   The
remaining  interest in the Advance Auto Parts store is  owned  by
AEI  Income & Growth Fund 26 LLC.  The remaining interest in  the
Tractor  Supply Company store is owned by AEI Income  and  Growth
Fund  XXII Limited Partnership.  The remaining interests  in  the
Dick's Sporting Goods store are owned by AEI Income & Growth Fund
25 LLC and AEI Income & Growth Fund 26 LLC.

        The  Company 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
Company's percentage share of the properties' land, building  and
equipment, liabilities, revenues and expenses.

        At  the  time the properties were acquired, the remaining
primary  lease terms varied from 13 to 20 years, except  for  the
Dick's  Sporting Goods store, which had a remaining primary  term
of  10 years.  The leases provide the tenants with three to  four
five-year   renewal  options  subject  to  the  same  terms   and
conditions as the primary term.

       Pursuant to the lease agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The Managing Members believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Company's operations.

       For tax purposes, the Company'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  39  years.
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
Company  has  tax-exempt Members, the Company 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 will be the same as the basis for book
depreciation purposes.

        At  December 31, 2007, 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 COMMON EQUITY, RELATED STOCKHOLDER MATTERS
        AND SMALL BUSINESS ISSUER PURCHASES OF EQUITY SECURITIES.

        (a)  As  of December 31, 2007, there were 713 holders  of
record of the registrant's LLC Units.  There is no other class of
security  outstanding or authorized.  The registrant's Units  are
not  a  traded security in any market.  During the period covered
by  this  report, the Company did not sell any equity  securities
that are not registered under the Securities Act of 1933.

       Cash distributions of $49,107 and $44,413 were made to the
Managing Members and $1,823,470 and $1,489,875 were made  to  the
Limited   Members   in   2007   and  2006,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

        As  part  of the Limited Members' distributions discussed
above, the Company distributed net sale proceeds of $350,000  and
$80,000  in 2007 and 2006, respectively.  In 2007 and  2006,  the
distribution  of  sale  proceeds  reduced  the  Limited  Members'
Adjusted   Capital   Contributions  by  $350,000   and   $43,707,
respectively.

       (b) Not applicable.

        (c)  Pursuant to Section 7.7 of the Operating  Agreement,
each Limited Member has the right to present Units to the Company
for  purchase by submitting notice to the Managing Member  during
January or July of each year.  The purchase price of the Units is
equal  to  80% of the net asset value per Unit, as of  the  first
business  day  of January or July of each year, as determined  by
the  Managing  Member in accordance with the  provisions  of  the
Operating  Agreement.   Units  tendered  to  the  Company  during
January  and  July  are redeemed on April 1st  and  October  1st,
respectively, of each year subject to the following  limitations.
The  Company  will not be obligated to purchase in any  year  any
number of Units that, when aggregated with all other transfers of
Units that have occurred since the beginning of the same calendar
year  (excluding Permitted Transfers as defined in the  Operating
Agreement),  would  exceed  2%  of  the  total  number  of  Units
outstanding  on  January 1 of such year.  In no event  shall  the
Company be obligated to purchase Units if, in the sole discretion
of the Managing Member, such purchase would impair the capital or
operation of the Company.

ITEM 5. MARKET FOR COMMON EQUITY, RELATED STOCKHOLDER MATTERS
        AND SMALL BUSINESS ISSUER PURCHASES OF EQUITY SECURITIES.

      Small Business Issuer Purchases of Equity Securities

                                                             Maximum Number
                                     Total Number of Units   of Units that May
                Total Number Average Purchased as Part of    Yet Be Purchased
                  of Units   Price   Paid Publicly Announced Under the Plans
Period           Purchased  per Unit Plans or Programs       or Programs

10/1/07 to 10/31/07  75.45  $752.42       297.08(1)               (2)

11/1/07 to 11/30/07     --       --           --                  --

12/1/07 to 12/31/07     --       --           --                  --


  (1)  The Company's repurchase plan is mandated by the Operating
       Agreement as included in the prospectus related to the original
       offering of the Units.

  (2)  The Operating Agreement contains annual limitations on
       repurchases described in the paragraph above and has no
       expiration date.

Other Information

        The Company is required, pursuant to FINRA Rule 2810,  to
disclose  in each annual report distributed to Limited Members  a
per  Unit  estimated value, the method by which it was  developed
and the date of the data used to develop the estimated value.  At
December 31, 2007, the Company's Units were valued at $917.  This
value  was the aggregate estimated value of the Company's  assets
less  the  Company's liabilities, and less the value attributable
to the interest of the Managing Members, divided by the number of
Units   outstanding.    The  Company's  cash,   receivables   and
liabilities  were  valued at face value.  Each of  the  Company's
properties  were  valued  by  dividing  their  rental  income  on
December  1,  2007 by a capitalization rate the  Managing  Member
believed  to be representative of the retail market for the  sale
of  each  property.   No  independent  property  appraisals  were
obtained.   The valuations performed by the Managing Member  were
estimates  only, and were based on a number of assumptions  which
may  not  be accurate or complete.  In addition, property  values
are  subject  to change and could decline after the date  of  the
valuations.  Accordingly, this estimated value, prepared  by  the
Managing  Member, should not be viewed as the amount at  which  a
Limited Member may be able to sell his units, or the fair  market
value of the Company properties, nor does it represent the amount
of  net  proceeds Limited Members would receive  if  the  Company
properties   were  sold  and  the  proceeds  distributed   in   a
liquidation of the Company.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

        The 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, the sufficiency  of  cash  to  meet
operating  expenses, rates of distribution,  and  other  matters.
These,  and other forward looking statements made by the Company,
must be evaluated in the context of a number of factors that  may
affect   the   Company's  financial  condition  and  results   of
operations, including the following:

    Market and economic conditions which affect the value
    of the properties the Company 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
    effects of these consequences for Members;

    resolution by the Managing Members of conflicts with
    which they may be confronted;

    the success of the Managing Members 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 Company operate.

The Application of Critical Accounting Policies

        The  preparation  of  the Company's financial  statements
requires  management to make estimates and assumptions  that  may
affect the reported amounts of assets, liabilities, revenues  and
expenses,  and  related  disclosure  of  contingent  assets   and
liabilities. Management evaluates these estimates on  an  ongoing
basis,  including  those related to the carrying  value  of  real
estate  and  the  allocation  by AEI  Fund  Management,  Inc.  of
expenses to the Company as opposed to other funds they manage.

        The Company purchases properties and records them in  the
financial  statements at cost (including capitalized  acquisition
expenses).     The   Company   tests   long-lived   assets    for
recoverability  when events or changes in circumstances  indicate
that  the  carrying value may not be recoverable.  For properties
the  Company will hold and operate, management determines whether
impairment  has occurred by comparing the property's probability-
weighted   cash  flows  to  its  current  carrying  value.    For
properties   held   for  sale,  management   determines   whether
impairment  has  occurred by comparing the  property's  estimated
fair  value less cost to sell to its current carrying value.   If
the  carrying  value  is greater than the  realizable  value,  an
impairment loss is recorded to reduce the carrying value  of  the
property  to  its realizable value.  Changes in these assumptions
or  analysis may cause material changes in the carrying value  of
the properties.

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

        AEI  Fund Management, Inc. allocates expenses to each  of
the  funds  they manage primarily on the basis of the  number  of
hours  devoted  by their employees to each fund's affairs.   They
also  allocate  expenses at the end of each month  that  are  not
directly related to a fund's operations based upon the number  of
investors  in the fund and the fund's capitalization relative  to
other  funds they manage.  The Company reimburses these  expenses
subject  to  detailed  limitations  contained  in  the  Operating
Agreement.

        Management  of the Company has discussed the  development
and   selection  of  the  above  accounting  estimates  and   the
management  discussion  and analysis disclosures  regarding  them
with the managing member of the Company.

Results of Operations

        For  the  years  ended December 31, 2007  and  2006,  the
Company  recognized rental income from continuing  operations  of
$827,000  and  $548,927, respectively.  In  2007,  rental  income
increased  due  to additional rent received from  three  property
acquisitions in 2006 and 2007.

        For  the  years  ended December 31, 2007  and  2006,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $209,955   and  $216,672,   respectively.    These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements  and correspondence to the Limited Members.   During
the  same  periods,  the Company incurred LLC administration  and
property  management expenses from unrelated parties  of  $28,718
and  $24,453,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit costs, taxes,  insurance  and
other property costs.

        For  the  years  ended December 31, 2007  and  2006,  the
Company  recognized  interest income  of  $167,957  and  $93,743,
respectively.  In 2007, interest income increased mainly  due  to
the  Company having more money invested in a money market account
due to property sales.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Company  includes the operating results and sale of the  property
in   discontinued   operations.    In   addition,   the   Company
reclassifies the prior periods' operating results of the property
to  discontinued  operations.  For the year  ended  December  31,
2007,  the Company recognized income from discontinued operations
of  $2,282,454,  representing rental and lease settlement  income
less  property management expenses and depreciation  of  $973,171
and  gain on disposal of real estate of $1,309,283.  For the year
ended  December  31,  2006, the Company  recognized  income  from
discontinued operations of $1,414,068, representing rental income
less  property management expenses and depreciation  of  $839,387
and gain on disposal of real estate of $574,681.

