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, 2004

               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 pursuant to Section 12(b) of the Act:
                                 Name of each exchange on
     Title of each class             which registered
             None                          None

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

                   Limited Liability Company Units
                        (Title of class)

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]

The  Issuer's revenues for the year ended December 31, 2004  were
$1,683,987.

As  of  February 28, 2005, there were 24,831.283 Units of limited
membership  interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $24,831,283.

               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 triple 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  all commercial, single tenant buildings leased under  triple
net leases.

        The Company's properties were purchased with subscription
proceeds 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.  In addition,  certain
lessees  may  be granted options to purchase properties  after  a
specified  portion  of the lease term has elapsed.   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 will be 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  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses  which  entitle  the  Company  to  receive
additional rent in future years based on stated rent increases.

        The leases provide the lessees with two to four five-year
renewal options subject to the same terms and conditions  as  the
initial lease. Certain lessees may be granted options to purchase
the  property at a formula price, which would exceed the original
cost.  The actual sale price of a property to a lessee may or may
not   exceed  original  cost  depending  on  market   and   other
conditions.

Property Activity

        On May 22, 2002, the Company purchased a Children's World
daycare  center  in  Tinley Park, Illinois for  $1,901,845.   The
property is leased to Knowledge Learning Enterprises, Inc.  under
a  Lease  Agreement with a primary term of 15  years  and  annual
rental payments of $180,212.

        On November 7, 2002, the Company purchased a 72% interest
in   a  Jared  Jewelry  store  in  Pittsburgh,  Pennsylvania  for
$2,620,893.   The  property is leased to Sterling  Jewelers  Inc.
under  a  Lease  Agreement with a primary term of  20  years  and
annual  rental payments of $240,285.  The remaining  interest  in
the  property  was purchased by AEI Private Net Lease  Millennium
Fund Limited Partnership, an affiliate of the Company.

        On  April 8, 2002, the Company purchased a parcel of land
in  Houston, Texas for $1,211,500. The Company obtained title  to
the  land  in the form of an undivided fee simple interest.   The
land  is leased to Champps Entertainment of Texas, Inc. (Champps)
under  a  Lease  Agreement with a primary term of  20  years  and
annual  rental  payments  of $121,150.  Simultaneously  with  the
purchase   of  land,  the  Company  entered  into  a  Development
Financing  Agreement under which the Company  advanced  funds  to
Champps for the construction of a Champps Americana restaurant on
the  site.  Pursuant to the Lease, any improvements to  the  land
during  the term of the Lease became the property of the  lessor.
The  Company charged interest on the advances at a rate  of  10%.
On  December  18, 2002, after the development was completed,  the
Lease Agreement was amended to require annual rental payments  of
$316,500.   Total acquisition costs, including the  cost  of  the
land, were $3,106,301.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        On September 23, 2002, the Company purchased a parcel  of
land  in  Littleton, Colorado for $784,052.  The Company obtained
title  to  the  land  in  the form of  an  undivided  fee  simple
interest.   The  land  is leased to Kona Restaurant  Group,  Inc.
(KRG) under a Lease Agreement with a primary term of 17 years and
annual  rental  payments  of $78,405.   Simultaneously  with  the
purchase   of  land,  the  Company  entered  into  a  Development
Financing Agreement under which the Company advanced funds to KRG
for the construction of a Johnny Carino's restaurant on the site.
Pursuant  to the Lease, any improvements to the land  during  the
term of the Lease became the property of the lessor.  The Company
charged interest on the advances at a rate of 10%.  On April  10,
2003,  after  the development was completed, the Lease  Agreement
was amended to require annual rental payments of $223,500.  Total
acquisition  costs,  including  the  cost  of  the   land,   were
$2,223,755.

        On  August  8,  2003,  the Company purchased  a  Pancho's
restaurant in Round Rock, Texas for $1,809,513.  The property  is
leased  to  Austin Pancho's I, LLC (API) under a Lease  Agreement
with  a  primary term of 20 years and annual rental  payments  of
$191,625.  In December 2003, API reported to the Company that  it
was  experiencing financial problems as a result  of  lower  than
expected  sales.   API  has not made its  rental  payments  since
November 2003.  At December 31, 2004, API owed $207,594 for  past
due  rent,  which has not been accrued due to the uncertainty  of
collection.  During 2004, the Company incurred $106,434  of  real
estate tax expense related to 2003 and 2004 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 lessee.  The Company has  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  is
continuing  to  pursue  its legal options  to  collect  past  due
amounts and any damages from API and the guarantors of the Lease.
It is too early to predict the outcome of any such efforts.

        Commencing  on  December 26, 2003, API arranged  for  the
franchisor  of  Pancho's to operate the restaurant  as  the  best
means  of  generating cash flow to meet API's lease  obligations.
In  November  2004,  the  franchisor closed  the  restaurant  and
returned possession of the property to the Company.  The  Company
has  listed  the property for sale or lease with  a  real  estate
broker  in the Austin area.  Even if a new lease can be arranged,
it  is likely the Company will attempt to sell the property.   As
of  June  30, 2004, based on an analysis of market conditions  in
the  area,  the  Company determined the property is  impaired  in
accordance  with  the  requirements  of  Statement  of  Financial
Accounting  Standards No. 144, Accounting for the  Impairment  or
Disposal  of  Long-Lived  Assets.  As a  result,  in  the  second
quarter  of  2004, a charge to discontinued operations  for  real
estate  impairment  of  $434,065 was recognized,  which  was  the
difference  between the book value at June 30, 2004 of $1,784,065
and  the  estimated  fair value of $1,350,000.   The  charge  was
recorded  against the cost of the land and building.  At December
31,  2004,  the property was classified as Real Estate  Held  for
Sale.

        On  August 27, 2003, the Company purchased a 23% interest
in   a  Garden  Ridge  retail  store  in  Woodlands,  Texas   for
$1,912,690.  The property is leased to Garden Ridge, L.P. under a
Lease Agreement with a primary term of 20 years and annual rental
payments  of  $216,783.  The remaining interests in the  property
were purchased by AEI Real Estate Fund XVIII Limited Partnership,
AEI  Income & Growth Fund XXII Limited Partnership and  AEI  Real
Estate Fund XV Limited Partnership, affiliates of the Company.
ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        In  February  2004,  Garden Ridge, L.P.  (GR)  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported  rejecting the leases of nine of 44  stores  and  it  is
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners to
arrive  at an agreement to modify rental terms that would  induce
GR  to  affirm the Lease for this property.  GR and the  property
owners  subsequently agreed to a lease amendment  to  reduce  the
annual rent by 23%, with a 10% rent increase on January 1,  2008.
The  amendment  provides for additional rental  payments  if  the
store's sales exceed certain stated amounts.  The amendment  also
calls for the owners to waive rent for one month during the first
six  months  following the bankruptcy court's  approval  of  GR's
affirmation  of the Lease.  The lease amendment and  confirmation
of  GR's plan of reorganization have not yet been approved by the
court.

