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, 2002

               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.)

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

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

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

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

                   Limited 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 Securities Exchange  Act  of
1934  during the past 12 months (or for such shorter period  that
the  registrant was required to file such reports), and  (2)  has
been subject to such filing requirements for the past 90 days.

                         Yes [X]    No

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

The  Issuer's  revenues  for year ended December  31,  2002  were
$537,720.

As  of  February 28, 2003, there were 16,734.825 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 $16,734,825.
               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 shareholder 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.   At
December 31, 2002, 14,975.754 Units ($14,975,754) were subscribed
and   accepted  by  the  Company.   The  Managing  Members   have
contributed capital of $1,000.  The Managing Member has  extended
the offering of Units to the earlier of completion of sale of all
Units or May 17, 2003.

        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.  As of December 31,  2002,  the
Company  had  purchased  five  properties,  including  a  partial
interest  in  one property, at a total cost of $10,140,133.   The
properties  are commercial, single tenant buildings leased  under
triple  net leases.  The Company is continuing to review  various
properties for acquisition until available subscription  proceeds
are fully committed.

        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 three 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.

        On  November 1, 2001, the Company purchased a  Children's
World   daycare  center  in  Round  Lake  Beach,   Illinois   for
$1,748,149.   The  property  is  leased  to  ARAMARK  Educational
Resources, Inc. under a Lease Agreement with a primary term of 15
years and annual rental payments of $166,535.

        The property was purchased from AEI Fund Management XVII,
Inc.   (AFMX),  an  affiliate  of  the  Managing  Members.   AFMX
purchased the property from ARAMARK Educational Resources,  Inc.,
an  unrelated third party, on March 30, 2001. The price  paid  by
the Company was equal to the price paid by AFMX plus the expenses
incurred  to  transfer ownership of the property to the  Company.
During  the  period the property was owned by AFMX, the  property
generated  net  income of $21,525, which was  also  paid  to  the
Company.   There  was  no  other  benefit  arising  out  of   the
transaction  to  the Managing Members or their  affiliates  apart
from compensation otherwise permitted by the Operating Agreement.

        On May 22, 2002, the Company purchased a Children's World
daycare  center  in  Tinley Park, Illinois for  $1,901,846.   The
property is leased to ARAMARK Educational Resources, 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
$2,617,080.   The  property is leased to Sterling  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 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.  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
$3,103,671.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        On September 23, 2002, the Company purchased a parcel  of
land  in  Littleton, Colorado for $769,387, including acquisition
expenses.   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 will advance funds to
KRG  for the construction of a Johnny Carino's restaurant on  the
site.   Through  December  31, 2002,  the  Company  had  advanced
$902,806  for  the construction of the property and was  charging
interest  on  the advances at a rate of 10%.  The total  purchase
price,  including  the  cost of the land, will  be  approximately
$2,305,000.   After  the  construction  is  complete,  the  Lease
Agreement  will be amended to require annual rental  payments  of
approximately $230,500.

Major Tenants

        During  2002, two tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in  aggregate  contributed 87% of total rental revenue  in  2002.
Because  the  Company  has  not  completed  its  acquisition   of
properties,  it is not possible to determine which  tenants  will
contribute more than ten percent of the Company's rental  revenue
in  2003  and  future years.  In the event that  certain  tenants
contribute  more  than ten percent of rental  revenue  in  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
leased to various tenants under triple net leases, which will  be
classified  as operating leases.  The Company holds an  undivided
fee simple interest in the properties.

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

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

       The following table is a summary of the properties that
the Company acquired and owned as of December 31, 2002.

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

Children's World                                ARAMARK
Daycare Center                                Educational
  Round Lake Beach, IL 11/1/01 $ 1,748,149  Resources, Inc. $ 166,535  $ 18.61

Children's World                                ARAMARK
Daycare Center                                Educational
  Tinley Park, IL      5/22/02 $ 1,901,846  Resources, Inc. $ 180,212  $ 19.94

Jared Jewelry Store
  Pittsburgh, PA
  (72.0%)              11/7/02  $2,617,080  Sterling, Inc.  $ 240,285  $ 57.74

Champps                                        Champps
Americana Restaurant                        Entertainment
  Houston, TX         12/18/02  $3,103,671  of Texas, Inc.  $ 316,500  $ 29.86

Johnny Carino's
Restaurant                                     Kona
  Littleton, CO                             Restaurant
  (land only) (1)      9/23/02  $  769,387  Group, Inc.     $ 78,405   $ 12.45

(1)   Restaurant was under construction as of December 31, 2002.