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

       In May 2006, the Company entered into an agreement to sell
the Champps Americana restaurant in Houston, Texas to the tenant.
On  May 31, 2006, the sale closed with the Company receiving  net
sale  proceeds  of $3,147,170, which resulted in a  net  gain  of
$311,460.   At the time of sale, the cost and related accumulated
depreciation was $3,106,301 and $270,591, respectively.

        On November 3, 2006, the Company sold its 23% interest in
the Garden Ridge retail store in Woodlands, Texas to an unrelated
third   party.   The  Company  received  net  sale  proceeds   of
$2,006,876,  which resulted in a net gain of  $263,221.   At  the
time  of sale, the cost and related accumulated depreciation  was
$1,912,690 and $169,035, respectively.

        On  September  26, 2006, Tia's Maryland,  LLC  and  Tia's
Florida,  LLC,  the tenants of the Tia's Tex-Mex  restaurants  in
Salisbury,  Maryland  and  Tampa, Florida  filed  for  Chapter  7
bankruptcy,  which  leads to liquidation and dissolution  of  the
companies.   The  tenants  closed the restaurants.   The  primary
guarantor   of  the  Leases,  Julio's  Investors  LLC  (Julio's),
continued  to pay the rent and property expenses.  In  the  first
quarter  of  2007,  the  Company  and  Julio's  entered  into  an
agreement  whereby  the Company would release  Julio's  from  its
Lease guarantee for the Salisbury property in exchange for a lump
sum  payment  of $250,000.  In the second quarter  of  2007,  the
parties  reached a similar agreement for a $257,320  payment  for
the Tampa property.  These payments were contingent on completion
of  the  sale  of the respective properties and were received  on
July 30, 2007.

        In  March 2007, the Company entered into an agreement  to
sell  the Tia's Tex-Mex restaurant in Salisbury, Maryland  to  an
unrelated  third party.  On June 11, 2007, the sale  closed  with
the  Company  receiving net sale proceeds  of  $1,855,643,  which
resulted in a net loss of $40,920.  At the time of sale, the cost
and related accumulated depreciation was $2,013,502 and $116,939,
respectively.  At December 31, 2006, the property was  classified
as Real Estate Held for Sale with a book value of $1,896,563.

        On  July  13,  2007, the Company sold the  Tia's  Tex-Mex
restaurant  in Tampa, Florida to an unrelated third  party.   The
Company  received net sale proceeds of $2,446,221, which resulted
in  a  net  gain of $62,533.  At the time of sale, the  cost  and
related  accumulated  depreciation was $2,563,839  and  $180,151,
respectively.  At December 31, 2006, the property was  classified
as Real Estate Held for Sale with a book value of $2,383,688.

        In  November 2007, Kona Restaurant Group, Inc. (KRG), the
tenant  of the Johnny Carino's restaurant in Littleton, Colorado,
informed  the Company that it was closing the restaurant  due  to
lower  than  expected sales and operating losses.  Subsequent  to
December  31, 2007, the Company and KRG entered into an agreement
to  amend  the  Lease to reduce the current annual rent  for  the
property  by 50% to $116,288.  The Company is actively  marketing
the property for sale.  As part of the agreement, Fired Up, Inc.,
the  parent company of KRG and guarantor of the Lease, agreed  to
provide  a Note to the Company with a principal balance equal  to
the  difference  between the net proceeds from the  sale  of  the
property  and  the Company's original cost of the property.   The
Note will bear interest at a 7% rate with scheduled payments over
a  five-year term and a balloon payment at the end of  the  term.
At  December 31, 2007, the property was classified as Real Estate
Held for Sale with a book value of $1,905,292.

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

        On  December  6,  2007, the Company sold  the  KinderCare
daycare  center  in Tinley Park, Illinois to an  unrelated  third
party.   The  Company received net sale proceeds  of  $2,843,918,
which resulted in a net gain of $1,287,670.  At the time of sale,
the  cost and related accumulated depreciation was $1,901,845 and
$345,597, respectively.

        Inflation  has  had  a  minimal  effect  on  income  from
operations.   Leases  may contain rent increases,  based  on  the
increase  in  the  Consumer Price Index over a specified  period,
which  will result in an increase in rental income over the  term
of  the  leases.   In addition, leases may contain  rent  clauses
which  entitle the Company to receive additional rent  in  future
years if gross receipts for the property exceed certain specified
amounts.   Increases  in sales volumes of  the  tenants,  due  to
inflation  and  real sales growth, may result in an  increase  in
rental  income over the term of the leases.  Inflation  also  may
cause the real estate to appreciate in value.  However, inflation
and  changing prices may have an adverse impact on the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  year ended December 31, 2007, the  Company's
cash  balances increased $4,155,531 as a result of cash generated
from  the  sale  of  property and cash generated  from  operating
activities in excess of distributions paid to the Members,  which
were  partially offset by cash used to purchase property.  During
the  year  ended December 31, 2006, the Company's  cash  balances
increased $1,235,981 as a result of cash generated from the  sale
of  property, which was partially offset by cash used to purchase
property and distributions paid to the Members in excess of  cash
generated from operating activities.

        Net  cash provided by operating activities increased from
$1,488,080  in  2006 to $1,848,101 in 2007  as  a  result  of  an
increase   in   total  income  in  2007,  a   decrease   in   LLC
administration and property management expenses in 2007  and  net
timing differences in the collection of payments from the tenants
and the payment of expenses.

        The  major  components of the Company'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,  2007 and 2006, the Company generated cash flow from the sale
of  real  estate  of  $7,145,782  and  $5,154,046,  respectively.
During  the  same  periods, the Company expended  $3,234,873  and
$3,838,443, respectively, to invest in real properties (inclusive
of acquisition expenses) as the Company reinvested cash generated
from property sales.

        On June 1, 2006, the Company purchased a 45% interest  in
an  Advance  Auto Parts store in Middletown, Ohio  for  $835,890.
The  property is leased to Advance Stores Company, Inc.  under  a
Lease  Agreement with a remaining primary term of 13.2 years  and
initial  annual rent of $58,647.  The remaining interest  in  the
property  was purchased by AEI Income & Growth Fund  26  LLC,  an
affiliate of the Company.

       On September 21, 2006, the Company purchased an Applebee's
restaurant  in Fishers, Indiana for $3,002,553.  The property  is
leased  to  Apple Indiana II LLC under a Lease Agreement  with  a
remaining  primary term of 20 years and initial  annual  rent  of
$216,547.


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

        On January 19, 2007, the Company purchased a 50% interest
in  a  Tractor Supply Company store in Grand Forks, North  Dakota
for $1,403,934.  The property is leased to Tractor Supply Company
under  a  Lease Agreement with a remaining primary term  of  13.9
years  and  initial  annual  rent  of  $102,351.   The  remaining
interest  in  the property was purchased by AEI Income  &  Growth
Fund XXII Limited Partnership, an affiliate of the Company.

       On December 17, 2007, the Company purchased a 35% interest
in  a  parcel of land in Fredericksburg, Virginia for $1,830,939,
including  acquisition expenses.  The Company obtained  title  to
the  land in the form of an undivided fee simple interest in  the
35%  interest purchased.  Simultaneous with the purchase  of  the
land,  the  Company  entered  into  a  Project  Construction  and
Development  Financing  Agreement under which  the  Company  will
advance funds to Silver-Honaker Development Company, LLC (Silver)
for  the  construction of a Dick's Sporting Goods  store  on  the
site.   The purchase price, including the cost of the land,  will
be  approximately  $4,000,000.  The remaining  interests  in  the
property  were purchased by AEI Income & Growth Fund 25  LLC  and
AEI Income & Growth Fund 26 LLC, affiliates of the Company.

        The  property  is leased to Dick's Sporting  Goods,  Inc.
under  a  Lease  Agreement with a primary term of  10  years  and
initial  annual  rent of $284,466.  Pursuant to  the  Lease,  the
tenant  will commence paying rent on the day the store opens  for
business, which is expected to be in June 2008.  Pursuant to  the
development agreement, for the period from December 17,  2007  to
the  day  that the tenant commences paying rent, Silver will  pay
the Company interest at a rate of 6.75% on the purchase price  of
the  land and the amounts advanced for construction of the store.
Pursuant  to the Lease, any improvements to the land  during  the
term of the Lease become the property of the Company.

        The  Company's  primary  use of  cash  flow,  other  than
investment   in  real  estate,  is  distribution  and  redemption
payments  to Members.  The Company declares its regular quarterly
distributions  before  the  end of  each  quarter  and  pays  the
distribution in the first ten days after the end of each quarter.
The  Company attempts to maintain a stable distribution rate from
quarter  to  quarter.  Redemption payments are paid to  redeeming
Members on a semi-annual basis.

        For  the  years  ended December 31, 2007  and  2006,  the
Company  declared  distributions of  $1,872,577  and  $1,534,288,
respectively.  Pursuant to the Operating Agreement, distributions
of Net Cash Flow were allocated 97% to the Limited Members and 3%
to  the Managing Members.  Distributions of Net Proceeds of  Sale
were  allocated 99% to the Limited Members and 1% to the Managing
Members.    The   Limited  Members  received   distributions   of
$1,823,470  and  $1,489,875  and the  Managing  Members  received
distributions   of   $49,107  and  $44,413   for   the   periods,
respectively.  In December 2007, the Company declared  a  special
distribution of net sale proceeds of $338,384, which resulted  in
higher distributions in 2007 and a higher distribution payable at
December 31, 2007.

