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, 2006

               Commission file number:  000-49653

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

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

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

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

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

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

                   Limited Liability Company Units
                        (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed by Section 13 or 15(d) of the Exchange Act during the  past
12  months  (or  for such shorter period that the registrant  was
required to file such reports), and (2) has been subject to  such
filing requirements for the past 90 days.          Yes [X] No

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

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

The  Issuer's revenues for the year ended December 31, 2006  were
$958,651.

As  of  February 28, 2007, there were 24,624.783 Units of limited
membership interest outstanding and owned by nonaffiliates of the
registrant,  which  Units had an aggregate  market  value  (based
solely  on  the price at which they were sold since there  is  no
ready market for such Units) of $24,624,783.

               DOCUMENTS INCORPORATED BY REFERENCE
 The registrant has not incorporated any documents by reference
                        into this report.

Transitional Small Business Disclosure Format:     Yes     No [X]

                             PART I

ITEM 1.   DESCRIPTION OF BUSINESS.

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

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

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

        The  Company will hold its properties until the  Managing
Members  determine  that  the sale or other  disposition  of  the
properties  is  advantageous in view of the Company's  investment
objectives.  In deciding whether to sell properties, the Managing
Members will consider factors such as potential appreciation, net
cash  flow  and income tax considerations.  In addition,  certain
tenants  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 are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Company's  leases.  The properties are leased to various  tenants
under  triple  net  leases,  which are  classified  as  operating
leases.  Under a triple net lease, the tenant is responsible  for
all  real  estate  taxes,  insurance,  maintenance,  repairs  and
operating expenses for the property.  The primary lease terms are
for  13  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 tenants with three to four  five-
year renewal options subject to the same terms and conditions  as
the  primary  term.  Certain tenants 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  tenant
may or may not exceed original cost depending on market and other
conditions.

Property Activity

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

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

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        In February 2004, Garden Ridge, L.P. (GR), the tenant  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported rejecting the leases of 9 of 44 stores and that  it  was
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners of
the  Woodlands  store to arrive at an agreement to modify  rental
terms that would induce GR to assume the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  Lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase  on  January 1, 2008.  The Company's share  of  the  new
rental amount is $168,636.  The amendment provides for additional
rental  payments  if  the  store's sales  exceed  certain  stated
amounts.   The amendment also calls for the owners to waive  rent
for   one  month  during  the  first  six  months  following  the
bankruptcy  court's  approval of GR's assumption  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original Lease.

       On April 28, 2005, the bankruptcy court approved GR's Plan
of  Reorganization.   As  part of the Plan,  the  Lease  for  the
Woodlands store was assumed by GR and the Lease amendment  became
effective.  Pursuant to the amendment, GR selected July  2005  as
the one month to have rent waived.  In May 2005, GR paid the rent
due  for  February  2004 and, pursuant to the amendment,  GR  was
entitled  to  credit an equal amount against any  installment  of
rent  due  in the future.  GR applied the credit for the February
rent against rent due for August and September 2005.

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

        During  the first quarter of 2004, the Company  sold  its
remaining  23.1844%  interest  in the  Children's  World  daycare
center   in   Round  Lake  Beach,  Illinois,  in   two   separate
transactions,  to unrelated third parties.  The Company  received
total net sale proceeds of $509,345, which resulted in a net gain
of $130,829.  The total cost and related accumulated depreciation
of the interests sold was $405,299 and $26,783, respectively.

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

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

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

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

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

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

        On  September  26,  2006, Tia's Florida,  LLC  and  Tia's
Maryland,  LLC,  the tenants of the Tia's Tex-Mex restaurants  in
Tampa,  Florida  and  Salisbury  Maryland  filed  for  Chapter  7
bankruptcy,  which  leads to liquidation and dissolution  of  the
companies.   The  tenants  closed the restaurants.   The  primary
guarantor  of  the  Leases, Julio's Investors LLC  (Julio's),  is
continuing  to pay the rent and property expenses.   The  Company
and  Julio's  are  discussing a potential  buyout  of  the  Lease
guarantees  whereby the Company would release  Julio's  from  its
guarantees  in exchange for a lump sum payment.  The  Company  is
actively  marketing  the properties for sale.   The  Company  has
evaluated  the Leases and property values and decided that  there
is  no  impairment loss at this time.  At December 31, 2006,  the
properties  were classified as Real Estate Held for Sale  with  a
book value of $4,280,251.

        Subsequent to December 31, 2006, the Company purchased  a
50%  interest  in a Tractor Supply Company store in Grand  Forks,
North  Dakota  for  approximately $1,383,000.   The  property  is
leased  to Tractor Supply Company under a Lease Agreement with  a
remaining primary term of 13.9 years and initial annual  rent  of
$102,351.   The remaining interest in the property was  purchased
by  AEI  Income  &  Growth  Fund  XXII  Limited  Partnership,  an
affiliate of the Company.

Major Tenants

        During 2006, five tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 76% of total rental revenue in 2006.  It
is  anticipated  that, based on minimum rental payments  required
under  the  leases, each major tenant will continue to contribute
more than ten percent of rental revenue in 2007 and future years.
However,  the  tenant of the Tia's restaurants  will  likely  not
continue to be major tenant as the Company is attempting to  sell
the  properties.   Any  failure  of  these  major  tenants  could
materially   affect   the   Company's   net   income   and   cash
distributions.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Competition

        The  Company  is  a minor factor in the  commercial  real
estate  business.   There are numerous entities  engaged  in  the
commercial  real  estate  business which have  greater  financial
resources  than the Company.  At the time the Company  elects  to
dispose  of its properties, it will be in competition with  other
persons and entities to find buyers for its properties.

Employees

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

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

         The  Company's  investment  objectives  are  to  acquire
existing or newly-developed commercial properties that offer  the
potential  for  (i) regular cash distributions of  lease  income;
(ii)  growth  in lease income through rent escalation provisions;
(iii) preservation of capital through all-cash transactions; (iv)
capital  growth through appreciation in the value of  properties;
and  (v)  stable  property  performance through  long-term  lease
contracts.  The Company does not have a policy, and there  is  no
limitation, as to the amount or percentage of assets that may  be
invested  in any one property.  However, to the extent  possible,
the  Managing Members attempt to diversify the type and  location
of the properties.