        With  the  exception of February, GR has made all  rental
payments  due  under its current lease.  The Company  expects  to
continue  to receive all scheduled rents in future months  unless
the  Lease is rejected by GR.  If the Lease is affirmed, GR  will
be  obligated to comply with all Lease terms as amended.  As part
of the lease amendment, if GR pays the rent for February, it will
be  entitled to credit an equal amount against any installment of
rent due after the Lease is affirmed.  If GR does not affirm  the
Lease  and the Lease is rejected, the rent for February  will  be
considered  a  pre-petition  unsecured  obligation  that   would,
together  with  the Company's other allowable damage  claims,  be
paid  pursuant to a court-confirmed plan of reorganization  on  a
prorata basis with other unsecured claims to the extent funds are
available.   If  the Lease is rejected, GR would be  required  to
return  possession of the property to the Company and the Company
would  be  responsible  for real estate  taxes  and  other  costs
associated with maintaining the property.

        During  the  fourth  quarter of 2003,  the  Company  sold
76.8156%  of  the Children's World daycare center in  Round  Lake
Beach, Illinois, in six separate transactions, to unrelated third
parties.   The  Company  received  total  net  sale  proceeds  of
$1,744,910, which resulted in a net gain of $486,657.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,342,850 and $84,597, respectively.

        During  the first quarter of 2004, the Company  sold  its
remaining  23.1844%  interest  in the  Children's  World  daycare
center, in two separate transactions, to unrelated third parties.
The  Company received total net sale proceeds of $509,345,  which
resulted  in a net gain of $130,829.  At December 31,  2003,  the
property was classified as Real Estate Held for Sale with a  book
value of $378,516.

        On  September  19,  2003,  the Company  purchased  a  26%
interest  in  a  Winn-Dixie  store in Panama  City,  Florida  for
$1,203,610.   The  property is leased to  Winn-Dixie  Montgomery,
Inc. under a Lease Agreement with a primary term of 20 years  and
annual  rental payments of $97,240.  The remaining  interests  in
the property were purchased by AEI Net Lease Income & Growth Fund
XIX  Limited Partnership and AEI Income & Growth Fund XXI Limited
Partnership, affiliates of the Company.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        During  the fourth quarter of 2003, the Company sold  its
interest  in  the Winn-Dixie store, in two separate transactions,
to  unrelated third parties.  The Company received total net sale
proceeds of $1,410,400, which resulted in a net gain of $216,445.
The  total  cost  and  related accumulated  depreciation  of  the
interests sold was $1,203,610 and $9,655, respectively.

        On December 10, 2003, the Company purchased Tia's Tex-Mex
restaurants  in  Tampa,  Florida  and  Salisbury,  Maryland   for
$2,563,839  and  $2,013,502, respectively.   The  properties  are
leased  to  Tia's Florida LLC and Tia's Maryland LLC under  Lease
Agreements  with  primary  terms of 15 years  and  annual  rental
payments of $260,100 and $204,000, respectively.  As part of  the
acquisition  agreement,  the lessee agreed  to  pay  the  Company
interest  at an annual rate of 6% on the proposed purchase  price
of  the  properties for the period from September 3, 2003 to  the
date the acquisition was completed.  The Company received $73,299
of interest income from this agreement.

       On April 30, 2004, the Company purchased a 55% interest in
an  Applebee's restaurant in Sandusky, Ohio for $1,561,271.   The
property is leased to Apple Ohio LLC under a Lease Agreement with
a  primary  term  of  20  years and  annual  rental  payments  of
$118,867.   The remaining interest in the property was  purchased
by  AEI Net Lease Income & Growth Fund XX Limited Partnership, an
affiliate of the Company.

        Subsequent to December 31, 2004, the Company purchased  a
14%  interest  in  a  CarMax auto superstore in  Lithia  Springs,
Georgia for approximately $1,305,000.  The property is leased  to
CarMax  Auto  Superstores, Inc. under a Lease  Agreement  with  a
remaining  primary term of 13.4 years and annual rental  payments
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.

Major Tenants

        During  2004, six tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 96% of total rental revenue in 2004.  It
is  anticipated  that,  based  on  the  minimum  rental  payments
required  under  the leases, each major tenant will  continue  to
contribute  more than ten percent of rental revenue in  2005  and
future   years.   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 offer  the
potential  for  (i) regular cash distributions of  lease  income;
(ii)  growth  in lease income through rent escalation provisions;
(iii) preservation of capital through all-cash transactions; (iv)
capital  growth through appreciation in the value of  properties;
and  (v)  stable  property  performance through  long-term  lease
contracts.  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 triple net leases, which are
classified  as operating leases.  The Company holds an  undivided
fee simple interest in the properties.

        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, 2004.

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

Children's World                            Knowledge
Daycare Center                              Learning
 Tinley Park, IL  5/22/02    $1,901,845  Enterprises, Inc.   $180,212  $19.94

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

Champps                                      Champps
Americana Restaurant                      Entertainment
 Houston, TX     12/18/02    $3,106,301   of Texas, Inc.     $316,500  $29.86


ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

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

Johnny Carino's                               Kona
Restaurant                                 Restaurant
 Littleton, CO    4/10/03    $2,223,755    Group, Inc.       $225,735  $34.54

Pancho's Restaurant                     Austin Pancho's I,
 Round Rock, TX    8/8/03    $1,809,513       LLC            $191,625  $29.18

Garden Ridge
Retail Store
 Woodlands, TX                           Garden Ridge,
 (23.0%)          8/27/03    $1,912,690       L.P.           $216,783  $ 8.44

Tia's Tex-Mex
Restaurant                               Tia's Florida,
 Tampa, FL       12/10/03    $2,563,839       LLC            $260,100  $45.31

Tia's Tex-Mex
Restaurant                               Tia's Maryland,
 Salisbury, MD   12/10/03    $2,013,502       LLC            $204,000  $38.94

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


        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 interests in the Garden Ridge
retail  store  are  owned by AEI Real Estate Fund  XVIII  Limited
Partnership,  AEI  Income & Growth Fund XXII Limited  Partnership
and  unrelated  third  parties.  The remaining  interest  in  the
Applebee's restaurant is owned by AEI Net Lease Income  &  Growth
Fund XX Limited Partnership.

        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.

        The  initial  Lease terms are 20 years,  except  for  the
Children's   World   daycare  center  and   the   Tia's   Tex-Mex
restaurants,  which have Lease terms of 15 years and  the  Johnny
Carino's  restaurant, which has a Lease term of  17  years.   The
Leases contain renewal options which may extend the Lease term an
additional  15 years, except the Jared Jewelry store, the  Garden
Ridge retail store, the Applebee's restaurant and the Tia's  Tex-
Mex  restaurants, which have renewal options that may extend  the
Lease term an additional 20 years.

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

        Pursuant to the Lease Agreement, 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 except for properties whose book value  was
reduced  by  a real estate impairment loss pursuant to  Financial
Accounting Standards Board Statement No. 144, "Accounting for the
Impairment  or Disposal of Long-Lived Assets."  The  real  estate
impairment loss, which was recorded against the book cost of  the
land  and  depreciable  property,  was  not  recognized  for  tax
purposes.

        With  the  exception of the Pancho's restaurant discussed
earlier, 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, 2004, there were 696 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 $39,205 and $38,278 were made to the
Managing Members and $1,489,876 and $1,425,074 were made  to  the
Limited   Members   in   2004   and  2003,   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.


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

        As  part  of the Limited Members' distributions discussed
above,  the Company distributed $330,000 and $278,300 of proceeds
from property sales in 2004 and 2003, 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 of the Units, 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.  During the period  covered  by  this
report, the Company did not purchase any Units.