        The  property  listed  above  with  a  partial  ownership
percentage  is  owned  with an affiliate  of  the  Company.   The
remaining  interest in the Jared Jewelry Store is  owned  by  AEI
Private  Net  Lease  Millennium Fund Limited  Partnership.   Each
entity  owns a separate, undivided interest in the property.   No
specific  agreement or commitment exists between the entities  as
to  the management of their respective interests in the property,
and  the  entity  that holds more than a 50%  interest  does  not
control decisions over the other entity's interest.

        The  initial  Lease terms are 20 years,  except  for  the
Children's  World daycare centers, 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  which has renewal options which 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.

        Through  December 31, 2002, all properties  listed  above
were 100% occupied.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

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

       None.


                             PART II

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

        As of December 31, 2002, there were 403 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.  However,  beginning  in
September,  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.

        Cash  distributions of $11,816 and $474 and were made  to
the  Managing Members and $382,032 and $15,339 were made  to  the
Limited   Members   in   2002   and  2001,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash  Flow,  as  defined.   These  distributions  should  not  be
compared with dividends paid on capital stock by corporations.
ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

        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.

       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  some  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.

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

        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

       The Company was organized on November 21, 2000.  From this
date  until  initial  subscription proceeds  of  $1,922,964  were
released  from  escrow  on  October 31,  2001,  the  Company  had
received  only $1,000 of capital from the Managing  Members,  had
not conducted any business operations other than those related to
the offering and sale of units and had not admitted any investors
as  Limited  Members.  On November 1, 2001, the Company  acquired
its  first property, a Children's World daycare center  in  Round
Lake  Beach,  Illinois, for $1,748,149 from  an  affiliate.   The
price  paid  by the Company was equal to the price  paid  by  the
affiliate plus the expenses incurred to transfer ownership of the
property to the Company.  There was no other benefit arising  out
of  the  transaction to the Managing Members or their  affiliates
apart  from  compensation otherwise permitted  by  the  Operating
Agreement.

        For  the  year  ended  December  31,  2001,  the  Company
recognized  rental  income of $27,756,  representing  two  months
rental  income  on this property, and investment income  of  $732
from subscription proceeds temporarily invested in a money market
account.  The Company also received $21,525 representing the  net
income  earned  during the period the affiliate temporarily  held
the  Children's  World property.  This amount was transferred  to
the Company in accordance with the Operating Agreement.

        For  the  year  ended  December  31,  2002,  the  Company
recognized  rental income of $429,748 representing twelve  months
rent  from  one  property and rent from four properties  acquired
during the period.  As of December 31, 2002, the scheduled annual
rent  for  the five properties is $981,937.  For the  year  ended
December  31, 2002, the Company recognized investment  income  of
$107,972  from  subscription proceeds temporarily invested  in  a
money market account and from construction advances.

        During  the years ended December 31, 2001 and  2002,  the
Company  incurred  LLC  administration  expenses  payable  to  an
affiliate  of  the  Managing Members  of  $21,365  and  $148,697,
respectively.   These  administration expenses  included  initial
start-up costs and expenses associated with the management of the
properties, processing distributions, reporting requirements  and
correspondence  to the limited members.  During the  years  ended
December   31,   2001   and  2002,  the  Company   incurred   LLC
administration  and property management expenses  from  unrelated
parties  of  $722  and  $15,506,  respectively.   These  expenses
represented direct payments to third parties for legal and filing
fees,  direct administrative costs, outside audit and  accounting
costs, taxes, insurance, and other property costs.

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

        The  Company  generated $112,098 of cash from  operations
during the year ended December 31, 2001, including $19,040 of net
income,  a  non-cash  expense of $8,886 for depreciation  and  an
$84,172  increase in the payable to our managers  for  management
expenses.  The Company generated $364,271 of cash from operations
during  the year ended December 31, 2002, representing net income
of  $271,829  and a non-cash expense of $101,688 for depreciation
partially  offset by 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 2001, the  Company  used
$1,748,149 of cash to purchase the Children's World in Round Lake
Beach, Illinois.  During 2002, the Company expended $9,294,790 to
invest in real properties (inclusive of acquisition expenses).

        On May 22, 2002, the Company purchased a Children's World
daycare  center  in  Tinley Park, Illinois  for  $1,901,846.   On
November 7, 2002, the Company purchased a 72% interest in a Jared
Jewelry  store  in Pittsburgh, Pennsylvania for  $2,617,080.   On
April 8, 2002, the Company purchased a parcel of land in Houston,
Texas  for $1,211,500.  Simultaneously with the purchase of land,
the  Company entered into a Development Financing Agreement under
which  the  Company  advanced funds for  the  construction  of  a
Champps Americana restaurant on the site.  On December 18,  2002,
the  development  was  completed at a total cost  of  $3,103,671,
including the cost of the land.