Description of Properties

        The  Company's properties are commercial,  single  tenant
buildings.  The properties were acquired on a debt-free basis and
are  leased to various tenants under triple net leases, which are
classified as operating leases.  The only exception is under  the
Lease   for  the  Advance  Auto  Parts  store,  the  Company   is
responsible  for  repairs  to the structural  components  of  the
building,   except   for  the  roof,  which   is   the   tenant's
responsibility.   The  Company  holds  an  undivided  fee  simple
interest in the properties.

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

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

       The following table is a summary of the properties that
the Company acquired and owned as of December 31, 2006.

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

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

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

Johnny Carino's                                Kona
Restaurant                                   Restaurant
 Littleton, CO      4/10/03  $2,223,755      Group, Inc.  $230,272  $35.23

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

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

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

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

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

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

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

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

        The  Company accounts for properties owned as tenants-in-
common  with  affiliated  Partnerships  and/or  unrelated   third
parties  using  the  proportionate  consolidation  method.   Each
tenant-in-common  owns  a  separate, undivided  interest  in  the
properties.   Any  tenant-in-common that holds more  than  a  50%
interest  does  not control decisions over the  other  tenant-in-
common  interests.   The financial statements reflect  only  this
Company's percentage share of the properties' land, building  and
equipment, liabilities, revenues and expenses.

        At  the  time the properties were acquired, the remaining
primary  lease  terms  varied from 13 to 20  years.   The  leases
provide  the tenants with three to four five-year renewal options
subject to the same terms and conditions as the primary term.

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

       For tax purposes, the Company's properties are depreciated
under the Modified Accelerated Cost Recovery System (MACRS).  The
largest depreciable component of a property is the building which
is  depreciated, using the straight-line method, over  39  years.
The  remaining depreciable components of a property are  personal
property  and land improvements which are depreciated,  using  an
accelerated method, over 5 and 15 years, respectively.  Since the
Company  has  tax-exempt Members, the Company is subject  to  the
rules  of  Section 168(h)(6) of the Internal Revenue  Code  which
requires  a  percentage of the properties' depreciable components
to  be  depreciated  over  longer lives using  the  straight-line
method.  In general, the federal tax basis of the properties  for
tax  depreciation purposes will be the same as the basis for book
depreciation purposes.

        At  December 31, 2006, all properties listed  above  were
100% occupied.

ITEM 3.   LEGAL PROCEEDINGS.

       None.

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

       None.

                             PART II

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

        (a)  As  of December 31, 2006, there were 700 holders  of
record of the registrant's LLC Units.  There is no other class of
security  outstanding or authorized.  The registrant's Units  are
not  a  traded security in any market.  During the period covered
by  this  report, the Company did not sell any equity  securities
that are not registered under the Securities Act of 1933.

       Cash distributions of $44,413 and $39,414 were made to the
Managing Members and $1,489,875 and $1,489,871 were made  to  the
Limited   Members   in   2006   and  2005,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

        As  part  of the Limited Members' distributions discussed
above,  the Company distributed $80,000 and $320,000 of  proceeds
from property sales in 2006 and 2005, respectively.  In 2006  and
2005,  the  distribution  of sale proceeds  reduced  the  Limited
Members'  Adjusted Capital Contributions by $43,707 and $164,814,
respectively.

       (b) Not applicable.

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

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

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

10/1/06 to 10/31/06   44       $768.64      206.50(1)           (2)

11/1/06 to 11/30/06   --            --            --            --

12/1/06 to 12/31/06   --            --            --            --

  (1)  The Company's repurchase plan is mandated by the Operating
       Agreement as included in the prospectus related to the original
       offering of the Units.
  (2)  The  Operating  Agreement contains annual limitations  on
       repurchases  described in the paragraph  above  and  has  no
       expiration date.

Other Information

        The  Company is required, pursuant to NASD Rule 2810,  to
disclose  in each annual report distributed to Limited Members  a
per  Unit  estimated value, the method by which it was  developed
and the date of the data used to develop the estimated value.  At
December 31, 2006, the Company's Units were valued at $956.  This
value  was the aggregate estimated value of the Company's  assets
less  the  Company's liabilities, and less the value attributable
to the interest of the Managing Members, divided by the number of
Units   outstanding.    The  Company's  cash,   receivables   and
liabilities  were  valued at face value.  Each of  the  Company's
properties  were  valued  by  dividing  their  rental  income  on
December  1,  2006 by a capitalization rate the  Managing  Member
believed  to be representative of the retail market for the  sale
of  each  property.   No  independent  property  appraisals  were
obtained.   The valuations performed by the Managing Member  were
estimates  only, and were based on a number of assumptions  which
may  not  be accurate or complete.  In addition, property  values
are  subject  to change and could decline after the date  of  the
valuations.  Accordingly, this estimated value, prepared  by  the
Managing  Member, should not be viewed as the amount at  which  a
Limited Member may be able to sell his units, or the fair  market
value of the Company properties, nor does it represent the amount
of  net  proceeds Limited Members would receive  if  the  Company
properties   were  sold  and  the  proceeds  distributed   in   a
liquidation of the Company.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

        The Management's Discussion and Analysis contains various
"forward  looking  statements"  within  the  meaning  of  federal
securities  laws  which  represent management's  expectations  or
beliefs  concerning future events, including statements regarding
anticipated  application of cash, expected  returns  from  rental
income,  growth  in  revenue, the sufficiency  of  cash  to  meet
operating  expenses, rates of distribution,  and  other  matters.
These,  and other forward looking statements made by the Company,
must be evaluated in the context of a number of factors that  may
affect   the   Company's  financial  condition  and  results   of
operations, including the following:

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

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

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

    the success of the Managing Members of locating
    properties with favorable risk return characteristics;

    the effect of tenant defaults; and

    the condition of the industries in which the tenants of
    properties owned by the Company operate.

The Application of Critical Accounting Policies

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

        The Company purchases properties and records them in  the
financial statements at the lower of cost or estimated realizable
value.   The  Company  initially records the properties  at  cost
(including  capitalized acquisition expenses).   The  Company  is
required   to  periodically  evaluate  the  carrying   value   of
properties  to  determine  whether  their  realizable  value  has
declined.   For  properties the Company will  hold  and  operate,
management   determines  whether  impairment  has   occurred   by
comparing the property's probability-weighted cash flows  to  its
current carrying value.  For properties held for sale, management
determines  whether  impairment has  occurred  by  comparing  the
property's estimated fair value less cost to sell to its  current
carrying  value.   If  the carrying value  is  greater  than  the
realizable  value, an impairment loss is recorded to  reduce  the
carrying value of the property to its realizable value.  A change
in  these assumptions or analysis could cause material changes in
the carrying value of the properties.