Other Information

        The  Company is required, pursuant to NASD 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,  2004, the Company's Units were valued  at  $1,059.
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,  2004 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 do they 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, taxation levels, the sufficiency  of
cash to meet operating expenses, rates of distribution, and other
matters.  These, and other forward looking statements made by our
managers, must be evaluated in the context of a number of factors
that   may   affect  our  financial  condition  and  results   of
operations, including the following:

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

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

    resolution by our managers of conflicts with which they
    may be confronted;

    the success of our managers 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 the lower of cost or estimated realizable
value.   The  Company  initially records the properties  at  cost
(including  capitalized acquisition expenses).   The  Company  is
required   to  periodically  evaluate  the  carrying   value   of
properties  to  determine  whether  their  realizable  value  has
declined.   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.  A change
in  these assumptions or analysis could 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, 2004  and  2003,  the
Company  recognized rental income from continuing  operations  of
$1,683,987 and $1,023,217, respectively.  In 2004, rental  income
increased  due  to  additional rent received from  five  property
acquisitions in 2003 and 2004.

        For  the  years  ended December 31, 2004  and  2003,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $223,133   and  $192,813,   respectively.    These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements  and correspondence to the Limited  Members.   These
expenses  were  higher  in 2004, when compared  to  2003,  mainly
because the Company's asset base was higher in 2004 from the sale
of  additional LLC Units.  During the same periods,  the  Company
incurred LLC administration and property management expenses from
unrelated  parties  of $41,974 and $44,932, 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.

        In February 2004, Garden Ridge, L.P. (GR), the lessee  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported  rejecting the leases of nine of 44  stores  and  it  is
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners to
arrive  at an agreement to modify rental terms that would  induce
GR  to  affirm the Lease for this property.  GR and the  property
owners  subsequently agreed to a lease amendment  to  reduce  the
annual rent by 23%, with a 10% rent increase on January 1,  2008.
The  amendment  provides for additional rental  payments  if  the
store's sales exceed certain stated amounts.  The amendment  also
calls for the owners to waive rent for one month during the first
six  months  following the bankruptcy court's  approval  of  GR's
affirmation  of the Lease.  The lease amendment and  confirmation
of  GR's plan of reorganization have not yet been approved by the
court.

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

        With  the  exception of February, GR has made all  rental
payments  due  under its current lease.  The Company  expects  to
continue  to receive all scheduled rents in future months  unless
the  Lease is rejected by GR.  If the Lease is affirmed, GR  will
be  obligated to comply with all Lease terms as amended.  As part
of the lease amendment, if GR pays the rent for February, it will
be  entitled to credit an equal amount against any installment of
rent due after the Lease is affirmed.  If GR does not affirm  the
Lease  and the Lease is rejected, the rent for February  will  be
considered  a  pre-petition  unsecured  obligation  that   would,
together  with  the Company's other allowable damage  claims,  be
paid  pursuant to a court-confirmed plan of reorganization  on  a
prorata basis with other unsecured claims to the extent funds are
available.   If  the Lease is rejected, GR would be  required  to
return  possession of the property to the Company and the Company
would  be  responsible  for real estate  taxes  and  other  costs
associated with maintaining the property.

        For  the  years  ended December 31, 2004  and  2003,  the
Company  recognized  interest income  of  $28,635  and  $159,176,
respectively.   In  2004, interest income decreased  due  to  the
Company  receiving interest income from construction advances  in
2003 and the Company having less money invested in a money market
account due to property acquisitions.  In 2003, the Company  also
recognized  interest from an agreement related to the acquisition
of  two  Tia's  Tex-Mex restaurants.  As part of the  acquisition
agreement,  the lessee agreed to pay the Company interest  at  an
annual  rate  of  6%  on  the  proposed  purchase  price  of  the
properties for the period from September 3, 2003 to the date  the
acquisition  was  completed.   The Company  received  $73,299  of
interest income from this agreement.

        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 and any  partial
sales  of the property to discontinued operations.  For the  year
ended  December  31,  2004, the Company recognized  a  loss  from
discontinued  operations of $603,658, representing rental  income
less  property management expenses and depreciation  of  $300,422
and  a  real  estate  impairment loss  of  $434,065,  which  were
partially  offset  by  a  gain  on disposal  of  real  estate  of
$130,829.   For  the  year ended December 31, 2003,  the  Company
recognized  income  from  discontinued  operations  of  $880,805,
representing rental income less property management expenses  and
depreciation of $177,703 and gain on disposal of real  estate  of
$703,102.

        During  the  fourth  quarter of 2003,  the  Company  sold
76.8156%  of  the Children's World daycare center in  Round  Lake
Beach, Illinois, in six separate transactions, to unrelated third
parties.   The  Company  received  total  net  sale  proceeds  of
$1,744,910, which resulted in a net gain of $486,657.  The  total
cost  and related accumulated depreciation of the interests  sold
was $1,342,850 and $84,597, respectively.

        During  the first quarter of 2004, the Company  sold  its
remaining  23.1844%  interest  in the  Children's  World  daycare
center   in   Round  Lake  Beach,  Illinois,  in   two   separate
transactions,  to unrelated third parties.  The Company  received
total net sale proceeds of $509,345, which resulted in a net gain
of  $130,829.  At December 31, 2003, the property was  classified
as Real Estate Held for Sale with a book value of $378,516.


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

        During  the fourth quarter of 2003, the Company sold  its
interest in the Winn-Dixie store in Panama City, Florida, in  two
separate  transactions, to unrelated third parties.  The  Company
received total net sale proceeds of $1,410,400, which resulted in
a  net  gain of $216,445.  The total cost and related accumulated
depreciation  of  the interests sold was $1,203,610  and  $9,655,
respectively.

       In December 2003, Austin Pancho's I, LLC (API), the lessee
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 has  not  made  its  rental
payments  since  November 2003.  At December 31, 2004,  API  owed
$207,594 for past due rent, which has not been accrued due to the
uncertainty  of  collection.  During 2004, the  Company  incurred
$106,434  of  real estate tax expense related to  2003  and  2004
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 lessee.  The Company
has  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 is continuing to  pursue  its  legal
options to collect past due amounts and any damages from API  and
the  guarantors  of the Lease.  It is too early  to  predict  the
outcome of any such efforts.

        Commencing  on  December 26, 2003, API arranged  for  the
franchisor  of  Pancho's to operate the restaurant  as  the  best
means  of  generating cash flow to meet API's lease  obligations.
In  November  2004,  the  franchisor closed  the  restaurant  and
returned possession of the property to the Company.  The  Company
has  listed  the property for sale or lease with  a  real  estate
broker  in the Austin area.  Even if a new lease can be arranged,
it  is likely the Company will attempt to sell the property.   As
of  June  30, 2004, based on an analysis of market conditions  in
the  area,  the  Company determined the property is  impaired  in
accordance  with  the  requirements  of  Statement  of  Financial
Accounting  Standards No. 144, Accounting for the  Impairment  or
Disposal  of  Long-Lived  Assets.  As a  result,  in  the  second
quarter  of  2004, a charge to discontinued operations  for  real
estate  impairment  of  $434,065 was recognized,  which  was  the
difference  between the book value at June 30, 2004 of $1,784,065
and  the  estimated  fair value of $1,350,000.   The  charge  was
recorded  against the cost of the land and building.  At December
31,  2004,  the property was classified as Real Estate  Held  for
Sale.

