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, 2005

               Commission file number:  000-49653

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

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

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

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

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

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

                   Limited Liability Company Units
                        (Title of class)

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

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

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

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

The  Issuer's revenues for the year ended December 31, 2005  were
$1,776,813.

As  of  February 28, 2006, there were 24,668.783 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 $24,668,783.

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

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

        The  Company will hold its properties until the  Managing
Members  determine  that  the sale or other  disposition  of  the
properties  is  advantageous in view of the Company's  investment
objectives.  In deciding whether to sell properties, the Managing
Members will consider factors such as potential appreciation, net
cash  flow  and income tax considerations.  In addition,  certain
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 will be variations in the specific terms of
the  leases, the following is a summary of the general  terms  of
the  Company's  leases.   The properties are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  tenant  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  primary
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses  which  entitle  the  Company  to  receive
additional rent in future years based on stated rent increases.

        The leases provide the tenants with two 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

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

        On  August  8,  2003,  the Company purchased  a  Pancho's
restaurant in Round Rock, Texas for $1,809,513.  The property  is
leased  to  Austin Pancho's I, LLC (API) under a Lease  Agreement
with  a  primary term of 20 years and annual rental  payments  of
$191,625.  In December 2003, API reported to the Company that  it
was  experiencing financial problems as a result  of  lower  than
expected  sales.   API  has not made its  rental  payments  since
November 2003.  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.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

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

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

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

        In  February  2004,  Garden Ridge, L.P.  (GR)  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 affirm the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase  on  January 1, 2008.  The 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 affirmation  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original lease.

ITEM 1.   DESCRIPTION OF BUSINESS.  (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 affirmed 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.  As of  the
date  of  this  report, GR has complied with all Lease  terms  as
amended.

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

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

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

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

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

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

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

       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 annual rental payments of $95,256.  The remaining
interests in the property were purchased by AEI Income  &  Growth
Fund XXI Limited Partnership, AEI Income & Growth Fund 25 LLC and
AEI  Private  Net  Lease  Millennium  Fund  Limited  Partnership,
affiliates of the Company.

Major Tenants

        During 2005, five tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 80% of total rental revenue in 2005.  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 2006 and future years.
Any  failure of these major tenants could materially  affect  the
Company's net income and cash distributions.

Competition

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

Employees

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

ITEM 2.   DESCRIPTION OF PROPERTIES.

Investment Objectives

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

Description of Properties

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

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

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

       The following table is a summary of the properties that
the Company acquired and owned as of December 31, 2005.

                          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

Champps                                   Champps
Americana Restaurant                   Entertainment
 Houston, TX     12/18/02  $3,106,301  of Texas, Inc.    $316,500   $29.60

Johnny Carino's                            Kona
Restaurant                              Restaurant
 Littleton, CO    4/10/03  $2,223,755   Group, Inc.      $227,992   $34.88

Garden Ridge
Retail Store
 Woodlands, TX                         Garden Ridge,
 (23.0%)          8/27/03  $1,912,690       L.P.         $168,636   $ 6.57

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

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

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

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


        The  properties  listed above with  a  partial  ownership
percentage  are  owned  with affiliates  of  the  Company  and/or
unrelated  third parties.  The remaining interest  in  the  Jared
Jewelry  store is owned by AEI Private Net Lease Millennium  Fund
Limited Partnership.  The remaining interests in the Garden Ridge
retail  store  are  owned by AEI Real Estate Fund  XVIII  Limited
Partnership,  AEI  Income & Growth Fund XXII Limited  Partnership
and  unrelated  third  parties.  The remaining  interest  in  the
Applebee's restaurant is owned by AEI Net Lease Income  &  Growth
Fund  XX  Limited  Partnership.  The 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  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 15 to 20 years, except  for  the
CarMax auto superstore, which had a remaining primary Lease  term
of 13.4 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 Agreement, the tenants are required
to provide proof of adequate insurance coverage on the properties
they  occupy.   The Managing Members believe the  properties  are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Company's operations.

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

        Through  December 31, 2005, 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, 2005, there were 699 holders  of
record of the registrant's LLC Units.  There is no other class of
security  outstanding or authorized.  The registrant's Units  are
not  a  traded security in any market.  During the period covered
by  this  report, the Company did not sell any equity  securities
that are not registered under the Securities Act of 1933.