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

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

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

Results of Operations

        For  the  years  ended December 31, 2006  and  2005,  the
Company  recognized rental income from continuing  operations  of
$958,651  and  $841,630, respectively.  In  2006,  rental  income
increased  mainly  due  to additional rent  received  from  three
property acquisitions in 2005 and 2006.

        For  the  years  ended December 31, 2006  and  2005,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $216,672   and  $244,668,   respectively.    These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements  and correspondence to the Limited Members.   During
the  same  periods,  the Company incurred LLC administration  and
property  management expenses from unrelated parties  of  $26,714
and  $30,449,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit costs, taxes,  insurance  and
other property costs.

        For  the  years  ended December 31, 2006  and  2005,  the
Company  recognized  interest  income  of  $93,743  and  $17,334,
respectively.  In 2006, interest income increased mainly  due  to
the  Company having more money invested in a money market account
due to property sales.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Company  includes the operating results and sale of the  property
in   discontinued   operations.    In   addition,   the   Company
reclassifies the prior periods operating results and any  partial
sales  of the property to discontinued operations.  For the  year
ended  December  31,  2006, the Company  recognized  income  from
discontinued operations of $1,136,141, representing rental income
less  property management expenses and depreciation  of  $561,460
and  gain  on disposal of real estate of $574,681.  For the  year
ended  December  31,  2005, the Company  recognized  income  from
discontinued  operations of $155,521, representing rental  income
less  property management expenses and depreciation  of  $510,439
and  gain  on  disposal  of real estate  of  $1,082,  which  were
partially offset by a real estate impairment loss of $356,000.

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

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

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

        In February 2004, Garden Ridge, L.P. (GR), the tenant  of
the  Garden  Ridge  retail store in Woodlands, Texas,  filed  for
Chapter  11  bankruptcy reorganization.  In  press  releases,  GR
reported rejecting the leases of 9 of 44 stores and that  it  was
attempting to renegotiate lease terms for its other stores.   The
Woodlands  store  was not identified as one of  the  nine  to  be
closed.  GR entered into negotiations with the property owners of
the  Woodlands  store to arrive at an agreement to modify  rental
terms that would induce GR to assume the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  Lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase  on  January 1, 2008.  The Company's share  of  the  new
rental amount is $168,636.  The amendment provides for additional
rental  payments  if  the  store's sales  exceed  certain  stated
amounts.   The amendment also calls for the owners to waive  rent
for   one  month  during  the  first  six  months  following  the
bankruptcy  court's  approval of GR's assumption  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original Lease.

       On April 28, 2005, the bankruptcy court approved GR's Plan
of  Reorganization.   As  part of the Plan,  the  Lease  for  the
Woodlands store was assumed by GR and the Lease amendment  became
effective.  Pursuant to the amendment, GR selected July  2005  as
the one month to have rent waived.  In May 2005, GR paid the rent
due  for  February  2004 and, pursuant to the amendment,  GR  was
entitled  to  credit an equal amount against any  installment  of
rent  due  in the future.  GR applied the credit for the February
rent against rent due for August and September 2005.

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

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

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

        On  September  26,  2006, Tia's Florida,  LLC  and  Tia's
Maryland,  LLC,  the tenants of the Tia's Tex-Mex restaurants  in
Tampa,  Florida  and  Salisbury  Maryland  filed  for  Chapter  7
bankruptcy,  which  leads to liquidation and dissolution  of  the
companies.   The  tenants  closed the restaurants.   The  primary
guarantor  of  the  Leases, Julio's Investors LLC  (Julio's),  is
continuing  to pay the rent and property expenses.   The  Company
and  Julio's  are  discussing a potential  buyout  of  the  Lease
guarantees  whereby the Company would release  Julio's  from  its
guarantees  in exchange for a lump sum payment.  The  Company  is
actively  marketing  the properties for sale.   The  Company  has
evaluated  the Leases and property values and decided that  there
is  no  impairment loss at this time.  At December 31, 2006,  the
properties  were classified as Real Estate Held for Sale  with  a
book value of $4,280,251.

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

Liquidity and Capital Resources

        During  the  year ended December 31, 2006, the  Company's
cash  balances increased $1,235,981 as a result of cash generated
from  the  sale of property, which was partially offset  by  cash
used  to  purchase property and distributions paid to the Members
in  excess  of cash generated from operating activities.   During
the  year  ended December 31, 2005, the Company's  cash  balances
decreased $591,467 as a result of cash used to purchase  property
and distributions paid to the Members in excess of cash generated
from  operating activities, which were partially offset  by  cash
generated from the sale of property.

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

        Net  cash provided by operating activities increased from
$1,407,079  in  2005 to $1,488,080 in 2006  as  a  result  of  an
increase  in  total  rental and interest income  in  2006  and  a
decrease  in LLC administration and property management  expenses
in 2006, which were partially offset by net timing differences in
the  collection of payments from the lessees and the  payment  of
expenses.

        The  major  components of the Company's  cash  flow  from
investing activities are investments in real estate and  proceeds
from  the  sale of real estate.  During the years ended  December
31,  2006, the Company generated cash flow from the sale of  real
estate of $5,154,046 and $995,082, respectively.  During the same
periods,   the   Company  expended  $3,838,443  and   $1,320,336,
respectively,   to  invest  in  real  properties  (inclusive   of
acquisition  expenses) as the Company reinvested  cash  generated
from property sales.

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

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

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

        Subsequent to December 31, 2006, the Company purchased  a
50%  interest  in a Tractor Supply Company store in Grand  Forks,
North  Dakota  for  approximately $1,383,000.   The  property  is
leased  to Tractor Supply Company under a Lease Agreement with  a
remaining primary term of 13.9 years and initial annual  rent  of
$102,351.   The remaining interest in the property was  purchased
by  AEI  Income  &  Growth  Fund  XXII  Limited  Partnership,  an
affiliate of the Company.