        During  2007 and 2006, the Company distributed  net  sale
proceeds  of  $353,535  and $80,808 to the Limited  and  Managing
Members   as   part  of  their  quarterly  distributions,   which
represented a return of capital of $14.26 and $3.25 per LLC Unit,
respectively.   The  Company anticipates the remaining  net  sale
proceeds  will  either  be reinvested in additional  property  or
distributed to the Members in the future.

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

        The  Company may acquire Units from Limited  Members  who
have  tendered  their Units to the Company.  Such  Units  may  be
acquired  at  a discount.  The Company will not be  obligated  to
purchase  in  any year any number of Units that, when  aggregated
with  all  other transfers of Units that have occurred since  the
beginning   of  the  same  calendar  year  (excluding   Permitted
Transfers as defined in the Operating Agreement), would exceed 2%
of  the  total number of Units outstanding on January 1  of  such
year.   In  no  event shall the Company be obligated to  purchase
Units  if,  in  the sole discretion of the Managing Member,  such
purchase would impair the capital or operation of the Company.

        During  2007, eight Limited Members redeemed a  total  of
90.58   Units  for  $68,344  in  accordance  with  the  Operating
Agreement.  During 2006, three Limited Members redeemed  a  total
of  44 Units for $33,820.  The Company acquired these Units using
Net  Cash  Flow  from  operations.  In prior years,  two  Limited
Members  redeemed  162.5  Units for  $137,641.   The  redemptions
increase the remaining Limited Member's ownership interest in the
Company.   As a result of these redemption payments and  pursuant
to   the  Operating  Agreement,  the  Managing  Members  received
distributions   of   $2,113  and  $1,046  in   2007   and   2006,
respectively.

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

ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.





                 AEI INCOME & GROWTH FUND 24 LLC

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Registered Public Accounting Firm

Balance Sheet as of December 31, 2007 and 2006

Statements for the Years Ended December 31, 2007 and 2006:

     Income

     Cash Flows

     Changes in Members' Equity

Notes to Financial Statements




     REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



To the Members:
AEI Income & Growth Fund 24 LLC
St. Paul, Minnesota



     We have audited the accompanying balance sheet of AEI Income
& Growth Fund 24 LLC (a Delaware limited liability company) as of
December 31, 2007 and 2006, and the related statements of income,
cash  flows  and  changes in members' equity for the  years  then
ended.  These financial statements are the responsibility of  the
Company's  management.   Our  responsibility  is  to  express  an
opinion on these financial statements based on our audits.

      We conducted our audits in accordance with the standards of
the  Public  Company Accounting Oversight Board (United  States).
Those  standards require that we plan and perform  the  audit  to
obtain   reasonable   assurance  about  whether   the   financial
statements are free of material misstatement.  The company is not
required to have, nor were we engaged to perform, an audit of its
internal  control over financial reporting.  Our  audit  included
consideration of internal control over financial reporting  as  a
basis for designing audit procedures that are appropriate in  the
circumstances, but not for the purpose of expressing  an  opinion
on  the  effectiveness  of the company's  internal  control  over
financial  reporting.  Accordingly, we express no  such  opinion.
An  audit  also  includes examining, on a  test  basis,  evidence
supporting   the  amounts  and  disclosures  in   the   financial
statements,   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  Income & Growth Fund 24 LLC as of December 31, 2007  and
2006,  and  the results of its operations and its cash flows  for
the  years then ended, in conformity with U.S. generally accepted
accounting principles.




                      /s/Boulay, Heutmaker, Zibell & Co. P.L.L.P.
                               Certified Public Accountants


Minneapolis, Minnesota
March 24, 2008

<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                          BALANCE SHEET
                           DECEMBER 31

                             ASSETS

                                                   2007            2006
CURRENT ASSETS:
  Cash and Cash Equivalents                    $ 6,697,609     $ 2,542,078
  Receivables                                        5,318               0
                                                -----------     -----------
      Total Current Assets                       6,702,927       2,542,078
                                                -----------     -----------
INVESTMENTS IN REAL ESTATE:
  Land                                           5,807,245       4,884,230
  Buildings and Equipment                        6,768,571       8,582,313
  Accumulated Depreciation                        (680,594)       (948,896)
                                                -----------     -----------
                                                11,895,222      12,517,647
  Real Estate Held for Sale                      1,905,292       4,280,251
                                                -----------     -----------
      Net Investments in Real Estate            13,800,514      16,797,898
                                                -----------     -----------
           Total  Assets                       $20,503,441     $19,339,976
                                                ===========     ===========


                 LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.         $    52,423     $    48,337
  Distributions Payable                            717,845         378,290
  Unearned Rent                                      7,938          15,017
                                                -----------     -----------
      Total Current Liabilities                    778,206         441,644
                                                -----------     -----------
MEMBERS' EQUITY:
  Managing Members                                  13,074           5,409
  Limited Members, $1,000 per Unit;
   50,000 Units authorized; 24,831 Units issued;
   24,534 and 24,625 Units outstanding in
   2007 and 2006, respectively                  19,712,161      18,892,923
                                                -----------     -----------
      Total Members' Equity                     19,725,235      18,898,332
                                                -----------     -----------
        Total Liabilities and Members' Equity  $20,503,441     $19,339,976
                                                ===========     ===========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                       STATEMENT OF INCOME
                 FOR THE YEARS ENDED DECEMBER 31


                                                    2007           2006

RENTAL INCOME                                   $   827,000    $   548,927

EXPENSES:
  LLC Administration - Affiliates                   209,955        216,672
  LLC Administration and Property
     Management - Unrelated Parties                  28,718         24,453
  Depreciation                                      268,801        160,779
                                                 -----------    -----------
      Total Expenses                                507,474        401,904
                                                 -----------    -----------

OPERATING INCOME                                    319,526        147,023

OTHER INCOME:
  Interest Income                                   167,957         93,743
                                                 -----------    -----------

INCOME FROM CONTINUING OPERATIONS                   487,483        240,766

Income from Discontinued Operations               2,282,454      1,414,068
                                                 -----------    -----------
NET INCOME                                      $ 2,769,937    $ 1,654,834
                                                 ===========    ===========
NET INCOME ALLOCATED:
  Managing Members                              $    58,885    $    71,480
  Limited Members                                 2,711,052      1,583,354
                                                 -----------    -----------
                                                $ 2,769,937    $ 1,654,834
                                                 ===========    ===========
INCOME PER LLC UNIT:
  Continuing Operations                         $     19.23    $      9.47
  Discontinued Operations                             91.00          54.74
                                                 -----------    -----------
       Total                                    $    110.23    $     64.21
                                                 ===========    ===========
Weighted  Average  Units Outstanding                 24,595         24,658
                                                 ===========    ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                     STATEMENT OF CASH FLOWS
                 FOR THE YEARS ENDED DECEMBER 31

                                                       2007          2006

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                       $ 2,769,937   $ 1,654,834

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                      395,758       431,250
     Gain on Sale of Real Estate                    (1,309,283)     (574,681)
     Increase in Receivables                            (5,318)            0
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                        4,086       (23,323)
     Decrease in Unearned Rent                          (7,079)            0
                                                    -----------   -----------
       Total Adjustments                              (921,836)     (166,754)
                                                    -----------   -----------
       Net Cash Provided By
           Operating Activities                      1,848,101     1,488,080
                                                    -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                        (3,234,873)   (3,838,443)
  Proceeds from Sale of Real Estate                  7,145,782     5,154,046
                                                    -----------   -----------
       Net Cash Provided By
           Investing Activities                      3,910,909     1,315,603
                                                    -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Increase in Distributions Payable                    339,555         1,452
  Distributions to Members                          (1,872,577)   (1,534,288)
  Redemption Payments                                  (70,457)      (34,866)
                                                    -----------   -----------
       Net Cash Used For
         Financing Activities                       (1,603,479)   (1,567,702)
                                                    -----------   -----------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                              4,155,531     1,235,981

CASH AND CASH EQUIVALENTS, beginning of period       2,542,078     1,306,097
                                                    -----------   -----------
CASH AND CASH EQUIVALENTS, end of period           $ 6,697,609   $ 2,542,078
                                                    ===========   ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
             STATEMENT OF CHANGES IN MEMBERS' EQUITY
                 FOR THE YEARS ENDED DECEMBER 31


                                                                    Limited
                                                                     Member
                             Managing     Limited                    Units
                             Members      Members      Total      Outstanding


BALANCE, December 31, 2005  $(20,612)  $18,833,264  $18,812,652    24,668.78

  Distributions              (44,413)   (1,489,875)  (1,534,288)

  Redemption Payments         (1,046)      (33,820)     (34,866)      (44.00)

  Net Income                  71,480     1,583,354    1,654,834
                             --------   -----------  -----------  -----------
BALANCE, December 31, 2006     5,409    18,892,923   18,898,332    24,624.78

  Distributions              (49,107)   (1,823,470)  (1,872,577)

  Redemption Payments         (2,113)      (68,344)     (70,457)      (90.58)

  Net Income                  58,885     2,711,052    2,769,937
                             --------   -----------  -----------  -----------
BALANCE, December 31, 2007  $ 13,074   $19,712,161  $19,725,235    24,534.20
                             ========   ===========  ===========  ===========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(1)  Organization -

     AEI  Income  & Growth Fund 24 LLC (the Company),  a  Limited
     Liability  Company,  was  formed on  November  21,  2000  to
     acquire   and  lease  commercial  properties  to   operating
     tenants.   The Company's operations are managed by AEI  Fund
     Management XXI, Inc. (AFM), the Managing Member.  Robert  P.
     Johnson,  the President and sole director of AFM, serves  as
     the   Special  Managing  Member.   AFM  is  a  wholly  owned
     subsidiary  of AEI Capital Corporation of which Mr.  Johnson
     is  the  majority  shareholder.  AEI Fund  Management,  Inc.
     (AEI), an affiliate of AFM, performs the administrative  and
     operating functions for the Company.