        On September 23, 2002, the Company purchased a parcel  of
land  in  Littleton, Colorado for $769,387, including acquisition
expenses.  Simultaneously with the purchase of land, the  Company
entered  into a Development Financing Agreement under  which  the
Company  will  advance  funds for the construction  of  a  Johnny
Carino's restaurant on the site.  Through December 31, 2002,  the
Company  had  advanced  $902,806  for  the  construction  of  the
property and was charging interest on the advances at a  rate  of
10%.   The total purchase price, including the cost of the  land,
will be approximately $2,305,000.

        The  Company commenced the offering of LLC units  to  the
public through a registration statement that became effective May
18,  2001 and will continue until May 17, 2003, unless all 50,000
LLC  units are sold before then.  Through December 31, 2002,  the
Company raised a total of $14,975,754 from the sale of 14,975.754
units.  From subscription proceeds, the Company paid organization
and  syndication costs (which constitute a reduction of  capital)
of $2,245,363.

        After  completion of the acquisition phase, the Company's
primary  use of cash flow 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.
For  the  years  ended December 31, 2001 and  2002,  the  Company
declared  distributions  of $15,813 and  $393,848,  respectively,
which  were  distributed 97% to Limited Members  and  3%  to  the
Managing Members.

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

        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.

        The  Operating Agreement requires that all proceeds  from
the  sale  of units, subject to a reasonable reserve for  ongoing
operations, be invested or committed to investment in  properties
by  the  later of two years after the date the offering of  units
commences or six months after the offering terminates.

        Until capital is invested in properties, the Company will
remain   extremely   liquid.   After   completion   of   property
acquisitions, the Company will attempt to maintain a cash reserve
of  only  approximately  1%  of subscription  proceeds.   Because
properties  are  purchased for cash and leased  under  triple-net
leases,   this   is   considered   adequate   to   satisfy   most
contingencies.

ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.





                 AEI INCOME & GROWTH FUND 24 LLC

                  INDEX TO FINANCIAL STATEMENTS




                                                          Page

Report of Independent Auditors                             12

Balance Sheet as of December 31, 2002 and 2001             13

Statements for the Years Ended December 31, 2002 and 2001:

     Income                                                14

     Cash Flows                                            15

     Changes in Members' Equity                            16

Notes to Financial Statements                         17 - 26





                 REPORT OF INDEPENDENT AUDITORS





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, 2002 and 2001 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  auditing
standards  generally accepted in the United  States  of  America.
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, 2002  and
2001,  and  the results of its operations and its cash flows  for
the  years  then ended, in conformity with accounting  principles
generally accepted in the United States of America.








Minneapolis, Minnesota
January  21, 2003             Boulay, Heutmaker, Zibell & Co. P.L.L.P.
                              Certified Public Accountants
<page>
                 AEI INCOME & GROWTH FUND 24 LLC

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS

                                             2002       2001

CURRENT ASSETS:
  Cash and Cash Equivalents             $ 1,897,635  $1,358,780
  Receivables                                27,899           0
                                          ---------   ---------
      Total Current Assets                1,925,534   1,358,780
                                          ---------   ---------
INVESTMENTS IN REAL ESTATE:
  Land                                    4,173,535     415,230
  Buildings and Equipment                 5,966,598   1,332,919
  Construction in Progress                  902,806           0
  Accumulated Depreciation                (110,574)     (8,886)
                                          ---------   ---------
      Net Investments in Real Estate     10,932,365   1,739,263
                                          ---------   ---------
           Total Assets                 $12,857,899  $3,098,043
                                           ========   =========


                 LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.  $   102,825  $   84,172
  Distributions Payable                     142,475      15,813
                                          ---------   ---------
      Total Current Liabilities             245,300      99,985
                                          ---------   ---------
MEMBERS' EQUITY (DEFICIT):
  Managing Members' Equity                  (2,624)       1,037
  Limited Members' Equity, $1,000
      Unit Value; 50,000 Units
      authorized; 14,976 and 3,522
      Units issued and outstanding in
      2002  and  2001, respectively      12,615,223   2,997,021
                                          ---------   ---------
      Total Members' Equity              12,612,599   2,998,058
                                          ---------   ---------
           Total Liabilities and
           Members' Equity             $ 12,857,899  $3,098,043
                                         ==========   =========


 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



                                             2002       2001

INCOME:
   Rent                                   $ 429,748  $  27,756
   Investment Income                        107,972        732
   Miscellaneous Income                           0     21,525
                                          ---------  ---------
        Total Income                        537,720     50,013
                                          ---------  ---------

EXPENSES:
   LLC Administration - Affiliates          148,697     21,365
   LLC Administration and Property
      Management - Unrelated Parties         15,506        722
      Depreciation                          101,688      8,886
                                          ---------  ---------
        Total Expenses                      265,891     30,973
                                          ---------  ---------