        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.

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

Liquidity and Capital Resources

        The  Company's primary sources of cash are proceeds  from
the  sale  of Units, interest income, rental income and  proceeds
from  the  sale  of  property.  Its  primary  uses  of  cash  are
investment  in real properties, payment of expenses  involved  in
the   sale  of  Units,  the  organization  of  the  Company,  the
management of properties, the administration of the Company,  and
the payment of distributions.

        The  Company generated $1,086,520 of cash from operations
during  the year ended December 31, 2004, representing net income
before  gain  on  sale  of real estate of $262,407  and  non-cash
expenses  of  $465,163  for depreciation and  $434,065  for  real
estate impairment, which were partially offset by $75,115 of  net
timing differences in the collection of payments from the lessees
and the payment of expenses.  The Company generated $1,208,879 of
cash  from  operations during the year ended December  31,  2003,
representing  net income before gain on sale of  real  estate  of
$855,428,  a  non-cash expense of $336,661 for  depreciation  and
$16,790  of net timing differences in the collection of  payments
from the lessees and the payment of expenses to our managers.

        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,   2004   and  2003,  the  Company  expended  $1,561,271   and
$10,061,158,   respectively,  to  invest   in   real   properties
(inclusive  of  acquisition expenses).  During  the  years  ended
December 31, 2004 and 2003, the Company generated cash flow  from
the sale of real estate of $509,345 and $3,155,310, respectively.

        On September 23, 2002, the Company purchased a parcel  of
land  in  Littleton, Colorado for $784,052.  Simultaneously  with
the  purchase  of  land, the Company entered into  a  Development
Financing Agreement under which the Company advanced funds to the
lessee  for  the construction of a Johnny Carino's restaurant  on
the site.  On April 10, 2003, the development was completed at  a
total cost of $2,223,755, including the cost of the land.

        On  August  8,  2003,  the Company purchased  a  Pancho's
restaurant  in Round Rock, Texas for $1,809,513.  On  August  27,
2003,  the  Company purchased a 23% interest in  a  Garden  Ridge
retail  store  in Woodlands, Texas for $1,912,690.  On  September
19,  2003,  the Company purchased a 26% interest in a  Winn-Dixie
store  in  Panama City, Florida for $1,203,610.  On December  10,
2003,  the Company purchased Tia's Tex-Mex restaurants in  Tampa,
Florida  and  Salisbury, Maryland for $2,563,839 and  $2,013,502,
respectively.   On April 30, 2004, the Company  purchased  a  55%
interest  in  an  Applebee's restaurant  in  Sandusky,  Ohio  for
$1,561,271.

        Subsequent to December 31, 2004, the Company purchased  a
14%  interest  in  a  CarMax auto superstore in  Lithia  Springs,
Georgia for approximately $1,305,000.

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

        The  Company commenced the offering of LLC Units  to  the
public through a registration statement that became effective May
18,  2001  and  continued until May 17, 2003, when  the  extended
offering   period  expired.   The  Company  raised  a  total   of
$24,831,283 from the sale of 24,831.283 Units.  From subscription
proceeds,  the  Company paid organization and  syndication  costs
(which constitute a reduction of capital) of $3,682,627.

        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, 2004  and  2003,  the
Company  declared  distributions of  $1,529,081  and  $1,463,352,
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
$1,489,876  and  $1,425,074  and the  Managing  Members  received
distributions   of   $39,205  and  $38,278   for   the   periods,
respectively.

       During 2004 and 2003, the Company distributed $333,333 and
$281,111 of net sale proceeds to the Limited and Managing Members
as  part  of  their  quarterly distributions,  which  represented
$13.28  and  $11.21  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.

        Beginning  in  2004, 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 2004, the Company did not redeem any Units  from
the Limited Members.

       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, 2004 and 2003

Statements for the Years Ended December 31, 2004 and 2003:

     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, 2004 and 2003, 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.  An audit  includes
examining,  on a test basis, evidence supporting the amounts  and
disclosures in the financial statements.  An audit also  includes
assessing   the   accounting  principles  used  and   significant
estimates  made by management, as well as evaluating the  overall
financial  statement presentation.  We believe  that  our  audits
provide a reasonable basis for our opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI  Income & Growth Fund 24 LLC as of December 31, 2004  and
2003,  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.
                               Boulay, Heutmaker, Zibell & Co. P.L.L.P.
                                   Certified Public Accountants

Minneapolis, Minnesota
January 26, 2005

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

                             ASSETS

                                                 2004           2003
CURRENT ASSETS:
  Cash and Cash Equivalents                  $ 1,897,564    $ 3,643,275
  Receivables                                     42,602         15,969
                                              -----------    -----------
      Total Current Assets                     1,940,166      3,659,244
                                              -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                         6,765,527      7,343,758
  Buildings and Equipment                     11,138,569     10,808,580
  Accumulated Depreciation                      (765,915)      (326,200)
                                              -----------    -----------
                                              17,138,181     17,826,138
  Real Estate Held for Sale                    1,350,000        378,516
                                              -----------    -----------
      Net Investments in Real Estate          18,488,181     18,204,654
                                              -----------    -----------
           Total  Assets                     $20,428,347    $21,863,898
                                              ===========    ===========

                      LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.       $    39,142    $   107,685
  Distributions Payable                          378,947        630,171
  Unearned Rent                                   20,061              0
                                              -----------    -----------
      Total Current Liabilities                  438,150        737,856
                                              -----------    -----------
MEMBERS' EQUITY:
  Managing Members' Equity                         1,151          6,879
  Limited Members' Equity, $1,000 per Unit;
   50,000 Units authorized;
   24,831  Units issued and outstanding       19,989,046     21,119,163
                                              -----------    -----------
      Total Members' Equity                   19,990,197     21,126,042
                                              -----------    -----------
       Total Liabilities and Members' Equity $20,428,347    $21,863,898
                                              ===========    ===========

 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

                                                   2004          2003

RENTAL INCOME                                  $ 1,683,987   $ 1,023,217

EXPENSES:
   LLC Administration - Affiliates                 223,133       192,813
   LLC Administration and Property
      Management - Unrelated Parties                41,974        44,932
      Depreciation                                 450,621       266,923
                                                -----------   -----------
        Total Expenses                             715,728       504,668
                                                -----------   -----------

OPERATING INCOME                                   968,259       518,549

OTHER INCOME:
   Interest Income                                  28,635       159,176
                                                -----------   -----------

INCOME FROM CONTINUING OPERATIONS                  996,894       677,725

Income (Loss) From Discontinued Operations        (603,658)      880,805
                                                -----------   -----------
NET INCOME                                     $   393,236   $ 1,558,530
                                                ===========   ===========
NET INCOME ALLOCATED:
   Managing Members                            $    33,477   $    47,781
   Limited Members                                 359,759     1,510,749
                                                -----------   -----------
                                               $   393,236   $ 1,558,530
                                                ===========   ===========
INCOME (LOSS) PER LLC UNIT:
   Continuing Operations                       $     38.94   $     30.54
   Discontinued Operations                          (24.45)        39.64
                                                -----------   -----------
         Total                                 $     14.49   $     70.18
                                                ===========   ===========
Weighted Average Units Outstanding                  24,831        21,528
                                                ===========   ===========