     The terms of the offering called for a subscription price of
     $1,000  per  LLC Unit, payable on acceptance of  the  offer.
     The  Company commenced operations on October 31,  2001  when
     minimum  subscriptions of 1,500 LLC Units ($1,500,000)  were
     accepted.   The  offering terminated May 17, 2003  when  the
     extended  offering  period expired.   The  Company  received
     subscriptions for 24,831.283 Units.  Under the terms of  the
     Operating  Agreement,  the  Limited  Members  and   Managing
     Members   contributed  funds  of  $24,831,283  and   $1,000,
     respectively.  The Company shall continue until December 31,
     2051,  unless dissolved, terminated and liquidated prior  to
     that date.

     During operations, any Net Cash Flow, as defined, which  the
     Managing Members determine to distribute will be distributed
     97%  to  the Limited Members and 3% to the Managing Members.
     Distributions to Limited Members will be made  pro  rata  by
     Units.

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the Managing Members determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Members  and 1% to the Managing Members  until  the
     Limited  Members  receive  an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 7%
     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 Members  and  10%  to  the
     Managing Members.  Distributions to the Limited Members 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 97% to the Limited Members and 3% to the  Managing
     Members.   Net losses from operations will be allocated  99%
     to the Limited Members and 1% to the Managing Members.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(1)  Organization - (Continued)

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with  the Operating Agreement  as  follows:  (i)
     first,  to  those  Members with deficit  balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the  Limited  Members
     and  1%  to the Managing Members until the aggregate balance
     in  the Limited Members' capital accounts equals the sum  of
     the Limited Members' Adjusted Capital Contributions plus  an
     amount  equal  to 7% 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
     Members  and  10% to the Managing Members.  Losses  will  be
     allocated 99% to the Limited Members and 1% to the  Managing
     Members.

     The  Managing Members are not required to currently  fund  a
     deficit capital balance.  Upon liquidation of the Company or
     withdrawal  by a Managing Member, the Managing Members  will
     contribute to the Company an amount equal to the  lesser  of
     the  deficit balances in their capital accounts or 1.01%  of
     the  total capital contributions of the Limited Members over
     the amount previously contributed by the Managing Members.

(2)  Summary of Significant Accounting Policies -

     Financial Statement Presentation

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(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.

     Receivables

       Credit  terms are extended to tenants in the normal course
       of   business.    The  Company  performs  ongoing   credit
       evaluations  of  its customers' financial  condition  and,
       generally, requires no collateral.

       Receivables   are   recorded  at   their   estimated   net
       realizable  value.   The  Company  follows  a  policy   of
       providing  an  allowance for doubtful  accounts;  however,
       based on historical experience, and its evaluation of  the
       current  status  of  receivables, the Company  is  of  the
       belief  that  such  accounts will be  collectible  in  all
       material  respects and thus an allowance is not necessary.
       Accounts  are considered past due if payment is  not  made
       on  a timely basis in accordance with the Company's credit
       terms.   Receivables considered uncollectible are  written
       off.

     Income Taxes

       The  income or loss of the Company for federal income  tax
       reporting  purposes  is  includable  in  the  income   tax
       returns  of  the Members.  In general, no recognition  has
       been  given to income taxes in the accompanying  financial
       statements.

       The  tax  return  and the amount of distributable  Company
       income  or loss are subject to examination by federal  and
       state  taxing authorities.  If such an examination results
       in  changes to distributable Company income or  loss,  the
       taxable   income   of  the  members  would   be   adjusted
       accordingly.

     Real Estate

       The  Company's  real estate is leased  under  net  leases,
       classified  as operating leases.  The leases  provide  for
       base   annual   rental   payments   payable   in   monthly
       installments.   The  Company  recognizes  rental   revenue
       according  to  the  terms of the individual  leases.   For
       leases   which   contain  stated  rental  increases,   the
       increases  are  recognized in the year in which  they  are
       effective.   Contingent  rental  payments  are  recognized
       when  the  contingencies on which the payments  are  based
       are  satisfied  and the rental payments become  due  under
       the terms of the leases.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

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

       The  Company  purchases properties  and  records  them  at
       cost.   The  Company compares the carrying amount  of  its
       properties  to  the estimated probability-weighted  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  Company recognizes an impairment  loss  by
       the  amount  by which the carrying amount of the  property
       exceeds the fair value of the property.

       The  Company 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   Company   are
       depreciated  using the straight-line method for  financial
       reporting purposes based on estimated useful lives  of  25
       years and 5 years, respectively.

       In  accordance  with  Statement  of  Financial  Accounting
       Standards  No.  144,  Accounting  for  the  Impairment  or
       Disposal  of Long-Lived Assets, upon complete disposal  of
       a  property or classification of a property as Real Estate
       Held  for Sale, the Company includes the operating results
       and  sale of the property in discontinued operations.   In
       addition,  the  Company reclassifies  the  prior  periods'
       operating   results  of  the  property   to   discontinued
       operations.

       The  Company  accounts for properties owned as tenants-in-
       common  with  affiliated Companies 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 Company's  percentage  share
       of   the   properties'  land,  building   and   equipment,
       liabilities, revenues and expenses.

       The  Company's  properties  are subject  to  environmental
       laws  and  regulations  adopted  by  various  governmental
       entities  in the jurisdiction in which the properties  are
       located.    These  laws  could  require  the  Company   to
       investigate  and remediate the effects of the  release  or
       disposal  of  hazardous materials at  these  locations  if
       found.  For each property, an environmental assessment  is
       completed  prior to acquisition.  In addition,  the  lease
       agreements  typically  strictly prohibit  the  production,
       handling, or storage of hazardous materials (except  where
       incidental  to  the  tenant's  business  such  as  use  of
       cleaning  supplies)  in violation  of  applicable  law  to
       restrict  environmental and other  damage.   Environmental
       liabilities  are  recorded  when  it  is  determined   the
       liability  is  probable and the costs  can  reasonably  be
       estimated.   There were no environmental issues  noted  or
       liabilities recorded at December 31, 2007 and 2006.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

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

     Reclassification

       Certain  items related to discontinued operations  in  the
       prior  year's  financial statements have been reclassified
       to  conform to 2007 presentation.  These reclassifications
       had  no  effect  on Members' capital, net income  or  cash
       flows.

     Recently Issued Accounting Pronouncements

       Management  has  reviewed recently  issued,  but  not  yet
       effective,  accounting pronouncements and does not  expect
       the  implementation  of  these pronouncements  to  have  a
       significant effect on the Company's financial statements.

(3)  Related Party Transactions -

       The  Company owns a 72% interest in a Jared Jewelry store.
       The  remaining interest in this property is owned  by  AEI
       Private Net Lease Millennium Fund Limited Partnership,  an
       affiliate of the Company. The Company owns a 55%  interest
       in  an  Applebee's  restaurant  in  Sandusky,  Ohio.   The
       remaining  interest in this property is owned by  AEI  Net
       Lease  Income  &  Growth Fund XX Limited  Partnership,  an
       affiliate  of  the  Company.   The  Company  owns  a   14%
       interest  in  a  CarMax  auto superstore.   The  remaining
       interests  in  this property are owned  by  AEI  Income  &
       Growth  Fund XXI Limited Partnership, AEI Income &  Growth
       Fund  25  LLC  and  AEI Private Net Lease Millennium  Fund
       Limited  Partnership,  affiliates  of  the  Company.   The
       Company  owns  a  45%  interest in an Advance  Auto  Parts
       store.   The remaining interest in this property is  owned
       by  AEI  Income & Growth Fund 26 LLC, an affiliate of  the
       Company.   The  Company owns a 50% interest in  a  Tractor
       Supply Company Store.  The remaining interest is owned  by
       AEI  Income  &  Growth Fund XXII Limited  Partnership,  an
       affiliate  of  the  Company.   The  Company  owns  a   35%
       interest   in   a  Dick's  Sporting  Goods   store   under
       construction  in Fredericksburg, Virginia.  The  remaining
       interests  in  this property are owned  by  AEI  Income  &
       Growth  Fund 25 LLC and AEI Income & Growth Fund  26  LLC,
       affiliates  of  the  Company.  The  Company  owned  a  23%
       interest  in  a Garden Ridge retail store.  The  remaining
       interests  in this property were owned by AEI Real  Estate
       Fund  XVIII  Limited Partnership and AEI Income  &  Growth
       Fund  XXII Limited Partnership, affiliates of the Company,
       and unrelated third parties.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(3)  Related Party Transactions - (Continued)