       Cash distributions of $39,414 and $39,205 were made to the
Managing Members and $1,489,871 and $1,489,876 were made  to  the
Limited   Members   in   2005   and  2004,   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 $320,000 and $330,000 of proceeds
from property sales in 2005 and 2004, respectively.  In 2005, the
distribution  of  sale  proceeds  reduced  the  Limited  Members'
Adjusted Capital Contributions by $164,814.

       (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 of
                                       Total Number of Units 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

10/1/05 to 10/31/05   2.5    $835.73       162.50(1)               (2)

11/1/05 to 11/30/05    --         --           --                  --

12/1/05 to 12/31/05    --         --           --                  --

  (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,  2005, the Company's Units were valued  at  $1,017.
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,  2005 by a capitalization rate the  Managing  Member
believed  to be representative of the retail market for the  sale
of  each  property.   No  independent  property  appraisals  were
obtained.   The valuations performed by the Managing Member  were
estimates  only, and were based on a number of assumptions  which
may  not  be accurate or complete.  In addition, property  values
are  subject  to change and could decline after the date  of  the
valuations.  Accordingly, this estimated value, prepared  by  the
Managing  Member, should not be viewed as the amount at  which  a
Limited Member may be able to sell his units, or the fair  market
value of the Company properties, nor do they represent the amount
of  net  proceeds Limited Members would receive  if  the  Company
properties   were  sold  and  the  proceeds  distributed   in   a
liquidation of the Company.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.

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

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

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

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

   the success of our managers of locating properties with
   favorable risk return characteristics;

   the effect of tenant defaults; and

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


The Application of Critical Accounting Policies

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

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

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

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

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

Results of Operations

        For  the  years  ended December 31, 2005  and  2004,  the
Company  recognized rental income from continuing  operations  of
$1,776,813 and $1,683,987, respectively.  In 2005, rental  income
increased  mainly  due  to  additional  rent  received  from  two
property  acquisitions in 2004 and 2005.   These  increases  were
partially  offset  by a reduction in rent from the  Garden  Ridge
property as discussed below.

        For  the  years  ended December 31, 2005  and  2004,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $245,143   and  $223,133,   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  $53,470
and  $41,974,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit costs, taxes, insurance,  and
other property costs.

        In February 2004, Garden Ridge, L.P. (GR), the 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 affirm the Lease for this property.
GR  and  the  property  owners subsequently  agreed  to  a  lease
amendment  to  reduce the annual rent by 23%,  with  a  10%  rent
increase  on  January 1, 2008.  The 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 affirmation  of  the  Lease.
With  the exception of February 2004, GR made all rental payments
due under its original lease.

ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (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 affirmed 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.  As of  the
date  of  this  report, GR has complied with all Lease  terms  as
amended.

        For  the  years  ended December 31, 2005  and  2004,  the
Company  recognized  interest  income  of  $17,334  and  $28,635,
respectively.   In  2005, interest income decreased  due  to  the
Company having less money invested in a money market account  due
to property acquisitions.

        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,  2005, the Company recognized  a  loss  from
discontinued   operations  of  $513,449,  representing   property
management expenses of $158,531 and a real estate impairment loss
of $356,000, which were partially offset by a gain on disposal of
real estate of $1,082.  For the year ended December 31, 2004, the
Company  recognized  a  loss  from  discontinued  operations   of
$603,658,  representing  rental income less  property  management
expenses   and  depreciation  of  $300,422  and  a  real   estate
impairment  loss of $434,065, which were partially  offset  by  a
gain on disposal of real estate of $130,829.

        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.

       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 has  not  made  its  rental
payments  since 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.

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

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

        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.

        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 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.  During  the  year
ended  December  31, 2004, the Company's cash balances  decreased
$1,745,711  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.

        Net  cash provided by operating activities increased from
$1,086,520  in  2004 to $1,407,079 in 2005  as  a  result  of  an
increase  in total rental and interest income in 2005, a decrease
in  LLC  administration and property management expenses in  2005
and net timing differences in the collection of payments from the
tenants and the payment of expenses.
ITEM 6.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        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,  2005 and 2004, the Company generated cash flow from the sale
of  real  estate of $995,082 and $509,345, respectively.   During
the same periods, the Company expended $1,320,336 and $1,561,271,
respectively,   to  invest  in  real  properties  (inclusive   of
acquisition  expenses) as the Company reinvested  cash  generated
from property sales in 2005 and 2004.

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

       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 annual rental payments of $95,256.  The remaining
interests in the property were purchased by AEI Income  &  Growth
Fund XXI Limited Partnership, AEI Income & Growth Fund 25 LLC and
AEI  Private  Net  Lease  Millennium  Fund  Limited  Partnership,
affiliates of the Company.