NET INCOME                                $ 271,829  $  19,040
                                           ========   ========

NET INCOME ALLOCATED:
   Managing Members                       $   8,155  $     571
   Limited Members                          263,674     18,469
                                          ---------  ---------
                                          $ 271,829  $  19,040
                                           ========   ========

NET INCOME PER LLC UNIT
  (8,989 and 2,165 weighted
  average Units outstanding in
  2002 and 2001, respectively)            $   29.33  $    8.53
                                           ========   ========




 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


                                             2002       2001

CASH FLOWS FROM OPERATING ACTIVITIES:
    Net  Income                           $ 271,829  $  19,040

   Adjustments To Reconcile Net Income
   To Net Cash Provided By Operating Activities:
     Depreciation                           101,688      8,886
     Increase in Receivables               (27,899)          0
     Increase in Payable to
        AEI Fund Management, Inc.            18,653     84,172
                                          ---------  ---------
             Total Adjustments               92,442     93,058
                                          ---------  ---------
        Net Cash Provided By
            Operating Activities            364,271    112,098
                                          ---------  ---------

CASH FLOWS FROM INVESTING ACTIVITIES:
      Investments in Real Estate        (9,294,790) (1,748,149)
                                          ---------  ---------

CASH FLOWS FROM FINANCING ACTIVITIES:
   Capital Contributions from Limited
     Members                             11,453,600   ,522,154
   Organization and Syndication Costs   (1,717,040)  (528,323)
   Increase in Distributions Payable        126,662     15,813
   Distributions to Members               (393,848)   (15,813)
                                          ---------  ---------
        Net Cash Provided By
            Financing Activities          9,469,374  2,993,831
                                          ---------  ---------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                     538,855  1,357,780

CASH AND CASH EQUIVALENTS,
   beginning of period                    1,358,780      1,000
                                          ---------  ---------
CASH AND CASH EQUIVALENTS,
   end of period                         $1,897,635 $1,358,780
                                          =========  =========




 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, 2000           $ 1,000  $         0 $      1,000         0

  Capital Contributions                    0    3,522,154    3,522,154  3,522.15

  Organization and Syndication Costs    (60)    (528,263)    (528,323)

  Distributions                        (474)     (15,339)     (15,813)

  Net Income                             571       18,469       19,040
                                    --------    ---------     --------  --------
BALANCE, December 31, 2001             1,037    2,997,021    2,998,058  3,522.15

  Capital Contributions                    0   11,453,600   11,453,600 11,453.60

  Organization and Syndication Costs       0  (1,717,040)  (1,717,040)

  Distributions                     (11,816)    (382,032)    (393,848)

  Net Income                           8,155      263,674      271,829
                                    --------    ---------    ---------  --------
BALANCE, December 31, 2002          $(2,624)  $12,615,223  $12,612,599 14,975.75
                                    ========   ==========   ========== =========






 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, 2002 AND 2001

(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 shareholder of AFM,  serves
     as  the Special Managing Member and an affiliate of AFM, AEI
     Fund Management, Inc. (AEI), 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.
     Under the terms of the Operating Agreement, 50,000 LLC Units
     are  available for subscription which, if fully  subscribed,
     will  result  in  contributed Limited  Members'  capital  of
     $50,000,000.   The Company commenced operations  on  October
     31,  2001  when  minimum subscriptions of  1,500  LLC  Units
     ($1,500,000)   were   accepted.   At  December   31,   2002,
     14,975.754 Units ($14,975,754) were subscribed and  accepted
     by the Company.  The Managing Members contributed capital of
     $1,000.   The  Managing Member has extended the offering  of
     Units  to the earlier of completion of sale of all Units  or
     May 17, 2003.  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, 2002 AND 2001

(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, 2002 AND 2001

(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, the qualification of the Company as  such
       for  tax  purposes,  and the amount of  distributable  LLC
       income  or loss are subject to examination by federal  and
       state  taxing authorities.  If such an examination results
       in  changes  with respect to the Company qualification  or
       in  changes  to  distributable LLC  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  Company
       recognizes  rental revenue on the accrual basis  according
       to  the terms of the individual leases.  For leases  which
       contain   rental  increases  based  on  cost   of   living
       increases,  the increases are recognized in  the  year  in
       which they are effective.

       Real  estate is recorded at the lower of cost or estimated
       net  realizable value.  The 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.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2002 AND 2001

(2)  SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES - (Continued)

      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.