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

                                            Total Incurred by the Company
                                           for the Years Ended December 31

                                                       2007         2006
a.AEI and AFM are reimbursed for all costs incurred in
  connection with managing the Company's operations,
  maintaining the Company's books and communicating
  the results of operations to the Limited Members.  $ 209,955    $ 224,842
                                                      ========     ========
b.AEI and AFM are reimbursed for all direct expenses they
  have paid on the Company's behalf to third parties
  relating to LLC administration and property
  management.  These expenses included printing costs,
  legal and filing fees, direct administrative costs,
  outside audit costs, taxes, insurance and other
  property costs.                                    $  73,693    $  65,034
                                                      ========     ========
c.AEI is reimbursed for all costs and direct expenses
  incurred by it in acquiring properties on behalf of
  the Company.                                       $  69,578    $  65,007
                                                      ========     ========
d.AEI is reimbursed for all costs incurred in connection
  with the sale of property.                         $ 220,669    $  37,637
                                                      ========     ========

     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.

(4)  Investments in Real Estate -

     The  Company leases its properties to various tenants  under
     net  leases,  classified as operating leases.  Under  a  net
     lease,  the  tenant  is responsible for real  estate  taxes,
     insurance,  maintenance, repairs and operating expenses  for
     the  property.  For some leases, the Company is  responsible
     for  repairs  to the structural components of the  building.
     At  the  time  the properties were acquired,  the  remaining
     primary  lease terms varied from 13 to 20 years, except  for
     the  Dick's  Sporting  Goods store, which  had  a  remaining
     primary  term of 10 years.  The leases provide  the  tenants
     with three to four five-year renewal options subject to  the
     same  terms and conditions as the primary term.  The  leases
     contain  rent clauses which entitle the Company  to  receive
     additional  rent  in  future  years  based  on  stated  rent
     increases.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(4)  Investments in Real Estate - (Continued)

     The   Company's  properties  are  commercial,  single-tenant
     buildings.   The  Jared Jewelry store  was  constructed  and
     acquired   in  2002.   The  land  for  the  Johnny  Carino's
     restaurant  was  acquired in 2002 and  construction  of  the
     restaurant was completed in 2003.  The Applebee's restaurant
     in  Sandusky, Ohio was constructed in 1995 and  acquired  in
     2004.   The CarMax auto superstore was constructed  in  2003
     and  acquired  in  2005.  The Advance Auto Parts  store  was
     constructed  in  2004 and acquired in 2006.  The  Applebee's
     restaurant in Fishers, Indiana was constructed in  1996  and
     acquired  in  2006.   The Tractor Supply Company  store  was
     constructed in 2005 and acquired in 2007.  The land for  the
     Dick's  Sporting  Goods  store  was  acquired  in  2007  and
     construction of the store will be completed in 2008.   There
     have been no costs capitalized as improvements subsequent to
     the acquisition.

     The  cost  of  the properties not held for sale and  related
     accumulated  depreciation  at  December  31,  2007  are   as
     follows:

                                         Buildings and           Accumulated
Property                          Land     Equipment      Total  Depreciation

Jared Jewelry, Pittsburgh, PA $1,366,403  $1,254,490  $ 2,620,893  $257,172
Applebee's, Sandusky, OH         504,220   1,057,051    1,561,271   155,034
CarMax, Lithia Springs, GA       570,918     749,418    1,320,336    83,686
Advance Auto Parts,
  Middletown, OH                  91,836     744,054      835,890    47,123
Applebee's, Fishers, IN        1,204,372   1,798,181    3,002,553    92,906
Tractor Supply, Grand Forks, ND  238,557   1,165,377    1,403,934    44,673
Dick's Sporting Goods,
  Fredericksburg, VA           1,830,939           0    1,830,939         0
                               ----------  ----------  -----------  --------
                              $5,807,245  $6,768,571  $12,575,816  $680,594
                               ==========  ==========  ===========  ========

     On  June 1, 2006, the Company purchased a 45% interest in an
     Advance  Auto Parts store in Middletown, Ohio for  $835,890.
     The property is leased to Advance Stores Company, Inc. under
     a  Lease  Agreement with a remaining primary  term  of  13.2
     years and initial annual rent of $58,647.

     On  September 21, 2006, the Company purchased an  Applebee's
     restaurant in Fishers, Indiana for $3,002,553.  The property
     is  leased  to Apple Indiana II LLC under a Lease  Agreement
     with a remaining primary term of 20 years and initial annual
     rent of $216,547.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(4)  Investments in Real Estate - (Continued)

     On January 19, 2007, the Company purchased a 50% interest in
     a  Tractor Supply Company store in Grand Forks, North Dakota
     for  $1,403,934.  The property is leased to  Tractor  Supply
     Company  under  a  Lease Agreement with a remaining  primary
     term of 13.9 years and initial annual rent of $102,351.

     On  December 17, 2007, the Company purchased a 35%  interest
     in   a  parcel  of  land  in  Fredericksburg,  Virginia  for
     $1,830,939,  including  acquisition expenses.   The  Company
     obtained  title to the land in the form of an undivided  fee
     simple interest in the 35% interest purchased.  Simultaneous
     with  the purchase of the land, the Company entered  into  a
     Project  Construction  and Development  Financing  Agreement
     under which the Company will advance funds to Silver-Honaker
     Development Company, LLC (Silver) for the construction of  a
     Dick's  Sporting  Goods  store on the  site.   The  purchase
     price, including the cost of the land, will be approximately
     $4,000,000.

     The  property is leased to Dick's Sporting Goods, Inc. under
     a  Lease  Agreement  with a primary term  of  10  years  and
     initial annual rent of $284,466.  Pursuant to the Lease, the
     tenant will commence paying rent on the day the store  opens
     for  business,  which  is  expected  to  be  in  June  2008.
     Pursuant  to the development agreement, for the period  from
     December  17,  2007  to  the day that the  tenant  commences
     paying rent, Silver will pay the Company interest at a  rate
     of  6.75% on the purchase price of the land and the  amounts
     advanced  for  construction of the store.  Pursuant  to  the
     Lease,  any improvements to the land during the term of  the
     Lease become the property of the Company.

     For  properties owned as of December 31, 2007,  the  minimum
     future rent payments required by the leases are as follows:

                       2008           $ 1,255,529
                       2009             1,385,828
                       2010             1,388,722
                       2011             1,400,987
                       2012             1,415,580
                       Thereafter      13,408,157
                                       ----------
                                      $20,254,803
                                       ==========

     There were no contingent rents recognized in 2007 and 2006.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(5)  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  Company's  total
     rent revenue for the years ended December 31:

      Tenants                      Industry          2007       2006

     Apple American Group        Restaurant     $  335,413   $  179,018
     Sterling Jewelers Inc.      Retail            240,285      240,285
     Kona Restaurant
        Group, Inc.              Restaurant        231,807      229,512
     Tia's Restaurant Group      Restaurant        229,107      465,850
     KinderCare Learning
        Centers, Inc.            Child Care        176,869      180,212
                                                 ----------   ----------
     Aggregate rent revenue of major tenants    $1,213,481   $1,294,877
                                                 ==========   ==========
     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                 83%         76%
                                                 ==========   ==========

(6)  Discontinued Operations -

     In  May, 2006, the Company entered into an agreement to sell
     the  Champps Americana restaurant in Houston, Texas  to  the
     tenant.   On May 31, 2006, the sale closed with the  Company
     receiving net sale proceeds of $3,147,170, which resulted in
     a  net gain of $311,460.  At the time of sale, the cost  and
     related   accumulated  depreciation   was   $3,106,301   and
     $270,591, respectively.

     On  November  3, 2006, the Company sold its 23% interest  in
     the  Garden  Ridge retail store in Woodlands,  Texas  to  an
     unrelated  third  party.   The  Company  received  net  sale
     proceeds  of  $2,006,876, which resulted in a  net  gain  of
     $263,221.   At  the  time  of sale,  the  cost  and  related
     accumulated   depreciation  was  $1,912,690  and   $169,035,
     respectively.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(6)  Discontinued Operations - (Continued)

     On  September  26,  2006,  Tia's  Maryland,  LLC  and  Tia's
     Florida,  LLC, the tenants of the Tia's Tex-Mex  restaurants
     in  Salisbury, Maryland and Tampa, Florida filed for Chapter
     7  bankruptcy, which leads to liquidation and dissolution of
     the  companies.   The tenants closed the  restaurants.   The
     primary  guarantor  of  the Leases,  Julio's  Investors  LLC
     (Julio's), continued to pay the rent and property  expenses.
     In  the  first  quarter  of 2007, the  Company  and  Julio's
     entered  into an agreement whereby the Company would release
     Julio's  from its Lease guarantee for the Salisbury property
     in  exchange  for  a lump sum payment of $250,000.   In  the
     second  quarter  of  2007,  the parties  reached  a  similar
     agreement  for  a  $257,320 payment for the Tampa  property.
     These payments were contingent on completion of the sale  of
     the  respective  properties and were received  on  July  30,
     2007.