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

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

        For  the  years  ended December 31, 2006  and  2005,  the
Company  declared  distributions of  $1,534,288  and  $1,529,285,
respectively.  Pursuant to the Operating Agreement, distributions
of Net Cash Flow were allocated 97% to the Limited Members and 3%
to  the Managing Members.  Distributions of Net Proceeds of  Sale
were  allocated 99% to the Limited Members and 1% to the Managing
Members.    The   Limited  Members  received   distributions   of
$1,489,875  and  $1,489,871  and the  Managing  Members  received
distributions   of   $44,413  and  $39,414   for   the   periods,
respectively.

        During 2006 and 2005, the Company distributed $80,808 and
$323,232 of net sale proceeds to the Limited and Managing Members
as part of their quarterly distributions, which represented $3.25
and  $12.95  per LLC Unit, respectively.  The Company anticipates
the  remaining  net sale proceeds will either  be  reinvested  in
additional property or distributed to the Members in the future.

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

        During 2006, three Limited Members redeemed a total of 44
Units  for  $33,820  in accordance with the Operating  Agreement.
During 2005, two Limited Members redeemed a total of 162.5  Units
for  $137,641.  The Company acquired these Units using  Net  Cash
Flow  from  operations.  The redemptions increase  the  remaining
Limited Member's ownership interest in the Company.  As a  result
of  these  redemption  payments and  pursuant  to  the  Operating
Agreement, the Managing Members received distributions of  $1,046
and $4,257 in 2006 and 2005, respectively.

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

ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.





                 AEI INCOME & GROWTH FUND 24 LLC

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Registered Public Accounting Firm

Balance Sheet as of December 31, 2006 and 2005

Statements for the Years Ended December 31, 2006 and 2005:

     Income

     Cash Flows

     Changes in Members' Equity

Notes to Financial Statements





     REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM




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




     We have audited the accompanying balance sheet of AEI Income
& Growth Fund 24 LLC (a Delaware limited liability company) as of
December 31, 2006 and 2005, and the related statements of income,
cash  flows  and  changes in members' equity for the  years  then
ended.  These financial statements are the responsibility of  the
Company's  management.   Our  responsibility  is  to  express  an
opinion on these financial statements based on our audits.

      We conducted our audits in accordance with the standards of
the  Public  Company Accounting Oversight Board (United  States).
Those  standards require that we plan and perform  the  audit  to
obtain   reasonable   assurance  about  whether   the   financial
statements are free of material misstatement.  An audit  includes
examining,  on a test basis, evidence supporting the amounts  and
disclosures in the financial statements.  An audit also  includes
assessing   the   accounting  principles  used  and   significant
estimates  made by management, as well as evaluating the  overall
financial  statement presentation.  We believe  that  our  audits
provide a reasonable basis for our opinion.

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI  Income & Growth Fund 24 LLC as of December 31, 2006  and
2005,  and  the results of its operations and its cash flows  for
the  years then ended, in conformity with U.S. generally accepted
accounting principles.




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

Minneapolis, Minnesota
March 23, 2007

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

                             ASSETS

                                                    2006          2005
CURRENT ASSETS:
  Cash and Cash Equivalents                     $ 2,542,078   $ 1,306,097

INVESTMENTS IN REAL ESTATE:
  Land                                            4,884,230     7,336,445
  Buildings and Equipment                         8,582,313    11,887,987
  Accumulated Depreciation                         (948,896)   (1,254,362)
                                                 -----------   -----------
                                                 12,517,647    17,970,070
  Real Estate Held for Sale                       4,280,251             0
                                                 -----------   -----------
      Net Investments in Real Estate             16,797,898    17,970,070
                                                 -----------   -----------
           Total  Assets                        $19,339,976   $19,276,167
                                                 ===========   ===========

                       LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.          $    48,337   $    71,660
  Distributions Payable                             378,290       376,838
  Unearned Rent                                      15,017        15,017
                                                 -----------   -----------
      Total Current Liabilities                     441,644       463,515
                                                 -----------   -----------
MEMBERS' EQUITY (DEFICIT):
  Managing Members' Equity                            5,409       (20,612)
  Limited Members' Equity, $1,000 per Unit;
   50,000 Units authorized; 24,831 Units issued;
   24,625 and 24,669 Units outstanding in
   2006 and 2005, respectively                   18,892,923    18,833,264
                                                 -----------   -----------
      Total Members' Equity                      18,898,332    18,812,652
                                                 -----------   -----------
        Total Liabilities and Members' Equity   $19,339,976   $19,276,167
                                                 ===========   ===========

 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


                                                     2006         2005

RENTAL INCOME                                   $   958,651   $   841,630

EXPENSES:
  LLC Administration - Affiliates                   216,672       244,668
  LLC Administration and Property
     Management - Unrelated Parties                  26,714        30,449
  Depreciation                                      290,315       245,730
                                                 -----------   -----------
      Total Expenses                                533,701       520,847
                                                 -----------   -----------

OPERATING INCOME                                    424,950       320,783

OTHER INCOME:
  Interest Income                                    93,743        17,334
                                                 -----------   -----------

INCOME FROM CONTINUING OPERATIONS                   518,693       338,117

Income from Discontinued Operations               1,136,141       155,521
                                                 -----------   -----------
NET INCOME                                      $ 1,654,834   $   493,638
                                                 ===========   ===========
NET INCOME ALLOCATED:
  Managing Members                              $    71,480   $    21,908
  Limited Members                                 1,583,354       471,730
                                                 -----------   -----------
                                                $ 1,654,834   $   493,638
                                                 ===========   ===========
INCOME PER LLC UNIT:
  Continuing Operations                         $     20.40   $     13.27
  Discontinued Operations                             43.81          5.82
                                                 -----------   -----------
       Total                                    $     64.21   $     19.09
                                                 ===========   ===========
Weighted  Average  Units Outstanding                 24,658        24,711
                                                 ===========   ===========

 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

                                                     2006          2005

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                     $ 1,654,834   $   493,638

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                    431,250       488,447
     Real Estate Impairment                                0       356,000
     Gain on Sale of Real Estate                    (574,681)       (1,082)
     Decrease in Receivables                               0        42,602
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                    (23,323)       32,518
     Decrease in Unearned Rent                             0        (5,044)
                                                  -----------   -----------
       Total Adjustments                            (166,754)      913,441
                                                  -----------   -----------
       Net Cash Provided By
           Operating Activities                    1,488,080     1,407,079
                                                  -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                      (3,838,443)   (1,320,336)
  Proceeds from Sale of Real Estate                5,154,046       995,082
                                                  -----------   -----------
       Net Cash Provided By (Used For)
           Investing Activities                    1,315,603      (325,254)
                                                  -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Increase (Decrease) in Distributions Payable        1,452        (2,109)
   Distributions to Members                       (1,534,288)   (1,529,285)
   Redemption Payments                               (34,866)     (141,898)
                                                  -----------   -----------
       Net Cash Used For
         Financing Activities                     (1,567,702)   (1,673,292)
                                                  -----------   -----------
NET INCREASE (DECREASE) IN CASH
   AND CASH EQUIVALENTS                            1,235,981      (591,467)