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

        For  the  years  ended December 31, 2005  and  2004,  the
Company  declared  distributions of  $1,529,285  and  $1,529,081,
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
$1,489,871  and  $1,489,876  and the  Managing  Members  received
distributions   of   $39,414  and  $39,205   for   the   periods,
respectively.

       During 2005 and 2004, the Company distributed $323,232 and
$333,333 of net sale proceeds to the Limited and Managing Members
as  part  of  their  quarterly distributions,  which  represented
$12.95  and  $13.28  per  LLC  Unit, respectively.   The  Company
anticipates  the  remaining  net sale  proceeds  will  either  be
reinvested  in additional property or distributed to the  Members
in the future.

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

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

       During 2005, two Limited Members redeemed a total of 162.5
Units  for  $137,641 in accordance with the Operating  Agreement.
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  $4,257  in  2005.
During  2004,  the  Company did not redeem  any  Units  from  the
Limited Members.

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

ITEM 7.   FINANCIAL STATEMENTS.

       See accompanying index to financial statements.





                 AEI INCOME & GROWTH FUND 24 LLC

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Registered Public Accounting Firm

Balance Sheet as of December 31, 2005 and 2004

Statements for the Years Ended December 31, 2005 and 2004:

     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, 2005 and 2004, 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, 2005  and
2004,  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
January 27, 2006

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

                             ASSETS

                                                     2005          2004
CURRENT ASSETS:
  Cash and Cash Equivalents                      $ 1,306,097   $ 1,897,564
  Receivables                                              0        42,602
                                                  -----------   -----------
      Total Current Assets                         1,306,097     1,940,166
                                                  -----------   -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             7,336,445     6,765,527
  Buildings and Equipment                         11,887,987    11,138,569
  Accumulated Depreciation                        (1,254,362)     (765,915)
                                                  -----------   -----------
                                                  17,970,070    17,138,181
  Real Estate Held for Sale                                0     1,350,000
                                                  -----------   -----------
      Net Investments in Real Estate              17,970,070    18,488,181
                                                  -----------   -----------
           Total  Assets                         $19,276,167   $20,428,347
                                                  ===========   ===========

                         LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    71,660   $    39,142
  Distributions Payable                              376,838       378,947
  Unearned Rent                                       15,017        20,061
                                                  -----------   -----------
      Total Current Liabilities                      463,515       438,150
                                                  -----------   -----------
MEMBERS' EQUITY (DEFICIT):
  Managing Members' Equity                           (20,612)        1,151
  Limited Members' Equity, $1,000 per Unit;
   50,000 Units authorized; 24,831 Units issued;
   24,669 and 24,831 Units outstanding in
   2005 and 2004, respectively                    18,833,264    19,989,046
                                                  -----------   -----------
      Total Members' Equity                       18,812,652    19,990,197
                                                  -----------   -----------
        Total Liabilities and Members' Equity    $19,276,167   $20,428,347
                                                  ===========   ===========

 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


                                                      2005          2004

RENTAL INCOME                                     $ 1,776,813   $ 1,683,987

EXPENSES:
   LLC Administration - Affiliates                    245,143       223,133
   LLC Administration and Property
      Management - Unrelated Parties                   53,470        41,974
      Depreciation                                    488,447       450,621
                                                   -----------   -----------
        Total Expenses                                787,060       715,728
                                                   -----------   -----------

OPERATING INCOME                                      989,753       968,259

OTHER INCOME:
   Interest Income                                     17,334        28,635
                                                   -----------   -----------

INCOME FROM CONTINUING OPERATIONS                   1,007,087       996,894

Loss from Discontinued Operations                    (513,449)     (603,658)
                                                   -----------   -----------
NET INCOME                                        $   493,638   $   393,236
                                                   ===========   ===========
NET INCOME ALLOCATED:
   Managing Members                               $    21,908   $    33,477
   Limited Members                                    471,730       359,759
                                                   -----------   -----------
                                                  $   493,638   $   393,236
                                                   ===========   ===========
INCOME (LOSS) PER LLC UNIT:
   Continuing Operations                          $     39.53   $     38.94
   Discontinued Operations                             (20.44)       (24.45)
                                                   -----------   -----------
         Total                                    $     19.09   $     14.49
                                                   ===========   ===========
Weighted  Average  Units Outstanding                   24,711        24,831
                                                   ===========   ===========