     In March 2007, the Company entered into an agreement to sell
     the  Tia's Tex-Mex restaurant in Salisbury, Maryland  to  an
     unrelated  third party.  On June 11, 2007, the  sale  closed
     with  the Company receiving net sale proceeds of $1,855,643,
     which  resulted in a net loss of $40,920.  At  the  time  of
     sale,  the  cost  and related accumulated  depreciation  was
     $2,013,502  and  $116,939, respectively.   At  December  31,
     2006,  the property was classified as Real Estate  Held  for
     Sale with a book value of $1,896,563.

     On  July  13,  2007,  the  Company sold  the  Tia's  Tex-Mex
     restaurant  in Tampa, Florida to an unrelated  third  party.
     The  Company received net sale proceeds of $2,446,221, which
     resulted in a net gain of $62,533.  At the time of sale, the
     cost and related accumulated depreciation was $2,563,839 and
     $180,151, respectively.  At December 31, 2006, the  property
     was  classified  as Real Estate Held for Sale  with  a  book
     value of $2,383,688.

     In  November  2007, Kona Restaurant Group, Inc.  (KRG),  the
     tenant  of  the  Johnny  Carino's restaurant  in  Littleton,
     Colorado,  informed  the Company that  it  was  closing  the
     restaurant  due to lower than expected sales  and  operating
     losses.   Subsequent to December 31, 2007, the  Company  and
     KRG  entered into an agreement to amend the Lease to  reduce
     the current annual rent for the property by 50% to $116,288.
     The Company is actively marketing the property for sale.  As
     part of the agreement, Fired Up, Inc., the parent company of
     KRG and guarantor of the Lease, agreed to provide a Note  to
     the Company with a principal balance equal to the difference
     between  the net proceeds from the sale of the property  and
     the  Company's original cost of the property.  The Note will
     bear  interest at a 7% rate with scheduled payments  over  a
     five-year term and a balloon payment at the end of the term.
     At  December 31, 2007, the property was classified  as  Real
     Estate Held for Sale with a book value of $1,905,292.

     On December 6, 2007, the Company sold the KinderCare daycare
     center in Tinley Park, Illinois to an unrelated third party.
     The  Company received net sale proceeds of $2,843,918, which
     resulted in a net gain of $1,287,670.  At the time of  sale,
     the cost and related accumulated depreciation was $1,901,845
     and $345,597, respectively.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(6)  Discontinued Operations - (Continued)

     During  2007  and  2006, the Company  distributed  net  sale
     proceeds of $353,535 and $80,808 to the Limited and Managing
     Members  as  part  of  their quarterly distributions,  which
     represented a return of capital of $14.26 and $3.25 per  LLC
     Unit,  respectively.  The Company anticipates the  remaining
     net  sale  proceeds will either be reinvested in  additional
     property or distributed to the Members in the future.

     The financial results for these properties are reflected  as
     Discontinued   Operations  in  the  accompanying   financial
     statements.   The following are the results of  discontinued
     operations for the years ended December 31:

                                                   2007         2006

     Rental Income                             $  637,783   $1,158,609
     Lease Settlement Income                      507,320            0
     Property Management Expenses                 (44,975)     (48,751)
     Depreciation                                (126,957)    (270,471)
     Gain on Disposal of Real Estate            1,309,283      574,681
                                                ----------   ----------
          Income from Discontinued Operations  $2,282,454   $1,414,068
                                                ==========   ==========

(7)  Members' Capital -

     Cash  distributions of $49,107 and $44,413 were made to  the
     Managing Members and $1,823,470 and $1,489,875 were made  to
     the  Limited Members for the years ended December  31,  2007
     and  2006, respectively.  The Limited Members' distributions
     represent  $74.14 and $60.42 per LLC Unit outstanding  using
     24,595  and 24,658 weighted average Units in 2007 and  2006,
     respectively.  The distributions represent $74.14 and $60.42
     per Unit of Net Income in 2007 and 2006, respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above, the Company distributed net sale proceeds of $350,000
     and  $80,000  in 2007 and 2006, respectively.  In  2007  and
     2006,  the distribution of sale proceeds reduced the Limited
     Members'  Adjusted  Capital Contributions  by  $350,000  and
     $43,707, respectively.

     The  Company may acquire Units from Limited Members who have
     tendered  their  Units to the Company.  Such  Units  may  be
     acquired  at a discount.  The Company will not be  obligated
     to  purchase  in  any year any number of  Units  that,  when
     aggregated  with  all other transfers  of  Units  that  have
     occurred  since  the  beginning of the  same  calendar  year
     (excluding  Permitted Transfers as defined in the  Operating
     Agreement),  would exceed 2% of the total  number  of  Units
     outstanding  on January 1 of such year.  In no  event  shall
     the  Company be obligated to purchase Units if, in the  sole
     discretion  of  the  Managing Members, such  purchase  would
     impair the capital or operation of the Company.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

(7)  Members' Capital - (Continued)

     During 2007, eight Limited Members redeemed a total of 90.58
     Units   for   $68,344  in  accordance  with  the   Operating
     Agreement.   During 2006, three Limited Members  redeemed  a
     total  of 44 Units for $33,820.  The Company acquired  these
     Units  using Net Cash Flow from operations.  The redemptions
     increase  the remaining Limited Member's ownership  interest
     in  the  Company.  As a result of these redemption  payments
     and  pursuant  to  the  Operating  Agreement,  the  Managing
     Members received distributions of $2,113 and $1,046 in  2007
     and 2006, respectively.

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as  defined in the  Operating  Agreement,  is
     $989.34 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:

                                                         2007         2006

     Net Income for Financial Reporting Purposes     $2,769,937   $1,654,834

     Depreciation for Tax Purposes Under
      Depreciation for Financial Reporting Purposes      88,790      106,722

     Income Accrued for Tax Purposes Over (Under)
      Income for Financial Reporting Purposes            (7,080)    (308,157)

     Property Expenses for Tax Purposes (Over) Under
      Expenses for Financial Reporting Purposes               0     (241,687)

     Amortization of Start-Up and Organization Costs          0       (2,451)

     Gain / Loss on Sale of Real Estate for Tax Purposes
      Compared to Gain / Loss for
      Financial Reporting Purposes                      (96,909)    (124,663)
                                                      -----------  ----------
           Taxable Income to Members                 $2,754,738   $1,084,598
                                                      ===========  ==========


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2007 AND 2006

 (8) Income Taxes - (Continued)

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

                                                          2007        2006

     Members' Equity for Financial Reporting Purposes $19,725,235  $18,898,332

     Adjusted Tax Basis of Investments in Real Estate
      Over Net Investments in Real Estate
      for Financial Reporting Purposes                    294,021      302,140

     Income Accrued for Tax Purposes Over
      Income for Financial Reporting Purposes               7,938       15,018

     Capitalized Start-Up Costs Under Section 195           8,697        8,697

     Amortization of Start-Up and Organization Costs      (14,697)     (14,697)

     Organization and Syndication Costs Treated as
      Reduction of Capital for Financial Reporting
      Purposes                                          3,665,328    3,665,328
                                                       -----------  ----------
           Members' Equity for Tax Reporting Purposes $23,686,522  $22,874,818
                                                       ===========  ==========

(9)  Fair Value of Financial Instruments -

     The estimated fair values of the financial instruments, none
     of  which  are held for trading purposes, are as follows  at
     December 31:

                                        2007                  2006
                               Carrying       Fair    Carrying      Fair
                                Amount        Value     Amount      Value

     Money Market Funds      $6,697,609   $6,697,609  $2,542,078  $2,542,078
                              ---------    ---------   ---------   ---------
          Total Cash and
            Cash Equivalents $6,697,609   $6,697,609  $2,542,078  $2,542,078
                              =========    =========   =========   =========


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

       None.

ITEM 8AT.CONTROLS AND PROCEDURES.

       (a)  Disclosure Controls and Procedures.

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the Managing Member of the Company evaluated the effectiveness of
the   design  and  operation  of  our  disclosure  controls   and
procedures  (as  defined in Rule 13a-15(e) under  the  Securities
Exchange  Act  of  1934 (the "Exchange Act")).  Based  upon  that
evaluation,  the  President and Chief Financial  Officer  of  the
Managing  Member  concluded that, as of the  end  of  the  period
covered  by  this report, our disclosure controls and  procedures
were  effective  in  ensuring  that information  required  to  be
disclosed  by us in the reports that we file or submit under  the
Exchange  Act  is  recorded, processed, summarized  and  reported
within  the time periods specified in applicable rules and  forms
and  that  such  information is accumulated and  communicated  to
management,  including the President and Chief Financial  Officer
of  the Managing Member, in a manner that allows timely decisions
regarding required disclosure.

       (b)  Internal Control Over Financial Reporting.