CASH AND CASH EQUIVALENTS, beginning of period     1,306,097     1,897,564
                                                  -----------   -----------
CASH AND CASH EQUIVALENTS, end of period         $ 2,542,078   $ 1,306,097
                                                  ===========   ===========

 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, 2004  $  1,151  $19,989,046  $19,990,197    24,831.28

  Distributions              (39,414)  (1,489,871)  (1,529,285)

  Redemption Payments         (4,257)    (137,641)    (141,898)     (162.50)

  Net Income                  21,908      471,730      493,638
                             --------  -----------  -----------   ----------
BALANCE, December 31, 2005   (20,612)  18,833,264   18,812,652    24,668.78

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

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

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

 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(1)  Organization -

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

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

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

     Any  Net  Proceeds  of Sale, as defined, from  the  sale  or
     financing of properties which the Managing Members determine
     to distribute will, after provisions for debts and reserves,
     be  paid  in  the following manner: (i) first,  99%  to  the
     Limited  Members  and 1% to the Managing Members  until  the
     Limited  Members  receive  an amount  equal  to:  (a)  their
     Adjusted Capital Contribution plus (b) an amount equal to 7%
     of their Adjusted Capital Contribution per annum, cumulative
     but not compounded, to the extent not previously distributed
     from  Net  Cash  Flow; (ii) any remaining  balance  will  be
     distributed  90%  to  the Limited Members  and  10%  to  the
     Managing Members.  Distributions to the Limited Members will
     be made pro rata by Units.

     For  tax  purposes,  profits  from  operations,  other  than
     profits  attributable  to  the  sale,  exchange,  financing,
     refinancing  or  other  disposition  of  property,  will  be
     allocated 97% to the Limited Members and 3% to the  Managing
     Members.   Net losses from operations will be allocated  99%
     to the Limited Members and 1% to the Managing Members.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(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, 2006 AND 2005

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

     Statement of Cash Flows

       For  purposes  of  reporting cash  flows,  cash  and  cash
       equivalents  may include cash in checking,  cash  invested
       in   money   market  accounts,  certificates  of  deposit,
       federal  agency notes and commercial paper with a term  of
       three months or less.

     Receivables

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

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

     Income Taxes

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

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

     Real Estate

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

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

       Real  estate is recorded at the lower of cost or estimated
       net  realizable value.  The Company compares the  carrying
       amount  of  its  properties to the estimated  probability-
       weighted  future  cash flows expected to result  from  the
       property and its eventual disposition.  If the sum of  the
       expected  future  cash  flows is less  than  the  carrying
       amount   of  the  property,  the  Company  recognizes   an
       impairment  loss  by  the amount  by  which  the  carrying
       amount  of  the  property exceeds the fair  value  of  the
       property.

       The  Company has capitalized as Investments in Real Estate
       certain  costs  incurred in the review and acquisition  of
       the  properties.  The costs were allocated  to  the  land,
       buildings and equipment.

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

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

       The  Company  accounts for properties owned as tenants-in-
       common  with  affiliated Companies and/or unrelated  third
       parties  using  the  proportionate  consolidation  method.
       Each  tenant-in-common owns a separate, undivided interest
       in  the properties.  Any tenant-in-common that holds  more
       than  a  50% interest does not control decisions over  the
       other    tenant-in-common   interests.    The    financial
       statements  reflect only this Company's  percentage  share
       of   the   properties'  land,  building   and   equipment,
       liabilities, revenues and expenses.

       The  Company's  properties  are subject  to  environmental
       laws  and  regulations  adopted  by  various  governmental
       entities  in the jurisdiction in which the properties  are
       located.    These  laws  could  require  the  Company   to
       investigate  and remediate the effects of the  release  or
       disposal  of  hazardous materials at  these  locations  if
       found.  For each property, an environmental assessment  is
       completed  prior to acquisition.  In addition,  the  lease
       agreements  typically  strictly prohibit  the  production,
       handling, or storage of hazardous materials (except  where
       incidental  to  the  tenant's  business  such  as  use  of
       cleaning  supplies)  in violation  of  applicable  law  to
       restrict  environmental and other  damage.   Environmental
       liabilities  are  recorded  when  it  is  determined   the
       liability  is  probable and the costs  can  reasonably  be
       estimated.   There were no environmental issues  noted  or
       liabilities recorded at December 31, 2006 and 2005.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

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

     Reclassification

       Certain  items  in  the prior year's financial  statements
       have  been  reclassified to conform to 2006  presentation.
       These   reclassifications  had  no  effect   on   Members'
       capital, net income or cash flows.

     Recently Issued Accounting Pronouncements

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

(3)  Related Party Transactions -

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(3)  Related Party Transactions - (Continued)

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

                                            Total Incurred by the Company
                                            for the Year Ended December 31

                                                         2006       2005
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.   $ 224,842  $ 247,533
                                                       ========   ========
b.AEI and AFM are reimbursed for all direct expenses they
  have paid on the Company's behalf to third parties
  relating to LLC administration and property
  management.  These expenses included printing costs,
  legal and filing fees, direct administrative costs,
  outside audit costs, taxes, insurance and other
  property costs.                                     $  65,034  $ 209,611
                                                       ========   ========
c.AEI is reimbursed for all costs and direct expenses
  incurred by it in acquiring properties on behalf of
  the Company.                                        $  65,007  $  15,536
                                                       ========   ========
d.AEI is reimbursed for all costs incurred in connection
  with the sale of property.                          $  37,637  $   3,644
                                                       ========   ========

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

(4)  Investments in Real Estate -

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(4)  Investments in Real Estate - (Continued)

     The   Company's  properties  are  commercial,  single-tenant
     buildings.   The Children's World daycare center  and  Jared
     Jewelry  store were constructed and acquired in  2002.   The
     land for the Johnny Carino's restaurant was acquired in 2002
     and  construction of the restaurant was completed  in  2003.
     The   Tia's   Tex-Mex  restaurant  in  Tampa,  Florida   was
     constructed in 1996 and acquired in 2003.  The Tia's Tex-Mex
     restaurant  in Salisbury, Maryland was constructed  in  1999
     and   acquired  in  2003.   The  Applebee's  restaurant   in
     Sandusky, Ohio was constructed in 1995 and acquired in 2004.
     The  CarMax  auto  superstore was constructed  in  2003  and
     acquired  in  2005.   The  Advance  Auto  Parts  store   was
     constructed  in  2004 and acquired in 2006.  The  Applebee's
     restaurant in Fishers, Indiana was constructed in  1996  and
     acquired  in 2006.  There have been no costs capitalized  as
     improvements subsequent to the acquisition.