 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

                                                    2004          2003

CASH FLOWS FROM OPERATING ACTIVITIES:
    Net  Income                                 $   393,236   $ 1,558,530

   Adjustments To Reconcile Net Income
   To Net Cash Provided By Operating Activities:
     Depreciation                                   465,163       336,661
     Real Estate Impairment                         434,065             0
     Gain on Sale of Real Estate                   (130,829)     (703,102)
     (Increase) Decrease in Receivables             (26,633)       11,930
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                   (68,543)        4,860
     Increase in Unearned Rent                       20,061             0
                                                 -----------   -----------
             Total Adjustments                      693,284      (349,651)
                                                 -----------   -----------
        Net Cash Provided By
            Operating Activities                  1,086,520     1,208,879
                                                 -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                    (1,561,271)  (10,061,158)
   Proceeds from Sale of Real Estate                509,345     3,155,310
                                                 -----------   -----------
        Net Cash Used For
          Investing Activities                   (1,051,926)   (6,905,848)
                                                 -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Capital Contributions from Limited Members             0     9,855,529
   Organization and Syndication Costs                     0    (1,437,264)
   Increase (Decrease) in Distributions Payable    (251,224)      487,696
   Distributions to Members                      (1,529,081)   (1,463,352)
                                                 -----------   -----------
        Net Cash Provided By (Used For)
          Financing Activities                   (1,780,305)    7,442,609
                                                 -----------   -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                          (1,745,711)    1,745,640

CASH AND CASH EQUIVALENTS, beginning of period    3,643,275     1,897,635
                                                 -----------   -----------
CASH AND CASH EQUIVALENTS, end of period        $ 1,897,564   $ 3,643,275
                                                 ===========   ===========

 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, 2002 $ (2,624) $12,615,223  $12,612,599   14,975.75

  Capital Contributions           0    9,855,529    9,855,529    9,855.53

  Organization and
    Syndication Costs             0   (1,437,264)  (1,437,264)

  Distributions             (38,278)  (1,425,074)  (1,463,352)

  Net Income                 47,781    1,510,749    1,558,530
                            --------  ----------- -----------   ----------
BALANCE, December 31, 2003    6,879   21,119,163   21,126,042   24,831.28

  Distributions             (39,205)  (1,489,876)  (1,529,081)

  Net Income                 33,477      359,759      393,236
                            --------  -----------  -----------  ----------
BALANCE, December 31, 2004 $  1,151  $19,989,046  $19,990,197   24,831.28
                            ========  ===========  ===========  ==========

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(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 call 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, 2004 AND 2003

(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, 2004 AND 2003

(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  triple  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, 2004 AND 2003

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

       Real  estate is recorded at the lower of cost or estimated
       net  realizable value.  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 and any partial sales 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.

     Reclassification

       Certain  items  in  the prior year's financial  statements
       have  been  reclassified to conform to 2004  presentation.
       These   reclassifications  had  no  effect   on   Members'
       capital, net income or cash flows.

     Newly Issued Pronouncements

       The  Company  has considered the accounting pronouncements
       issued  after December 2003 and has determined  that  none
       of  these  pronouncements will have a material  impact  on
       its financial statements.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(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 23%  interest
       in  a  Garden Ridge retail store.  The remaining interests
       in  this property are 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 Real Estate Fund XV  Limited
       Partnership,  an  affiliate of the Company,  owned  a  21%
       interest in this property until the interest was sold,  in
       a  series  of transactions, to unrelated third parties  in
       2003.   The  Company owns a 55% interest in an  Applebee's
       restaurant.   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
       owned   a  26%  interest  in  a  Winn-Dixie  store.    The
       remaining interests in this property are owned by AEI  Net
       Lease  Income  &  Growth Fund XIX Limited Partnership  and
       AEI   Income   &  Growth  Fund  XXI  Limited  Partnership,
       affiliates of the Company, and unrelated third parties.

       AEI,  AFM  and  AEI  Securities, Inc. (ASI)  received  the
       following  compensation and reimbursements for  costs  and
       expenses from the Company:

                                        Total Incurred by the Company
                                        for the Year Ended December 31

                                                 2004          2003
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.                                     $ 240,491     $ 195,346
                                                ========      ========
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.                        $ 298,427     $  49,287
                                                ========      ========

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(3)  Related Party Transactions - (Continued)

                                         Total Incurred by the Company
                                         for the Year Ended December 31

                                                     2004         2003
c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Company. The amounts are net of
  financing and commitment fees and expense
  reimbursements received by the Company from
  the sellers and/or lessees in the amount of
  $2,750 and $96,493 for 2004 and 2003,
  respectively.                                $  27,509     $  69,946
                                                ========      ========
d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.        $  12,145     $  67,188
                                                ========      ========

e.ASI was the underwriter of the Company's offering.
  AEI Capital Corporation is the sole stockholder of ASI,
  which is a member of the National Association of
  Securities Dealers, Inc.  ASI received, as
  underwriting commissions 10% for sale of certain
  subscription Units (a majority of this amount was
  re-allowed to other participating broker/dealers).
  These costs are treated as a reduction of members'
  capital.                                     $       0     $ 985,553
                                                ========      ========
f.AEI is reimbursed for all costs incurred in
  connection with managing the Company's
  offering and organization.                   $       0     $ 331,548
                                                ========      ========
g.AEI is reimbursed for all direct expenses it
  has paid on the Company's behalf to third parties
  relating to the offering and organization of
  the Company.  These expenses included printing
  costs, legal and filing fees, direct
  administrative costs, underwriting costs and
  due diligence fees.                          $       0     $ 120,163
                                                ========      ========

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(4)  Investments in Real Estate -

     The Company leases its properties to various tenants through
     triple net leases, which are classified as operating leases.
     Under a triple net lease, the lessee is responsible for  all
     real  estate  taxes,  insurance,  maintenance,  repairs  and
     operating expenses of the property.  The initial Lease terms
     are 20 years, except for the Children's World daycare center
     and the Tia's Tex-Mex restaurants, which have Lease terms of
     15  years  and the Johnny Carino's restaurant, which  has  a
     Lease  term of 17 years.  The Leases contain renewal options
     which  may  extend  the Lease term an additional  15  years,
     except  the  Jared  Jewelry store, the Garden  Ridge  retail
     store,  the  Applebee's  restaurant and  the  Tia's  Tex-Mex
     restaurants, which have renewal options that may extend  the
     Lease term an additional 20 years.  The Leases contain  rent
     clauses which entitle the Company to receive additional rent
     in future years based on stated rent increases.