(3)  RELATED PARTY TRANSACTIONS -

      On  November  1, 2001, the Company purchased  a  Children's
      World  daycare  center in Round Lake  Beach,  Illinois  for
      $1,748,149.   The  property was  purchased  from  AEI  Fund
      Management XVII, Inc. (AFMX), an affiliate of the  Managing
      Members.    AFMX  purchased  the  property   from   ARAMARK
      Educational Resources, Inc., an unrelated third  party,  on
      March 30, 2001. The price paid by the Company was equal  to
      the  price  paid  by  AFMX plus the  expenses  incurred  to
      transfer ownership of the property to the Company.   During
      the  period  the property was owned by AFMX,  the  property
      generated  net income of $21,525, which was  also  paid  to
      the  Company.   There was no other benefit arising  out  of
      the   transaction   to  the  Managing  Members   or   their
      affiliates  apart from compensation otherwise permitted  by
      the Operating Agreement.

      The  Company  owns  a  72.0% 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.  Each entity owns
      a separate, undivided interest in the property.  No specific
      agreement or commitment exists between the entities as to the
      management of their respective interests in the property, and
      the entity that holds more than a 50% interest does not control
      decisions over the other entity's interest.

      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

                                                       2002       2001
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.                                           $  148,697 $  21,365
                                                       ========  ========
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 and accounting costs, taxes,
  insurance and other property costs.                $   15,506 $     722
                                                       ========  ========

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2002 AND 2001

(3)  RELATED PARTY TRANSACTIONS - (Continued)

                                          Total Incurred by the Company
                                          for the Year Ended December 31

                                                        2002       2001
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
  lessees in the amount of $155,693 for 2002.        $ (34,469) $   5,924
                                                       ========  ========
d.ASI was the underwriter of the Company's offering.
  Robert P. Johnson 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.                                           $1,144,360 $ 352,215
                                                       ========  ========
e.AEI is reimbursed for all costs incurred in
  connection with managing the Company's
  offering and organization.                         $ 275,820  $  61,599
                                                      ========   ========
f.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.  $ 296,860  $ 114,509
                                                      ========   ========

     The  payable  to  AEI Fund Management, Inc.  represents  the
     balance due for the services described in 3a, b, c,  e,  and
     f.   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, 2002 AND 2001

(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
     centers,  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  which has renewal options which 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 Children's World daycare center in Round Lake
     Beach,  Illinois  was constructed in 2000  and  acquired  in
     2001.   The  land  for  the Johnny Carino's  restaurant  was
     acquired in 2002 and construction of the restaurant will  be
     completed   in   2003.    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  and  related  accumulated
     depreciation at December 31, 2002 are as follows:

                                Buildings and          Accumulated
Property                  Land    Equipment    Total   Depreciation

Children's World,
  Round Lake Beach, IL $415,230 $ 1,332,919 $ 1,748,149  $ 62,203

Children's World,
  Tinley Park, IL       354,397   1,547,449   1,901,846    38,686

Jared Jewelry,
  Pittsburgh, PA      1,364,415   1,252,665   2,617,08      6,263

Champps Americana,
  Houston, TX         1,270,106   1,833,565   3,103,67      3,422

Johnny Carino's,
  Littleton, CO         769,387           0     769,38          0
                      ---------   ---------   ---------   -------
                     $4,173,535 $ 5,966,598 $10,140,133  $110,574
                       ========    ========   =========   =======

     On  November  1,  2001, the Company purchased  a  Children's
     World  daycare  center  in Round Lake  Beach,  Illinois  for
     $1,748,149.   The property is leased to ARAMARK  Educational
     Resources, Inc. under a Lease Agreement with a primary  term
     of 15 years and annual rental payments of $166,535.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2002 AND 2001

(4) INVESTMENTS IN REAL ESTATE - (Continued)

     On  May  22, 2002, the Company purchased a Children's  World
     daycare center in Tinley Park, Illinois for $1,901,846.  The
     property  is  leased to ARAMARK Educational Resources,  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
     $2,617,080.  The property is leased to Sterling Inc. under a
     Lease  Agreement with a primary term of 20 years and  annual
     rental payments of $240,285.

     On  April 8, 2002, the Company purchased a parcel of land in
     Houston, Texas for $1,211,500. 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.  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 $3,103,671.

     On  September 23, 2002, the Company purchased  a  parcel  of
     land   in   Littleton,  Colorado  for  $769,387,   including
     acquisition expenses.  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  will advance funds to KRG for the construction
     of  a  Johnny  Carino's  restaurant on  the  site.   Through
     December 31, 2002, the Company had advanced $902,806 for the
     construction  of the property and was charging  interest  on
     the  advances  at a rate of 10%.  The total purchase  price,
     including  the  cost  of  the land,  will  be  approximately
     $2,305,000.  After the construction is complete,  the  Lease
     Agreement will be amended to require annual rental  payments
     of approximately $230,500.