     The  cost  of  the properties not held for sale and  related
     accumulated  depreciation  at  December  31,  2006  are   as
     follows:

                                             Buildings and         Accumulated
     Property                         Land     Equipment   Total  Depreciation

Children's World, Tinley Park, IL $  354,397 $1,547,448 $ 1,901,845 $ 286,278
Jared Jewelry, Pittsburgh, PA      1,366,403  1,254,490   2,620,893   206,992
Johnny Carino's, Littleton, CO       792,084  1,431,671   2,223,755   250,825
Applebee's, Sandusky, OH             504,220  1,057,051   1,561,271   112,752
CarMax, Lithia Springs, GA           570,918    749,418   1,320,336    53,709
Advance Auto Parts,
  Middletown, OH                      91,836    744,054     835,890    17,361
Applebee's, Fishers, IN            1,204,372  1,798,181   3,002,553    20,979
                                   ---------- ---------- ----------- ---------
                                  $4,884,230 $8,582,313 $13,466,543 $ 948,896
                                   ========== ========== =========== =========

     On March 18, 2005, the Company purchased a 14% interest in a
     CarMax  auto  superstore  in  Lithia  Springs,  Georgia  for
     $1,320,336.    The  property  is  leased  to   CarMax   Auto
     Superstores, Inc. under a Lease Agreement with  a  remaining
     primary  term  of  13.4  years and initial  annual  rent  of
     $95,256.

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

     On  September 21, 2006, the Company purchased an  Applebee's
     restaurant in Fishers, Indiana for $3,002,553.  The property
     is  leased  to Apple Indiana II LLC under a Lease  Agreement
     with  a primary term of 20 years and initial annual rent  of
     $216,547.
                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(4)  Investments in Real Estate - (Continued)

     Subsequent to December 31, 2006, the Company purchased a 50%
     interest  in a Tractor Supply Company store in Grand  Forks,
     North Dakota for approximately $1,383,000.  The property  is
     leased  to  Tractor Supply Company under a  Lease  Agreement
     with  a  remaining  primary term of 13.9 years  and  initial
     annual rent of $102,351.

     For  properties owned as of December 31, 2006,  the  minimum
     future rent payments required by the leases are as follows:

                       2007           $ 1,611,275
                       2008             1,679,963
                       2009             1,689,733
                       2010             1,692,098
                       2011             1,698,546
                       Thereafter      16,921,385
                                       -----------
                                      $25,293,000
                                       ===========

     There were no contingent rents recognized in 2006 and 2005.

(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:

           Tenants             Industry           2006       2005

     Tia's Restaurant Group   Restaurant      $  465,850  $  464,100
     Sterling Jewelers Inc.   Retail             240,285     240,285
     Kona Restaurant
        Group, Inc.           Restaurant         229,512     227,240
     KinderCare Learning
        Centers, Inc.         Child Care         180,212     180,212
     Apple American Group     Restaurant         179,018         N/A
     Champps Entertainment
        of Texas, Inc.        Restaurant             N/A     316,500
                                               ----------  ----------
     Aggregate rent revenue of major tenants  $1,294,877  $1,428,337
                                               ==========  ==========
     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue               76%         80%
                                               ==========  ==========


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(6)  Discontinued Operations -

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

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

     In February 2004, Garden Ridge, L.P. (GR), the tenant of the
     Garden  Ridge  retail store in Woodlands, Texas,  filed  for
     Chapter 11 bankruptcy reorganization.  In press releases, GR
     reported rejecting the leases of 9 of 44 stores and that  it
     was  attempting  to renegotiate lease terms  for  its  other
     stores.   The Woodlands store was not identified as  one  of
     the  nine  to be closed.  GR entered into negotiations  with
     the  property owners of the Woodlands store to arrive at  an
     agreement  to  modify rental terms that would induce  GR  to
     assume  the  Lease for this property.  GR and  the  property
     owners  subsequently agreed to a Lease amendment  to  reduce
     the  annual rent by 23%, with a 10% rent increase on January
     1,  2008.   The Company's share of the new rental amount  is
     $168,636.   The  amendment provides  for  additional  rental
     payments if the store's sales exceed certain stated amounts.
     The  amendment also calls for the owners to waive  rent  for
     one   month  during  the  first  six  months  following  the
     bankruptcy court's approval of GR's assumption of the Lease.
     With  the  exception of February 2004, GR  made  all  rental
     payments due under its original Lease.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(6)  Discontinued Operations - (Continued)

     On  April 28, 2005, the bankruptcy court approved GR's  Plan
     of  Reorganization.  As part of the Plan, the Lease for  the
     Woodlands  store  was assumed by GR and the Lease  amendment
     became  effective.  Pursuant to the amendment,  GR  selected
     July  2005  as  the one month to have rent waived.   In  May
     2005,  GR  paid the rent due for February 2004 and, pursuant
     to  the amendment, GR was entitled to credit an equal amount
     against  any  installment of rent due  in  the  future.   GR
     applied  the credit for the February rent against  rent  due
     for August and September 2005.

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

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

     On   September  26,  2006,  Tia's  Florida,  LLC  and  Tia's
     Maryland,  LLC, the tenants of the Tia's Tex-Mex restaurants
     in Tampa, Florida and Salisbury Maryland filed for Chapter 7
     bankruptcy,  which leads to liquidation and  dissolution  of
     the  companies.   The tenants closed the  restaurants.   The
     primary  guarantor  of  the Leases,  Julio's  Investors  LLC
     (Julio's),  is  continuing  to pay  the  rent  and  property
     expenses.    The  Company  and  Julio's  are  discussing   a
     potential buyout of the Lease guarantees whereby the Company
     would release Julio's from its guarantees in exchange for  a
     lump  sum  payment.  The Company is actively  marketing  the
     properties  for sale.  The Company has evaluated the  Leases
     and  property values and decided that there is no impairment
     loss  at  this  time.  At December 31, 2006, the  properties
     were  classified as Real Estate Held for Sale  with  a  book
     value of $4,280,251.