     The   Company's  properties  are  commercial,  single-tenant
     buildings.  The land for the Johnny Carino's restaurant  was
     acquired  in  2002  and construction of the  restaurant  was
     completed  in 2003.  The Pancho's restaurant was constructed
     in 1998 and acquired in 2003.  The Garden Ridge retail store
     was constructed in 2001 and acquired in 2003.  The Tia's Tex-
     Mex restaurant in Tampa, Florida was constructed in 1996 and
     acquired   in   2003.   The  Tia's  Tex-Mex  restaurant   in
     Salisbury, Maryland was constructed in 1999 and acquired  in
     2003.  The Applebee's restaurant was constructed in 1995 and
     acquired in 2004.  The remaining properties were constructed
     and  acquired in 2002.  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,  2004  are   as
     follows:

                                             Buildings and         Accumulated
Property                              Land     Equipment   Total  Depreciation

Children's World, Tinley Park, IL $  354,397 $ 1,547,448 $ 1,901,845  $162,482
Jared Jewelry, Pittsburgh, PA      1,366,403   1,254,490   2,620,893   106,632
Champps Americana, Houston, TX     1,271,182   1,835,119   3,106,301   167,835
Johnny Carino's, Littleton, CO       792,084   1,431,671   2,223,755   115,549
Garden Ridge, Woodlands, TX          560,418   1,352,272   1,912,690    74,375
Tia's Tex-Mex, Tampa, FL             950,543   1,613,296   2,563,839    67,220
Tia's Tex-Mex, Salisbury, MD         966,280   1,047,222   2,013,502    43,634
Applebee's, Sandusky, OH             504,220   1,057,051   1,561,271    28,188
                                   ---------  ----------  ----------   -------
                                  $6,765,527 $11,138,569 $17,904,096  $765,915
                                   =========  ==========  ==========   =======


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(4)  Investments in Real Estate - (Continued)

     On  September 23, 2002, the Company purchased  a  parcel  of
     land  in  Littleton,  Colorado  for  $784,052.  The  Company
     obtained  title to the land in the form of an undivided  fee
     simple  interest.   The land is leased  to  Kona  Restaurant
     Group,  Inc.  (KRG) under a Lease Agreement with  a  primary
     term  of  17  years  and annual rental payment  of  $78,405.
     Simultaneously  with  the  purchase  of  land,  the  Company
     entered  into a Development Financing Agreement under  which
     the Company advanced funds to KRG for the construction of  a
     Johnny  Carino's  restaurant on the site.  Pursuant  to  the
     Lease,  any improvements to the land during the term of  the
     Lease  become  the  property of  the  lessor.   The  Company
     charged interest on the advances at a rate of 10%. On  April
     10,  2003,  after the development was completed,  the  Lease
     Agreement  was amended to require annual rental payments  of
     $223,500.   Total acquisition costs, including the  cost  of
     the land, were $2,223,755.

     On  August 27, 2003, the Company purchased a 23% interest in
     a   Garden  Ridge  retail  store  in  Woodlands,  Texas  for
     $1,912,690.  The  property is leased to Garden  Ridge,  L.P.
     under a Lease Agreement with a primary term of 20 years  and
     annual rental payments of $216,783.

     In  February 2004, Garden Ridge, L.P. (GR) filed for Chapter
     11   bankruptcy  reorganization.   In  press  releases,   GR
     reported rejecting the leases of nine of 44 stores and it is
     attempting to renegotiate lease terms for its other  stores.
     The Woodlands store was not identified as one of the nine to
     be  closed.  GR entered into negotiations with the  property
     owners to arrive at an agreement to modify rental terms that
     would  induce GR to affirm the Lease for this property.   GR
     and  the  property  owners subsequently agreed  to  a  lease
     amendment to reduce the annual rent by 23%, with a 10%  rent
     increase  on  January 1, 2008.  The amendment  provides  for
     additional  rental  payments if  the  store's  sales  exceed
     certain  stated amounts.  The amendment also calls  for  the
     owners  to  waive rent for one month during  the  first  six
     months  following  the bankruptcy court's approval  of  GR's
     affirmation   of  the  Lease.   The  lease   amendment   and
     confirmation  of GR's plan of reorganization  have  not  yet
     been approved by the court.

     With  the  exception  of February, GR has  made  all  rental
     payments  due under its current lease.  The Company  expects
     to  continue to receive all scheduled rents in future months
     unless  the  Lease  is  rejected by GR.   If  the  Lease  is
     affirmed,  GR  will be obligated to comply  with  all  Lease
     terms  as  amended.  As part of the lease amendment,  if  GR
     pays the rent for February, it will be entitled to credit an
     equal  amount against any installment of rent due after  the
     Lease is affirmed.  If GR does not affirm the Lease and  the
     Lease  is rejected, the rent for February will be considered
     a  pre-petition  unsecured obligation that  would,  together
     with  the Company's other allowable damage claims,  be  paid
     pursuant  to a court-confirmed plan of reorganization  on  a
     prorata  basis  with other unsecured claims  to  the  extent
     funds are available.  If the Lease is rejected, GR would  be
     required to return possession of the property to the Company
     and  the Company would be responsible for real estate  taxes
     and other costs associated with maintaining the property.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(4)  Investments in Real Estate - (Continued)

     On  December  10, 2003, the Company purchased Tia's  Tex-Mex
     restaurants  in Tampa, Florida and Salisbury,  Maryland  for
     $2,563,839 and $2,013,502, respectively.  The properties are
     leased  to  Tia's Florida LLC and Tia's Maryland  LLC  under
     Lease  Agreements with primary terms of 15 years and  annual
     rental payments of $260,100 and $204,000, respectively.   As
     part of the acquisition agreement, the lessee agreed to  pay
     the Company interest at an annual rate of 6% on the proposed
     purchase  price  of  the  properties  for  the  period  from
     September 3, 2003 to the date the acquisition was completed.
     The  Company received $73,299 of interest income  from  this
     agreement.

     On  April 30, 2004, the Company purchased a 55% interest  in
     an  Applebee's restaurant in Sandusky, Ohio for  $1,561,271.
     The  property  is  leased to Apple Ohio LLC  under  a  Lease
     Agreement with a primary term of 20 years and annual  rental
     payments of $118,867.

     Subsequent to December 31, 2004, the Company purchased a 14%
     interest  in  a  CarMax auto superstore in  Lithia  Springs,
     Georgia  for  approximately  $1,305,000.   The  property  is
     leased  to  CarMax  Auto Superstores,  Inc.  under  a  Lease
     Agreement  with a remaining primary term of 13.4  years  and
     annual  rental payments 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.

     For  properties owned as of December 31, 2004,  the  minimum
     future rent payments required by the leases are as follows:

                       2005           $ 1,715,839
                       2006             1,718,111
                       2007             1,725,961
                       2008             1,811,513
                       2009             1,821,283
                       Thereafter      20,949,604
                                       -----------
                                      $29,742,311
                                       ===========

     There were no contingent rents recognized in 2004 and 2003.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(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 year ended December 31:

                                                 2004        2003
            Tenants             Industry

     Tia's Restaurant Group    Restaurant    $  464,100    $      N/A
     Champps Entertainment
        of Texas, Inc.         Restaurant       316,500       316,500
     Sterling Jewelers Inc.    Retail           240,285       240,285
     Kona Restaurant
        Group, Inc.            Restaurant       224,990       183,599
     Knowledge Learning
        Enterprises, Inc.      Child Care       184,111       333,541
     Garden Ridge L.P.         Retail           178,657           N/A
                                              ----------    ----------
     Aggregate rent revenue
      of major tenants                       $1,608,643    $1,073,925
                                              ==========    ==========
     Aggregate rent revenue
      of major tenants as a
      percentage of total rent revenue               96%           84%
                                              ==========    ==========

(6)  Discontinued Operations -

     During the fourth quarter of 2003, the Company sold 76.8156%
     of  the Children's World daycare center in Round Lake Beach,
     Illinois,  in six separate transactions, to unrelated  third
     parties.   The Company received total net sale  proceeds  of
     $1,744,910,  which resulted in a net gain of $486,657.   The
     total  cost  and  related accumulated  depreciation  of  the
     interests sold was $1,342,850 and $84,597, respectively.