     The   minimum  future  rentals  on  the  Leases  for   years
     subsequent to December 31, 2002 are as follows:

                       2003             $982,133
                       2004              982,919
                       2005              983,713
                       2006              984,515
                       2007              990,880
                       Thereafter     13,266,847
                                       ---------
                                     $18,191,007
                                       =========

     There were no contingent rents recognized in 2002 and 2001.

                     AEI INCOME & GROWTH FUND 24 LLC

                     NOTES TO FINANCIAL STATEMENTS

                       DECEMBER 31, 2002 AND 2001

(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:

                                               2002       2001
      Tenants                Industry

     ARAMARK Educational
        Resources, Inc.     Child Care       $ 276,503   $ 27,756

     Champps Entertainment  Restaurant
        of Texas, Inc.                          95,859        N/A
                                             ---------   --------

     Aggregate rent revenue of major tenants $ 372,362   $ 27,756
                                              ========   ========

     Aggregate rent revenue of major tenants
     as a percentage of total rent revenue         87%       100%
                                              ========   ========

(6)  MISCELLANEOUS INCOME -

     The  Company purchased a Children's World daycare center  in
     Round Lake Beach, Illinois from an affiliate of the Managing
     Members.   During the period the property was owned  by  the
     affiliate,  the  property generated net income  of  $21,525.
     Pursuant to the Operating Agreement, this amount was paid to
     the  Company  and is shown as Miscellaneous  Income  on  the
     Income Statement.

(7)  Members' Capital -

     Cash  distributions of $11,816 and $474  were  made  to  the
     Managing Members and $382,032 and $15,339 were made  to  the
     Limited  Members for the years ended December 31,  2002  and
     2001,  respectively.   The  Limited  Members'  distributions
     represent  $42.50  and $7.08 per LLC Unit outstanding  using
     8,989  and  2,165 weighted average Units in 2002  and  2001,
     respectively.  The distributions represent $29.33 and  $7.08
     per  Unit  of  Net Income and $13.17 and $-0-  per  Unit  of
     return   of   contributed  capital   in   2002   and   2001,
     respectively.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2002 AND 2001

(7)  MEMBERS' CAPITAL - (Continued)

     Beginning in September, 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.

(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:

                                             2002       2001

     Net Income for Financial
      Reporting Purposes                  $ 271,829  $  19,040

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                     22,064      4,625

     Capitalized Start-Up Costs
      Under Section 195                           0      8,698

     Amortization of Start-Up and
      Organization Costs                    (2,939)      (490)
                                          ---------  ---------
           Taxable Income to Members      $ 290,954  $  31,873
                                           ========   ========


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2002 AND 2001

(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:

                                              2002       2001

     Members' Equity for
      Financial Reporting Purposes      $12,612,599  $ 2,998,058

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                     26,689        4,625

     Capitalized Start-Up Costs
      Under Section 195                       8,697        8,698

     Amortization of Start-Up and
      Organization Costs                    (3,429)        (490)

     Organization and Syndication Costs
      Treated as Reduction of Capital
      for Financial Reporting Purposes    2,237,340      528,133
                                          ---------    ---------
           Members' Equity for
              Tax Reporting Purposes    $14,881,896   $3,539,024
                                          =========    =========

(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:

                               _______2002_______     _______2001_______
                               Carrying     Fair       Carrying    Fair
                                Amount      Value       Amount     Value

     Money  Market Funds    $ 1,897,635 $ 1,897,635 $ 1,358,780 $ 1,358,780
                              ---------   ---------   ---------   ---------
       Total Cash and
           Cash Equivalents $ 1,897,635 $ 1,897,635 $ 1,358,780 $ 1,358,780
                              =========   =========   =========   =========

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

       None.


                            PART III

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

        The registrant is a limited liability company and has  no
officers,  directors, or direct employees.  The Managing  Members
of  the  registrant are Robert P. Johnson and AFM.  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 director and officers  of
AFM are as follows:

        Robert  P.  Johnson, age 58, is Chief Executive  Officer,
President  and  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  2003.   From  1970  to  the
present,  he  had  been employed exclusively  in  the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities,  Inc.,  which is registered with the  Securities  and
Exchange Commission as a securities broker-dealer, is a member of
the  National Association of Securities Dealers, Inc. (NASD)  and
is  a  member  of  the Security Investors Protection  Corporation
(SIPC).   Mr.  Johnson has been president,  a  director  and  the
principal shareholder of AEI Fund Management, Inc., a real estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in  fourteen limited partnerships and a managing member in  three
LLCs.

        Patrick  W.  Keene,  age 43, 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 2003.  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.

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, 2002.
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 2002 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.

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

        The following table sets forth information pertaining  to
the ownership of the Units by each person known by the 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, 2003:

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

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

   Robert P. Johnson                             0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

   Patrick W. Keene                              0            0%
   1300 Minnesota World Trade Center
   30 East 7th Street, St. Paul, Minnesota 55101

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

    *   Mr. Larson resigned as an officer of the Managing Member
        effective February 28, 2003.