     During  2006  and 2005, the Company distributed $80,808  and
     $323,232  of  net sale proceeds to the Limited and  Managing
     Members  as  part  of  their quarterly distributions,  which
     represented  $3.25  and $12.95 per LLC  Unit,  respectively.
     The Company anticipates the remaining net sale proceeds will
     either  be  reinvested in additional property or distributed
     to the Members in the future.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(6)  Discontinued Operations - (Continued)

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

                                                   2006       2005

     Rental Income                             $  748,885   $  935,183
     Property Management Expenses                 (46,490)    (182,027)
     Depreciation                                (140,935)    (242,717)
     Real Estate Impairment                             0     (356,000)
     Gain on Disposal of Real Estate              574,681        1,082
                                                ----------   ----------
          Income from Discontinued Operations  $1,136,141   $  155,521
                                                ==========   ==========

(7)  Members' Capital -

     Cash  distributions of $44,413 and $39,414 were made to  the
     Managing Members and $1,489,875 and $1,489,871 were made  to
     the  Limited Members for the years ended December  31,  2006
     and  2005, respectively.  The Limited Members' distributions
     represent  $60.42 and $60.29 per LLC Unit outstanding  using
     24,658  and 24,711 weighted average Units in 2006 and  2005,
     respectively.  The distributions represent $60.42 and $13.52
     per  Unit  of  Net Income and $-0- and $46.77  per  Unit  of
     return   of   contributed  capital   in   2006   and   2005,
     respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above,  the  Company  distributed $80,000  and  $320,000  of
     proceeds from property sales in 2006 and 2005, respectively.
     In  2006 and 2005, the distribution of sale proceeds reduced
     the  Limited  Members'  Adjusted  Capital  Contributions  by
     $43,707 and $164,814, respectively.

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

(7)  Members' Capital - (Continued)

     During  2006, three Limited Members redeemed a total  of  44
     Units   for   $33,820  in  accordance  with  the   Operating
     Agreement.   During  2005, two Limited  Members  redeemed  a
     total  of  162.5  Units for $137,641.  The Company  acquired
     these  Units  using  Net  Cash Flow  from  operations.   The
     redemptions   increase   the  remaining   Limited   Member's
     ownership  interest in the Company.  As a  result  of  these
     redemption payments and pursuant to the Operating Agreement,
     the  Managing Members received distributions of  $1,046  and
     $4,257 in 2006 and 2005, respectively.

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as  defined in the  Operating  Agreement,  is
     $999.92 per original $1,000 invested.

(8)  Income Taxes -

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

                                                       2006       2005

     Net Income for Financial Reporting Purposes    $1,654,834  $  493,638

     Depreciation for Tax Purposes Under
      Depreciation for Financial Reporting Purposes    106,722     129,314

     Income Accrued for Tax Purposes Over (Under)
      Income for Financial Reporting Purposes         (308,157)     77,454

     Property Expenses for Tax Purposes (Over) Under
      Expenses for Financial Reporting Purposes       (241,687)    129,538

     Amortization of Start-Up and Organization Costs    (2,451)     (2,939)

     Real Estate Impairment Loss
      Not Recognized for Tax Purposes                        0     356,000

     Gain / Loss on Sale of Real Estate for Tax Purposes
      Compared to Gain for Financial Reporting Purposes
                                                      (124,663)   (773,906)
                                                     ----------  ----------
           Taxable Income to Members                $1,084,598  $  409,099
                                                     ==========  ==========

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2006 AND 2005

 (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:

                                                          2006       2005

     Members' Equity for Financial Reporting Purposes $18,898,332 $18,812,652

     Adjusted Tax Basis of Investments in Real Estate
      Over Net Investments in Real Estate
      for Financial Reporting Purposes                    302,140     320,081

     Income Accrued for Tax Purposes Over
      Income for Financial Reporting Purposes              15,018     323,175

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

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

     Amortization of Start-Up and Organization Costs      (14,697)    (12,246)

     Organization and Syndication Costs Treated as
      Reduction of Capital for Financial Reporting
      Purposes                                          3,665,328   3,665,328
                                                       ----------  ----------
           Members' Equity for Tax Reporting Purposes $22,874,818 $23,359,374
                                                       ==========  ==========

(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:

                                    2006                  2005
                           Carrying      Fair     Carrying       Fair
                            Amount      Value      Amount        Value

     Money  Market Funds  $2,542,078  $2,542,078  $1,306,097  $1,306,097
                           ---------   ---------   ---------   ---------
     Total Cash and
       Cash Equivalents   $2,542,078  $2,542,078  $1,306,097  $1,306,097
                           =========   =========   =========   =========

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

       None.

ITEM 8A.  CONTROLS AND PROCEDURES.

       (a) Evaluation of disclosure controls and procedures

        Under  the  supervision  and with  the  participation  of
management, including its President and Chief Financial  Officer,
the Managing Member of the Company evaluated the effectiveness of
the   design  and  operation  of  its  disclosure  controls   and
procedures (as defined in Rule 13a-14(c) under the Exchange Act).
Based  upon  that  evaluation, the President and Chief  Financial
Officer of the Managing Member concluded that, as of the  end  of
the  period  covered by this report, the disclosure controls  and
procedures of the Company are adequately designed to ensure  that
information required to be disclosed by us in the reports we file
or   submit  under  the  Exchange  Act  is  recorded,  processed,
summarized  and  reported, within the time periods  specified  in
applicable   rules  and  forms  and  that  such  information   is
accumulated   and  communicated  to  management,  including   the
President and Chief Financial Officer of the Managing Member,  in
a   manner   that  allows  timely  decisions  regarding  required
disclosure.

       (b)  Changes in internal controls

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

ITEM 8B.  OTHER INFORMATION.

       None.