     During  the  first  quarter of 2004, the  Company  sold  its
     remaining 23.1844% interest in the Children's World  daycare
     center  in  Round  Lake  Beach, Illinois,  in  two  separate
     transactions,  to  unrelated  third  parties.   The  Company
     received total net sale proceeds of $509,345, which resulted
     in  a  net  gain  of $130,829.  At December  31,  2003,  the
     property was classified as Real Estate Held for Sale with  a
     book value of $378,516.

     On  September 19, 2003, the Company purchased a 26% interest
     in   a   Winn-Dixie  store  in  Panama  City,  Florida   for
     $1,203,610.    The   property  is   leased   to   Winn-Dixie
     Montgomery, Inc. under a Lease Agreement with a primary term
     of 20 years and annual rental payments of $97,240.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(6)  Discontinued Operations - (Continued)

     During  the  fourth quarter of 2003, the  Company  sold  its
     interest   in   the  Winn-Dixie  store,  in   two   separate
     transactions,  to  unrelated  third  parties.   The  Company
     received  total  net  sale  proceeds  of  $1,410,400,  which
     resulted  in  a  net gain of $216,445.  The total  cost  and
     related  accumulated depreciation of the interests sold  was
     $1,203,610 and $9,655, respectively.

     During  2004 and 2003, the Company distributed $333,333  and
     $281,111  of  net sale proceeds to the Limited and  Managing
     Members  as  part  of  their quarterly distributions,  which
     represented  $13.28  and $11.21 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.

     On   August  8,  2003,  the  Company  purchased  a  Pancho's
     restaurant  in  Round  Rock,  Texas  for  $1,809,513.    The
     property is leased to Austin Pancho's I, LLC (API)  under  a
     Lease  Agreement with a primary term of 20 years and  annual
     rental payments of $191,625.  In December 2003, API reported
     to  the  Company that it was experiencing financial problems
     as  a result of lower than expected sales.  API has not made
     its  rental  payments since November 2003.  At December  31,
     2004,  API  owed $207,594 for past due rent, which  has  not
     been  accrued due to the uncertainty of collection.   During
     2004,  the  Company  incurred $106,434 of  real  estate  tax
     expense  related to 2003 and 2004 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 lessee.  The  Company  has  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  is continuing to pursue its legal  options  to
     collect  past due amounts and any damages from API  and  the
     guarantors  of  the Lease.  It is too early to  predict  the
     outcome of any such efforts.

     Commencing  on  December  26, 2003,  API  arranged  for  the
     franchisor of Pancho's to operate the restaurant as the best
     means   of   generating  cash  flow  to  meet  API's   lease
     obligations.   In November 2004, the franchisor  closed  the
     restaurant  and returned possession of the property  to  the
     Company.   The Company has listed the property for  sale  or
     lease with a real estate broker in the Austin area.  Even if
     a  new lease can be arranged, it is likely the Company  will
     attempt to sell the property.  As of June 30, 2004, based on
     an  analysis  of market conditions in the area, the  Company
     determined the property is impaired in accordance  with  the
     requirements of Statement of Financial Accounting  Standards
     No.  144, Accounting for the Impairment or Disposal of Long-
     Lived Assets.  As a result, in the second quarter of 2004, a
     charge to discontinued operations for real estate impairment
     of $434,065 was recognized, which was the difference between
     the  book  value  at  June 30, 2004 of  $1,784,065  and  the
     estimated fair value of $1,350,000.  The charge was recorded
     against the cost of the land and building.  At December  31,
     2004,  the property was classified as Real Estate  Held  for
     Sale.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(6)  Discontinued Operations - (Continued)

     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:

                                              2004       2003

     Rental Income                        $    3,900   $ 254,329
     Property Management Expenses           (289,780)     (6,888)
     Depreciation                            (14,542)    (69,738)
     Real Estate Impairment                 (434,065)          0
     Gain on Disposal of Real Estate         130,829     703,102
                                           ----------   ---------
          Income (Loss) from
            Discontinued Operations       $ (603,658)  $ 880,805
                                           ==========   =========

(7)  Members' Capital -

     Cash  distributions of $39,205 and $38,278 were made to  the
     Managing Members and $1,489,876 and $1,425,074 were made  to
     the  Limited Members for the years ended December  31,  2004
     and  2003, respectively.  The Limited Members' distributions
     represent  $60.00 and $66.20 per LLC Unit outstanding  using
     24,831  and 21,528 weighted average Units in 2004 and  2003,
     respectively.  The distributions represent $14.49 and $66.20
     per  Unit  of  Net Income and $45.51 and $-0-  per  Unit  of
     return   of   contributed  capital   in   2004   and   2003,
     respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above,  the  Company distributed $330,000  and  $278,300  of
     proceeds from property sales in 2004 and 2003, respectively.

     Beginning  in  2004,  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.  During 2004, the Company did not redeem any  Units
     from the Limited Members.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(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:

                                             2004        2003

     Net Income for Financial
      Reporting Purposes                  $  393,236   $1,558,530

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                     112,501       86,367

     Income Accrued for Tax Purposes
      Over Income for Financial
      Reporting Purposes                     245,721            0

     Property Expenses for Tax Purposes
      Under Expenses for Financial
      Reporting Purposes                     112,149            0

     Amortization of Start-Up and
      Organization Costs                      (2,939)      (2,939)

     Real Estate Impairment Loss
      Not Recognized for Tax Purposes        434,065            0

     Gain on Sale of Real Estate
      for Tax Purposes Under Gain
      for Financial Reporting Purposes        (9,399)     (41,549)
                                           ----------   ----------
           Taxable Income to Members      $1,285,334   $1,600,409
                                           ==========   ==========


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

 (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:

                                                2004          2003

     Members' Equity for
      Financial Reporting Purposes           $19,990,197   $21,126,042

     Adjusted Tax Basis of Investments
      in Real Estate Over Net Investments
      in Real Estate for Financial
         Reporting Purposes                      608,673        71,507

     Income Accrued for Tax Purposes
      Over Income for Financial
      Reporting Purposes                         245,721             0

     Property Expenses for Tax Purposes
      Under Expenses for Financial
      Reporting Purposes                         112,149             0

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

     Amortization of Start-Up and
      Organization Costs                          (9,307)       (6,368)

     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         $24,621,458   $24,865,206
                                              ===========   ===========


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2004 AND 2003

(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:

                                  2004                    2003
                         Carrying       Fair      Carrying       Fair
                          Amount        Value       Amount       Value

     Money Market Funds  $1,897,564  $1,897,564   $3,643,275  $3,643,275
                          ----------  ----------   ----------  ----------
      Total Cash and
       Cash Equivalents  $1,897,564  $1,897,564   $3,643,275  $3,643,275
                          ==========  ==========   ==========  ==========

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

       None.

ITEM 8A.  CONTROLS AND PROCEDURES.

       (a) Evaluation of 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  its  disclosure  controls   and
procedures (as defined in Rule 13a-14(c) under 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, the disclosure controls  and
procedures of the Company are adequately designed to ensure  that
information required to be disclosed by us in the reports we file
or   submit  under  the  Exchange  Act  is  recorded,  processed,
summarized  and  reported, within the time periods  specified  in
applicable rules and forms.

       (b)  Changes in internal controls

        There  were no significant changes made in the  Company's
internal controls during the most recent period covered  by  this
report that have materially affected, or are reasonably likely to
materially affect, the Company's internal control over  financial
reporting.