       (i) Management's Report on Internal Control Over Financial
Reporting.   The  Managing  Member, through  its  management,  is
responsible  for  establishing and maintaining adequate  internal
control  over  our financial reporting, as defined in  Rule  13a-
15(f) under the Exchange Act, and for performing an assessment of
the   effectiveness  of  our  internal  control  over   financial
reporting  as  of  December  31,  2007.   Internal  control  over
financial  reporting is a process designed to provide  reasonable
assurance  regarding the reliability of financial  reporting  and
the preparation of financial statements for external purposes  in
accordance  with  generally accepted accounting principles.   Our
system  of  internal  control over financial  reporting  includes
those policies and procedures that (i) pertain to the maintenance
of  records  that,  in reasonable detail, accurately  and  fairly
reflect  the transactions and dispositions of the assets  of  the
Company; (ii) provide reasonable assurance that transactions  are
recorded   as  necessary  to  permit  preparation  of   financial
statements  in  accordance  with  generally  accepted  accounting
principles, and that receipts and expenditures of the Company are
being  made  only in accordance with authorizations of management
of  the  Managing Member; and (iii) provide reasonable  assurance
regarding   prevention  or  timely  detection   of   unauthorized
acquisition,  use,  or disposition of the Company's  assets  that
could have a material effect on the financial statements.

        Management of the Managing Member performed an assessment
of  the  effectiveness  of our internal  control  over  financial
reporting as of December 31, 2007 based upon criteria in Internal
Control-Integrated   Framework  issued  by   the   Committee   of
Sponsoring  Organizations  of the Treadway  Commission  ("COSO").
Based  on  our  assessment, management  of  the  Managing  Member
determined that our internal control over financial reporting was
effective  as  of  December 31, 2007 based  on  the  criteria  in
Internal Control-Integrated Framework issued by the COSO.

ITEM 8AT.CONTROLS AND PROCEDURES. (Continued)

        This annual report does not include an attestation report
of  our  registered  public accounting  firm  regarding  internal
control  over financial reporting.  Management's report  was  not
subject  to attestation by our registered public accounting  firm
pursuant  to  temporary  rules  of the  Securities  and  Exchange
Commission that permit us to provide only management's report  in
this annual report.

         (ii)    Changes  in  Internal  Control  Over   Financial
Reporting.  During the most recent period covered by this report,
there  has  been no change in our internal control over financial
reporting  (as defined in Rule 13a-15(f) under the Exchange  Act)
that  has  materially  affected,  or  is  reasonably  likely   to
materially affect, our internal control over financial reporting.

ITEM 8B.  OTHER INFORMATION.

       None.


                            PART III

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

        The registrant is a limited liability company and has  no
officers,  directors, or direct employees.  The Managing  Members
manage  and  control  the  Company's  affairs  and  have  general
responsibility  and  the  ultimate  authority  in   all   matters
affecting the Company's business.  The Managing Members  are  AEI
Fund  Management XXI, Inc. (AFM), the Managing Member, and Robert
P.  Johnson, Chief Executive Officer, President and sole director
of  AFM,  the  Special Managing Member.  AFM is  a  wholly  owned
subsidiary of AEI Capital Corporation of which Mr. Johnson is the
majority   shareholder.   AFM  has  only  one  senior   financial
executive,  its  Chief Financial Officer.   The  Chief  Financial
Officer  reports  directly to Mr. Johnson and is accountable  for
his actions to Mr. Johnson.  Although Mr. Johnson and AFM require
that  all  of  their  personnel, including  the  Chief  Financial
Officer, engage in honest and ethical conduct, ensure full, fair,
accurate, timely, and understandable disclosure, comply with  all
applicable  governmental laws, rules and regulations, and  report
to  Mr. Johnson any deviation from these principles, because  the
organization  is  composed of only approximately 35  individuals,
because  the  management  of a company  by  an  entity  that  has
different  interests in distributions and income  than  investors
involves numerous conflicts of interest that must be resolved  on
a  daily  basis, and because the ultimate decision maker  in  all
instances  is Mr. Johnson, AFM has not adopted a formal  code  of
conduct.   Instead,  the materials pursuant  to  which  investors
purchase Units disclose these conflicts of interest in detail and
Mr.  Johnson,  as  the  CEO and sole director  of  AFM,  resolves
conflicts  to  the  best  of  his ability,  consistent  with  his
fiduciary obligations to AFM and the fiduciary obligations of AFM
to the Company.  The director and officers of AFM are as follows:

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

        Robert  P.  Johnson, age 63, is Chief Executive  Officer,
President  and  sole director and has held these positions  since
the  formation  of AFM in August 1994, and has  been  elected  to
continue  in these positions until December 2008.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing in 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 SEC as a securities broker-dealer, is a member  of  the
Financial Industry Regulatory Authority (FINRA) 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 ten limited partnerships and a managing member in five LLCs.

        Patrick  W.  Keene,  age 48, is Chief Financial  Officer,
Treasurer  and  Secretary  and has  held  these  positions  since
January  22,  2003  and  has been elected to  continue  in  these
positions  until December 2008.  Mr. Keene has been  employed  by
AEI  Fund  Management, Inc. and affiliated entities  since  1986.
Prior  to being elected to the positions above, he was Controller
of  the various entities.  From 1982 to 1986, Mr. Keene was  with
KPMG  Peat  Marwick  Certified Public Accountants,  first  as  an
auditor and later as a tax manager.  Mr. Keene is responsible for
all accounting functions of AFM and the registrant.

       Since Mr. Johnson serves as the Special Managing Member of
the  Company,  as well as the sole director of AFM,  all  of  the
duties  that might be assigned to an audit committee are assigned
to  Mr. Johnson.  Mr. Johnson is not an audit committee financial
expert, as defined.  As an officer and majority owner, through  a
parent  company, of AFM, and as the Special Managing Member,  Mr.
Johnson is not a "disinterested director" and may be subject to a
number of conflicts of interests in his capacity as sole director
of AFM.

        Before the independent auditors are engaged, Mr. Johnson,
as the sole director of AFM, approves all audit-related fees, and
all permissible nonaudit fees, for services of our auditors.

Section 16(a) Beneficial Ownership Reporting Compliance

        Under federal securities laws, the directors and officers
of  the Managing Member of the Company, and any beneficial  owner
of  more than 10% of a class of equity securities of the Company,
are  required  to report their ownership of the Company's  equity
securities  and  any changes in such ownership to the  Securities
and  Exchange Commission (the "Commission").  Specific due  dates
for  these  reports have been established by the Commission,  and
the  Company is required to disclose in this Annual Report on 10-
KSB any delinquent filing of such reports and any failure to file
such  reports  during the fiscal year ended  December  31,  2007.
Based upon information provided by officers and directors of  the
Managing Member, all officers, directors and 10% owners filed all
reports on a timely basis in the 2007 fiscal year.

ITEM 10.  EXECUTIVE COMPENSATION.

        The Managing Member 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, property management and
property  sales services.  The amount and nature of such payments
are detailed in Item 12 of this annual report on Form 10-KSB.

ITEM 11.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
          MANAGEMENT AND RELATED STOCKHOLDER MATTERS.

        The following table sets forth information pertaining  to
the ownership of the Units by each person known by the Company to
beneficially  own  5%  or  more of the Units,  by  each  Managing
Member, and by each officer or director of the Managing Member as
of February 29, 2008:

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

   AEI Fund Management XXI, Inc.            0            0%
   Robert P. Johnson                        0            0%
   Patrick W. Keene                         0            0%

   Address for all:
   1300 Wells Fargo Place
   30 East 7th Street, St. Paul, Minnesota 55101

The  Managing Members know of no holders of more than 5%  of  the
outstanding Units.

ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
         DIRECTOR INDEPENDENCE.

        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 Managing Member of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations  set  forth  in  the  Operating  Agreement   of   the
registrant.   Reference  is  made to  Note  3  of  the  Financial
Statements,   as  presented,  and  is  incorporated   herein   by
reference,  for  details of related party  transactions  for  the
years ended December 31, 2007 and 2006.

        Neither  the registrant, nor the Managing Member  of  the
registrant,  has a board of directors consisting of  any  members
who are "independent."  The sole director of the Managing Member,
Robert  P.  Johnson, is also the Special Managing Member  of  the
registrant,  and is the Chief Executive Officer,  and  indirectly
the  principal owner, of the Managing Member.  Accordingly, there
is  no  disinterested  board,  or other  functioning  body,  that
reviews  related party transactions, or the transactions  between
the  registrant and the Managing Members, except as performed  in
connection with the audit of its financial statements.

ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
         DIRECTOR INDEPENDENCE.  (Continued)

        The  limitations  included  in  the  Operating  Agreement
require  that  the  cumulative  reimbursements  to  the  Managing
Members and their affiliates for certain expenses will not exceed
an  amount  equal to the sum of (i) 20% of capital contributions,
(ii)  1% of gross revenues, plus an initial leasing fee of 3%  of
gross  revenues for the first five years of the original term  of
each lease, (iii) 3% of Net Proceeds of Sale, and (iv) 10% of Net
Cash  Flow  less  the Net Cash Flow actually distributed  to  the
Managing Members. The cumulative reimbursements subject  to  this
limitation  are reimbursements for (i) organization and  offering
expenses, including commissions, (ii) acquisition expenses, (iii)
services  provided  in the sales effort of properties,  and  (iv)
expenses  of  controlling persons and overhead expenses  directly
attributable   to  the  forgoing  services  or  attributable   to
administrative   services.  As  of  December  31,   2007,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  Managing Members or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2007.