                            PART III

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

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

        Robert  P.  Johnson, age 62, is Chief Executive  Officer,
President  and  sole director and has held these positions  since
the  formation  of AFM in August 1994, and has  been  elected  to
continue  in these positions until December 2007.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing in limited partnership  investments.   In
that capacity, he has been involved in the development, analysis,
marketing   and  management  of  public  and  private  investment
programs investing in net lease properties as well as public  and
private  investment  programs investing  in  energy  development.
Since 1971, Mr. Johnson has been the president, a director and  a
registered principal of AEI Securities, Inc., which is registered
with  the SEC as a securities broker-dealer, is a member  of  the
National Association of Securities Dealers, Inc. (NASD) and is  a
member  of the Security Investors Protection Corporation  (SIPC).
Mr.  Johnson  has  been president, a director and  the  principal
shareholder   of  AEI  Fund  Management,  Inc.,  a  real   estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in ten limited partnerships and a managing member in four LLCs.

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

        Patrick  W.  Keene,  age 47, 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 2007.  Mr. Keene has been  employed  by
AEI  Fund  Management, Inc. and affiliated entities  since  1986.
Prior  to being elected to the positions above, he was Controller
of  the various entities.  From 1982 to 1986, Mr. Keene was  with
KPMG  Peat  Marwick  Certified Public Accountants,  first  as  an
auditor and later as a tax manager.  Mr. Keene is responsible for
all accounting functions of AFM and the registrant.

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

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

Section 16(a) Beneficial Ownership Reporting Compliance

        Under federal securities laws, the directors and officers
of  the Managing Member of the Company, and any beneficial  owner
of  more than 10% of a class of equity securities of the Company,
are  required  to report their ownership of the Company's  equity
securities  and  any changes in such ownership to the  Securities
and  Exchange Commission (the "Commission").  Specific due  dates
for  these  reports have been established by the Commission,  and
the  Company is required to disclose in this Annual Report on 10-
KSB any delinquent filing of such reports and any failure to file
such  reports  during the fiscal year ended  December  31,  2006.
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 2006 fiscal year.

ITEM 10.  EXECUTIVE COMPENSATION.

        The Managing Member and affiliates are reimbursed at cost
for  all  services performed on behalf of the registrant and  for
all  third party expenses paid on behalf of the registrant.   The
cost for services performed on behalf of the registrant is actual
time  spent  performing such services plus  an  overhead  burden.
These  services include organizing the registrant  and  arranging
for  the  offer  and  sale  of Units,  reviewing  properties  for
acquisition and rendering administrative, property management and
property  sales services.  The amount and nature of such payments
are detailed in Item 12 of this annual report on Form 10-KSB.

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

        The following table sets forth information pertaining  to
the ownership of the Units by each person known by the Company to
beneficially  own  5%  or  more of the Units,  by  each  Managing
Member, and by each officer or director of the Managing Member as
of February 28, 2007:

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

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

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

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

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

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the Managing Member of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations  set  forth  in  the  Operating  Agreement   of   the
registrant.   Reference  is  made to  Note  3  of  the  Financial
Statements,   as  presented,  and  is  incorporated   herein   by
reference,  for  details of related party  transactions  for  the
years ended December 31, 2006 and 2005.

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

        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,   2006,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.


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

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  Managing Members or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2006.

Person or Entity                                      Amount Incurred From
 Receiving                   Form and Method      Inception (December 7, 2000)
Compensation                 of Compensation          To December 31, 2006

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

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

Managing Members      Reimbursement at Cost for all        $  149,453
and Affiliates        Acquisition Expenses.

Managing Members      Reimbursement at Cost for all        $1,078,274
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        $  120,614
and Affiliates        expenses related to the disposition
                      of the Fund's properties.

Managing Members      3% of Net Cash Flow in any fiscal    $  168,719
                      year.

Managing Members      1% of distributions of Net Proceeds  $   10,185
                      of Sale until Limited Members have
                      received an amount equal to (a) their
                      Adjusted Capital Contributions,  plus
                      (b) an amount equal to 7% of their
                      Adjusted Capital Contributions per
                      annum, cumulative but not compounded,
                      to  the  extent  not   previously
                      distributed. 10% of distributions of
                      Net Proceeds of Sale thereafter.



                             PART IV

ITEM 13.  EXHIBITS.

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

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

     10.1  Net  Lease  Agreement dated 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 June 3, 2002).

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

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

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

     10.5  Net  Lease Agreement dated December 10,  2003  between
     the  Company and Tia's Florida, LLC relating to the Property
     at  1053  North Dale Mabry, Tampa, Florida (incorporated  by
     reference  to  Exhibit 10.3 of Form 8-K filed  December  24,
     2003).

     10.6  Net  Lease Agreement dated December 10,  2003  between
     the   Company  and  Tia's  Maryland,  LLC  relating  to  the
     Property  at  2318  North  Salisbury  Boulevard,  Salisbury,
     Maryland (incorporated by reference to Exhibit 10.4 of  Form
     8-K filed December 24, 2003).

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

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

     10.9 Purchase Agreement dated September 19, 2005 between
     the Company and Hamid Zarafshani relating to the Property
     at 2850 35IH North, Round Rock, Texas (incorporated by
     reference to Exhibit 10.1 of Form 10-QSB filed November 14,
     2005).

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

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

ITEM 13.  EXHIBITS.  (Continued)

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

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

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

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

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

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

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

ITEM 14.  PRINCIPAL ACCOUNTANT FEES AND SERVICES.

        The  following  is a summary of the fees  billed  to  the
Company   by  Boulay,  Heutmaker,  Zibell  &  Co.  P.L.L.P.   for
professional  services rendered for the years ended December  31,
2006 and 2005:

     Fee Category                            2006       2005

     Audit Fees                           $  13,650   $ 12,750
     Audit-Related Fees                           0        682
     Tax Fees                                     0          0
     All Other Fees                               0          0
                                           ---------   --------
          Total Fees                      $  13,650   $ 13,432
                                           =========   ========

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

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

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

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

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

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

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



                           SIGNATURES

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


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


March 23, 2007            By: /s/ Robert P Johnson
                                  Robert P. Johnson, President and Director
                                  (Principal Executive Officer)


        In accordance with the Exchange Act, this report has been
signed below by the following persons on behalf of the registrant
and in the capacities and on the dates indicated.

 Name                                Title                        Date


/s/Robert P Johnson   President (Principal Executive Officer)  March 23, 2007
   Robert P. Johnson  and Sole Director of Managing Member


/s/Patrick W Keene   Chief Financial Officer  and  Treasurer   March 23, 2007
   Patrick W. Keene  (Principal Accounting Officer)