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, 2002 and 2001.

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

        The  limitations  included  in  the  Operating  Agreement
require  that  the  cumulative  reimbursements  to  the  Managing
Members and their affiliates for certain expenses will not exceed
an  amount  equal to the sum of (i) 20% of capital contributions,
(ii)  1% of gross revenues, plus an initial leasing fee of 3%  of
gross  revenues for the first five years of the original term  of
each lease, (iii) 3% of Net Proceeds of Sale, and (iv) 10% of Net
Cash  Flow  less  the Net Cash Flow actually distributed  to  the
Managing Members. The cumulative reimbursements subject  to  this
limitation  are reimbursements for (i) organization and  offering
expenses, including commissions, (ii) acquisition expenses, (iii)
services  provided  in the sales effort of properties,  and  (iv)
expenses  of  controlling persons and overhead expenses  directly
attributable   to  the  forgoing  services  or  attributable   to
administrative   services.  As  of  December  31,   2002,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  Managing Members or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2002.

Person or Entity                              Amount Incurred From
 Receiving             Form and Method    Inception (December 7, 2000)
Compensation           of Compensation        To December 31, 2002

AEI Securities, Inc. Selling Commissions equal         $ 1,496,575
                     to 10% of proceeds, most of
                     which were reallowed to
                     Participating Dealers.

Managing Members     Reimbursement at Cost for other   $   748,788
and Affiliates       Organization and Offering Costs.


Managing Members     Reimbursement at Cost for all     $  (28,545)
and Affiliates       Acquisition Expenses

Managing Members     Reimbursement at Cost for all     $   170,062
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     $         0
                     expenses related and Affiliates
                     to the disposition of the Fund's
                     properties.

Managing Members     3% of Net Cash Flow in any fiscal $    12,290
                     year.

Managing Members     1% of distributions of Net        $         0
                     Proceeds 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 AND REPORTS ON FORM 8-K.

             A.   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  Form  of  Impoundment  Agreement  with  Fidelity  Bank
     (incorporated by reference to Exhibit 10 of Amendment No.  2
     of  the  registrant's Registration Statement  on  Form  SB-2
     filed on April 12, 2001 [File No. 333-52960]).

     10.2  Net  Lease Agreement dated March 30, 2001 between  AEI
     Fund   Management   XVII,  Inc.  and   ARAMARK   Educational
     Resources,  Inc.  relating to the  property  at  1512  North
     Route  83,  Round  Lake  Beach,  Illinois  (incorporated  by
     reference  to  Exhibit 10.1 of Form 8-K filed  November  13,
     2001).

     10.3  Quit  Claim  Deed dated November 1, 2001  between  the
     Company and AEI Fund Management XVII, Inc. relating  to  the
     property  at 1512 North Route 83, Round Lake Beach, Illinois
     (incorporated  by  reference to Exhibit  10.2  of  Form  8-K
     filed November 13, 2001).

     10.4  Development Financing 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  10.1
     of Form 8-K filed April 15, 2002).

     10.5  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).

     10.6  Purchase  Agreement dated April 18, 2002  between  the
     Company and Texas Roadhouse LLC relating to the property  at
     7121  118th  Avenue,  Kenosha,  Wisconsin  (incorporated  by
     reference  to  Exhibit  10.3 of Form 10-QSB  filed  May  10,
     2002).

     10.7  Assignment of Purchase and Sale Agreement dated  April
     30,   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 10.4 of Form 10-QSB filed May 10, 2002).

     10.8  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).

     10.9  Development  Financing 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
     10.1 of  Form 10-QSB filed November 7, 2002).

     10.10      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).

     10.11      Assignment of Purchase and Sale  Agreement  dated
     October  29,  2002 between the Company, AEI Fund Management,
     Inc.  and  AEI  Private  Net Lease Millennium  Fund  Limited
     Partnership  related to the property at 7381 McKnight  Road,
     Pittsburgh,  Pennsylvania  (incorporated  by  reference   to
     Exhibit 10.3 of Form 10-QSB filed November 7, 2002).

     10.12      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).



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

             A.   Exhibits -
                             Description

     10.13      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).

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

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


     B. Reports on Form 8-K - During
                              the  quarter ended December 31,  2002,
                              the  Company filed a Form  8-K,  dated
                              December   23,  2002,  reporting   the
                              acquisition  of  a  Champps  Americana
                              restaurant in Houston, TX.