Person or Entity                                      Amount Incurred From
 Receiving                Form and Method         Inception (December 7, 2000)
Compensation              of Compensation             To December 31, 2007

AEI Securities, Inc.  Selling Commissions equal to 10%       $2,482,128
                      of proceeds, most of which were
                      reallowed to Participating Dealers.

Managing Members      Reimbursement at Cost for other        $1,200,499
and Affiliates        Organization and Offering Costs.

Managing Members      Reimbursement at Cost for all          $  219,031
and Affiliates        Acquisition Expenses.

Managing Members      Reimbursement at Cost for all          $1,288,229
and Affiliates        Administrative Expenses attributable
                      to the Fund, including all expenses
                      related to management of the Fund's
                      properties and all other transfer agency,
                      reporting, Member relations and other
                      administrative functions.

Managing Members      Reimbursement at Cost for all expenses $  341,283
and Affiliates        related to the disposition of the
                      Fund's properties.

Managing Members      3% of Net Cash Flow in any fiscal year.$  216,404


ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
         DIRECTOR INDEPENDENCE.  (Continued)

Person or Entity                                      Amount Incurred From
 Receiving                Form and Method         Inception (December 7, 2000)
Compensation              of Compensation             To December 31, 2007

Managing Members      1% of distributions of Net Proceeds    $   13,720
                      of Sale Until Limited Members have
                      received an amount equal to (a) their
                      Adjusted Capital Contributions,  plus
                      (b) an amount equal to 7% 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 thereafter.

                             PART IV

ITEM 13.  EXHIBITS.

     3.1   Certificate of Limited Liability Company (incorporated
     by   reference   to   Exhibit  3.1   of   the   registrant's
     Registration  Statement on Form SB-2 filed on  December  29,
     2000 [File No. 333-52960]).

     3.2  Operating Agreement to the Prospectus (incorporated  by
     reference  to  Exhibit  A  of the registrant's  Registration
     Statement  on  Form 424B3 filed on June 18, 2001  [File  No.
     333-52960]).

     10.1  Net  Lease Agreement dated September 23, 2002  between
     the  Company and Kona Restaurant Group, Inc. relating to the
     Property  at  10025  W  San  Juan Way,  Littleton,  Colorado
     (incorporated  by reference to Exhibit 10.2 of  Form  10-QSB
     filed November 14, 2002).

     10.2  Assignment and Assumption of Lease dated  November  7,
     2002  between the Company, AEI Private Net Lease  Millennium
     Fund Limited Partnership and McKnight Road Development,  LLC
     relating  to the Property at 7381 McKnight Road, Pittsburgh,
     Pennsylvania (incorporated by reference to Exhibit  10.4  of
     Form 10-QSB filed November 14, 2002).

     10.3 First Amendment to Net Lease Agreement dated April  10,
     2003  between  the Company and Kona Restaurant  Group,  Inc.
     relating  to  the  Property  at  10025  W.  San  Juan   Way,
     Littleton,  Colorado (incorporated by reference  to  Exhibit
     10.2 of Form 8-K filed April 23, 2003).

     10.4  Assignment  and Assumption of Lease  dated  April  30,
     2004  between  the Company, AEI Net Lease  Income  &  Growth
     Fund  XX  Limited Partnership and PRECO II CRIC LLC relating
     to   the  Property  at  5503  Milan  Road,  Sandusky,   Ohio
     (incorporated  by reference to Exhibit 10.2 of  Form  10-QSB
     filed May 14, 2004).

     10.5 Assignment and Assumption of Lease dated March 18,
     2005 between the Company, AEI Income & Growth Fund XXI
     Limited Partnership, AEI Income & Growth Fund 25 LLC, AEI
     Private Net Lease Millennium Fund Limited Partnership and
     Silver Capital Net Lease Fund II, LLC relating to the
     Property at 1977 Thornton Road, Lithia Springs, Georgia
     (incorporated by reference to Exhibit 10.2 of Form 10-QSB
     filed May 13, 2005).

     10.6 Purchase Agreement dated May 3, 2006 between the
     Company and Champps Operating Corporation relating to the
     Property at 11681 Westheimer Road, Houston, Texas
     (incorporated by reference to Exhibit 10.1 of Form 10-QSB
     filed May 12, 2006).

     10.7 Assignment and Assumption of Purchase and Sale
     Agreement dated May 24, 2006 between the Company, AEI
     Income & Growth Fund 26 LLC and AEI Fund Management, Inc.
     relating to the Property at 65 North University Boulevard,
     Middletown, Ohio (incorporated by reference to Exhibit 10.1
     of Form 10-QSB filed August 14, 2006).


ITEM 13.  EXHIBITS.  (Continued)

     10.8 Assignment and Assumption of Lease dated May 31, 2006
     between the Company, AEI Income & Growth Fund 26 LLC and
     Blue Bell Partners, LLC relating to the Property at 65
     North University Boulevard, Middletown, Ohio (incorporated
     by reference to Exhibit 10.2 of Form 10-QSB filed August
     14, 2006).

     10.9 Contract of Sale dated August 17, 2006 between the
     Company, various other property owners and Compson Holding
     Corporation relating to the Property at 16778 Interstate 45
     South, Conroe (Woodlands), Texas (incorporated by reference
     to Exhibit 10.1 of Form 10-QSB filed November 9, 2006).

     10.10     Assignment and Assumption of Purchase Agreement
     dated September 11, 2006 between the Company and AEI Fund
     Management, Inc. relating to the Property at 8310 E. 96th
     Street, Fishers, Indiana (incorporated by reference to
     Exhibit 10.1 of Form 8-K filed September 26, 2006).

     10.11     Net Lease Agreement dated September 21, 2006
     between the Company and Apple Indiana II LLC relating to
     the Property at 8310 E. 96th Street, Fishers, Indiana
     (incorporated by reference to Exhibit 10.2 of Form 8-K
     filed September 26, 2006).

     10.12     Purchase Agreement dated November 22, 2007
     between the Company and the Breshears Family Trust of 1990
     relating to the Property at 9460 W. 179th Street, Tinley
     Park, Illinois (incorporated by reference to Exhibit 10.1
     of Form 8-K filed December 12, 2007).

     31.1  Certification of Chief Executive Officer  of  Managing
     Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
     Section 302 of the Sarbanes-Oxley Act of 2002.

     31.2  Certification of Chief Financial Officer  of  Managing
     Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a))  and
     Section 302 of the Sarbanes-Oxley Act of 2002.

     32    Certification  of Chief Executive  Officer  and  Chief
     Financial  Officer  of Managing Member pursuant  to  Section
     906 of the Sarbanes-Oxley Act of 2002.

ITEM 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES.

        The  following  is a summary of the fees  billed  to  the
Company   by  Boulay,  Heutmaker,  Zibell  &  Co.  P.L.L.P.   for
professional  services rendered for the years ended December  31,
2007 and 2006:

     Fee Category                            2007       2006

     Audit Fees                           $  14,550   $ 13,650
     Audit-Related Fees                           0          0
     Tax Fees                                     0          0
     All Other Fees                               0          0
                                           ---------   --------
          Total Fees                      $  14,550   $ 13,650
                                           =========   ========

Audit  Fees  - Consists of fees billed for professional  services
rendered   for  the  audit  of  the  Company's  annual  financial
statements   and  review  of  the  interim  financial  statements
included  in  quarterly reports, and services that  are  normally
provided   by  Boulay,  Heutmaker,  Zibell  &  Co.  P.L.L.P.   in
connection with statutory and regulatory filings or engagements.

ITEM 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES.  (Continued)

Audit-Related  Fees - Consists of fees billed for  assurance  and
related  services that are reasonably related to the  performance
of  the  audit  or  review of financial statements  and  are  not
reported under "Audit Fees." These services include consultations
concerning financial accounting and reporting standards.

Tax  Fees - Consists of fees billed for professional services for
federal and state tax compliance, tax advice and tax planning.

All Other Fees - Consists of fees for products and services other
than the services reported above.

Policy   for  Preapproval  of  Audit  and  Permissible  Non-Audit
Services of Independent Auditors

       Before the Independent Auditors are engaged by the Company
to render audit or non-audit services, the engagement is approved
by Mr. Johnson acting as the Company's audit committee.


                           SIGNATURES

        In  accordance with Section 13 or 15(d) of  the  Exchange
Act, the registrant caused this report to be signed on its behalf
by the undersigned, thereunto duly authorized.


                               AEI INCOME & GROWTH FUND 24
                               Limited Liability Company
                               By: AEI Fund Management XXI, Inc.
                                   Its Managing Member


March 24, 2008                 By:/s/ Robert P Johnson
                                      Robert  P. Johnson, President
                                      and Director
                                      (Principal Executive Officer)


        In accordance with the Exchange Act, 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 Officer)  March 24, 2008
   Robert P. Johnson and Sole Director of Managing Member


/s/Patrick W Keene   Chief Financial Officer and Treasurer    March 24, 2008
   Patrick W. Keene  (Principal Accounting Officer)