ITEM 8B.  OTHER INFORMATION.

       None.


                            PART III

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

        The registrant is a limited 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:

        Robert  P.  Johnson, age 60, 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 2005.  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
National Association of Securities Dealers, Inc. (NASD) and is  a
member  of the Security Investors Protection Corporation  (SIPC).
Mr.  Johnson  has  been president, a director and  the  principal
shareholder   of  AEI  Fund  Management,  Inc.,  a  real   estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in  twelve  limited partnerships and a managing member  in  three
LLCs.

        Patrick  W.  Keene,  age 45, 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 2005.  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.


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

       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,  2004.
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 2004 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 28, 2005:

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

   AEI Fund Management XXI, Inc.            0            0%
   1300 Wells Fargo Place
   30 East 7th Street, St. Paul, Minnesota 55101

   Robert P. Johnson                        0            0%
   1300 Wells Fargo Place
   30 East 7th Street, St. Paul, Minnesota 55101

   Patrick W. Keene                         0            0%
   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.

        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, 2004 and 2003.

        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,   2004,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.

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

        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, 2004.

Person or Entity                                    Amount Incurred From
 Receiving                  Form and Method     Inception (December 7, 2000)
Compensation                of Compensation         To December 31, 2004

EI Securities, Inc.  Selling Commissions equal to         $2,482,128
                     10% 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        $   68,910
and Affiliates       Acquisition Expenses

Managing Members     Reimbursement at Cost for all        $  605,899
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        $   79,333
and Affiliates       expenses related to the disposition
                     of the Fund's properties.

Managing Members     3% of Net Cash Flow in any fiscal    $   83,629
                     year.

Managing Members     1% of distributions of Net Proceeds  $    6,144
                     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.

                           Description

     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 April 8, 2002  between  the
     Company  and  Champps Entertainment of Texas, Inc.  relating
     to  the  Property at 11681 Westheimer Road,  Houston,  Texas
     (incorporated  by  reference to Exhibit  10.2  of  Form  8-K
     filed April 15, 2002).

     10.2  Net  Lease  Agreement dated May 22, 2002  between  the
     Company and ARAMARK Educational Resources, Inc. relating  to
     the  Property at 9460 W. 179th Street, Tinley Park, Illinois
     (incorporated  by  reference to Exhibit  10.1  of  Form  8-K
     filed on May 28, 2002).

     10.3  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 7, 2002).

     10.4  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 7, 2002).

     10.5  First Amendment to Net Lease Agreement dated  December
     18,  2002  between the Company and Champps Entertainment  of
     Texas,  Inc.  relating to the Property at  11681  Westheimer
     Road,  Houston, Texas (incorporated by reference to  Exhibit
     10.3 of Form 8-K filed December 23, 2002).

     10.6 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 16, 2003).

     10.7  Net  Lease Agreement dated August 8, 2003 between  the
     Company  and  Pancho's I, LLC relating to  the  Property  at
     2850  35  IH  North,  Round  Rock,  Texas  (incorporated  by
     reference  to  Exhibit 10.2 of Form 10-QSB filed  August  8,
     2003).

     10.8  Assignment of Purchase Agreement dated August 19, 2003
     between  the Company and AEI Fund Management, Inc.  relating
     to  the  Property  at  16778 I-45  South,  Woodlands,  Texas
     (incorporated  by  reference to Exhibit  10.1  of  Form  8-K
     filed September 6, 2003).

     10.9   Assignment   of  Lease,  Indemnity   and   Assumption
     Agreement  dated  August 27, 2003 between the  Company,  AEI
     Real  Estate  Fund XVIII Limited Partnership, AEI  Income  &
     Growth  Fund XXII Limited Partnership, AEI Real Estate  Fund
     XV  Limited  Partnership and Cypress/GR  Woodlands  I,  L.P.
     relating  to  the  Property at 16778 I-45 South,  Woodlands,
     Texas (incorporated by reference to Exhibit 10.2 of Form  8-
     K filed September 6, 2003).

     10.10       Assignment  of  Sale-Purchase  Agreement   dated
     August   19,   2003  between  the  Company  and   AEI   Fund
     Management,  Inc. relating to the Property at  3621  Highway
     231  North, Panama City, Florida (incorporated by  reference
     to Exhibit 10.3 of Form 10-QSB filed November 11, 2003).

ITEM 13.  EXHIBITS.  (Continued)

                           Description

     10.11      Assignment  and  Assumption  of  Lease  Agreement
     dated  September 19, 2003 between the Company, AEI Net Lease
     Income  & Growth Fund XIX Limited Partnership, AEI Income  &
     Growth   Fund   XXI  Limited  Partnership  and   Transmitter
     Crossing,  LLC relating to the Property at 3621 Highway  231
     North,  Panama City, Florida (incorporated by  reference  to
     Exhibit 10.4 of Form 10-QSB filed November 11, 2003).

     10.12      Assignment of Purchase Agreement  dated  November
     12,  2003 between the Company and AEI Fund Management,  Inc.
     relating  to  the Property at 1053 North Dale Mabry,  Tampa,
     Florida  (incorporated by reference to Exhibit 10.5 of  Form
     10-QSB filed November 11, 2003).

     10.13      Assignment of Purchase Agreement  dated  November
     12,  2003 between the Company and AEI Fund Management,  Inc.
     relating  to the Property at 2318 North Salisbury Boulevard,
     Salisbury,  Maryland (incorporated by reference  to  Exhibit
     10.6 of Form 10-QSB filed November 11, 2003).

     10.14      Net  Lease  Agreement  dated  December  10,  2003
     between the Company and Tia's Florida, LLC relating  to  the
     Property   at   1053  North  Dale  Mabry,   Tampa,   Florida
     (incorporated  by  reference to Exhibit  10.3  of  Form  8-K
     filed December 18, 2003).

     10.15      Net  Lease  Agreement  dated  December  10,  2003
     between the Company and Tia's Maryland, LLC relating to  the
     Property  at  2318  North  Salisbury  Boulevard,  Salisbury,
     Maryland (incorporated by reference to Exhibit 10.4 of  Form
     8-K filed December 18, 2003).

     10.16      Assignment of Purchase Agreement dated April  22,
     2004  between  the  Company and AEI  Fund  Management,  Inc.
     relating to the Property at 5503 Milan Road, Sandusky,  Ohio
     (incorporated  by reference to Exhibit 10.1 of  Form  10-QSB
     filed May 11, 2004).

     10.17      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 11, 2004).

     10.18     Assignment of Agreement of Purchase and Sale
     dated March 3, 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 AEI Fund Management, Inc. relating to the
     Property at 1977 Thornton Road, Lithia Springs, Georgia.

     10.19     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.

     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,
2004 and 2003:

     Fee Category                            2004       2003

     Audit Fees                           $  11,850   $ 11,433
     Audit-Related Fees                       2,038        500
     Tax Fees                                     0          0
     All Other Fees                               0          0
                                           ---------   --------
          Total Fees                      $  13,888   $ 11,933
                                           =========   ========


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.

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 18, 2005              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 18, 2005
    Robert P.Johnson  and Sole Director of Managing Member


/s/ Patrick W Keene   Chief Financial Officer and Treasurer    March 18, 2005
    Patrick W.Keene   (Principal Accounting Officer)