ITEM 14.  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)/15d-14(c)]  under  the
Exchange  Act)  related  to  the  Company  as  of  a  date   (the
"Evaluation  Date") within 90 days prior to the  filing  date  of
this report.  Based upon that evaluation, the President and Chief
Financial  Officer of the Managing Member concluded that,  as  of
the  Evaluation Date, the disclosure controls and procedures  are
effective  in  timely  alerting them to the material  information
relating  to the Company required to be included in periodic  SEC
filings.

       (b)  Changes in internal controls

        There  were no significant changes made in the  Company's
internal controls during the period covered by this report or, to
the  Managing  Member's knowledge, in other  factors  that  could
significantly  affect these controls subsequent to  the  date  of
their evaluation.

                           SIGNATURES

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

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



March 28, 2003             By: /s/ Robert P. Johnson
                               Robert P. Johnson, President and Director
                               (Principal Executive Officer)


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

 Name                            Title                              Date


/s/ Robert P. Johnson  President (Principal Executive Officer)  March 28, 2003
Robert P. Johnson      and Sole Director of Managing Member

/s/ Patrick W. Keene   Chief Financial Officer and Treasurer    March 28, 2003
Patrick W. Keene       (Principal Accounting Officer)


                         CERTIFICATIONS

I, Robert P. Johnson, certify that:

1.  I  have  reviewed this annual report on Form  10-KSB  of  AEI
Income & Growth Fund 24 LLC;

2. Based on my knowledge, this annual report does not contain any
untrue  statement of a material fact or omit to state a  material
fact  necessary  to make the statements made,  in  light  of  the
circumstances  under  which  such  statements  were   made,   not
misleading  with  respect to the period covered  by  this  annual
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information  included in this  annual  report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this annual report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this annual report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior  to  the filing date of this annual report (the "Evaluation
Date"); and

       c)   presented in this annual report our conclusions about
the effectiveness of the disclosure controls and procedures based
on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this annual report whether there were  significant
changes  in  internal  controls or in other  factors  that  could
significantly affect internal controls subsequent to the date  of
our most recent evaluation, including any corrective actions with
regard to significant deficiencies and material weaknesses.



Dated:  March 28, 2003           /s/ Robert P. Johnson
                                 Robert P. Johnson, President
                                 AEI Fund Management XXI, Inc.
                                 Managing Member


                         CERTIFICATIONS

I, Patrick W. Keene, certify that:

1.  I  have  reviewed this annual report on Form  10-KSB  of  AEI
Income & Growth Fund 24 LLC;

2. Based on my knowledge, this annual report does not contain any
untrue  statement of a material fact or omit to state a  material
fact  necessary  to make the statements made,  in  light  of  the
circumstances  under  which  such  statements  were   made,   not
misleading  with  respect to the period covered  by  this  annual
report;

3.  Based  on my knowledge; the financial statements,  and  other
financial  information  included in this  annual  report,  fairly
present in all material respects the financial condition, results
of  operations and cash flows of the registrant as of,  and  for,
the periods presented in this annual report;

4.   The  registrant's  other  certifying  officers  and  I   are
responsible for establishing and maintaining disclosure  controls
and  procedures (as defined in Exchange Act Rules 13a-14 and 15d-
14) for the registrant and have;

       a)   designed  such disclosure controls and procedures  to
ensure  that  material information relating  to  the  registrant,
including its consolidated subsidiaries, is made known to  us  by
others  within those entities, particularly during the period  in
which this annual report is being prepared;

        b)   evaluated  the  effectiveness  of  the  registrant's
disclosure  controls and procedures as of a date within  90  days
prior  to  the filing date of this annual report (the "Evaluation
Date"); and

       c)   presented in this annual report our conclusions about
the effectiveness of the disclosure controls and procedures based
on our evaluation as of the Evaluation Date;

5.   The  registrant's  other  certifying  officers  and  I  have
disclosed,   based  on  our  most  recent  evaluation,   to   the
registrant's  auditors  and the audit committee  of  registrant's
board   of   directors  (or  persons  performing  the  equivalent
functions):

      a)  all significant deficiencies in the design or operation
of   internal   controls   which  could  adversely   affect   the
registrant's  ability  to record, process, summarize  and  report
financial data and have identified for the registrant's  auditors
any material weaknesses in internal controls; and

       b)   any  fraud,  whether or not material,  that  involves
management or other employees who have a significant role in  the
registrant's internal controls; and

6.   The  registrant's  other  certifying  officers  and  I  have
indicated  in  this annual report whether there were  significant
changes  in  internal  controls or in other  factors  that  could
significantly affect internal controls subsequent to the date  of
our most recent evaluation, including any corrective actions with
regard to significant deficiencies and material weaknesses.



Dated:  March 28, 2003           /s/ Patrick W. Keene
                                 Patrick W. Keene, Chief Financial Officer
                                 AEI Fund Management XXI, Inc.
                                 Managing Member