 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

                                                         2005         2004

CASH FLOWS FROM OPERATING ACTIVITIES:
    Net  Income                                     $   493,638  $   393,236

   Adjustments To Reconcile Net Income
   To Net Cash Provided By Operating Activities:
     Depreciation                                       488,447      465,163
     Real Estate Impairment                             356,000      434,065
     Gain on Sale of Real Estate                         (1,082)    (130,829)
     (Increase) Decrease in Receivables                  42,602      (26,633)
     Increase (Decrease) in Payable to
        AEI Fund Management, Inc.                        32,518      (68,543)
     Increase (Decrease) in Unearned Rent                (5,044)      20,061
                                                     -----------  -----------
             Total Adjustments                          913,441      693,284
                                                     -----------  -----------
        Net Cash Provided By
            Operating Activities                      1,407,079    1,086,520
                                                     -----------  -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                        (1,320,336)  (1,561,271)
   Proceeds from Sale of Real Estate                    995,082      509,345
                                                     -----------  -----------
        Net Cash Used For
            Investing Activities                       (325,254)  (1,051,926)
                                                     -----------  -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
   Decrease in Distributions Payable                     (2,109)    (251,224)
   Distributions to Members                          (1,529,285)  (1,529,081)
   Redemption Payments                                 (141,898)           0
                                                     -----------  -----------
        Net Cash Used For
         Financing Activities                        (1,673,292)  (1,780,305)
                                                     -----------  -----------
NET DECREASE IN CASH
   AND CASH EQUIVALENTS                                (591,467)  (1,745,711)

CASH AND CASH EQUIVALENTS, beginning of period        1,897,564    3,643,275
                                                     -----------  -----------
CASH AND CASH EQUIVALENTS, end of period            $ 1,306,097  $ 1,897,564
                                                     ===========  ===========

 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, 2003 $  6,879   $21,119,163  $21,126,042   24,831.28

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

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

  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
                            ========   ===========  ===========  ==========


 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, 2005 AND 2004

(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, 2005 AND 2004

(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, 2005 AND 2004


(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, 2005 AND 2004

(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, 2005 and 2004.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004


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

     Newly Issued Pronouncements

       The  Company  has considered the accounting pronouncements
       issued  after December 2004 and has determined  that  none
       of  these  pronouncements will have a material  impact  on
       its 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 23%  interest
       in  a  Garden Ridge retail store.  The remaining interests
       in  this property are owned by AEI Real Estate Fund  XVIII
       Limited  Partnership and AEI Income  &  Growth  Fund  XXII
       Limited  Partnership,  affiliates  of  the  Company,   and
       unrelated third parties.  The Company owns a 55%  interest
       in  an  Applebee's restaurant.  The remaining interest  in
       this  property is owned by AEI Net Lease Income  &  Growth
       Fund  XX Limited Partnership, an affiliate of the Company.
       The   Company  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.

       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

                                                 2005         2004
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.                                    $ 247,533    $ 240,491
                                               ========     ========


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004

(3)  Related Party Transactions - (Continued)

                                      Total Incurred by the Company
                                      for the Year Ended December 31

                                                 2005         2004
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.                       $ 209,611    $ 298,427
                                               ========     ========
c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Company. The amounts are net of
  financing and commitment fees and expense
  reimbursements received by the Company from
  the sellers and/or tenants in the amount of
  $2,750 for 2004.                            $  15,536    $  27,509
                                               ========     ========
d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.       $   3,644    $  12,145
                                               ========     ========

     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.   At  the  time  the
     properties were acquired, the remaining primary Lease  terms
     varied  from  15  to 20 years, except for  the  CarMax  auto
     superstore, which had a remaining primary Lease term of 13.4
     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, 2005 AND 2004

(4) Investments in Real Estate - (Continued)

     The   Company's  properties  are  commercial,  single-tenant
     buildings.  The land for the Johnny Carino's restaurant  was
     acquired  in  2002  and construction of the  restaurant  was
     completed  in  2003.   The  Garden Ridge  retail  store  was
     constructed in 2001 and acquired in 2003.  The Tia's Tex-Mex
     restaurant  in Tampa, Florida was constructed  in  1996  and
     acquired   in   2003.   The  Tia's  Tex-Mex  restaurant   in
     Salisbury, Maryland was constructed in 1999 and acquired  in
     2003.  The Applebee's restaurant was constructed in 1995 and
     acquired   in   2004.   The  CarMax  auto   superstore   was
     constructed  in  2003 and acquired in 2005.   The  remaining
     properties  were constructed and acquired  in  2002.   There
     have been no costs capitalized as improvements subsequent to
     the acquisition.

     The   cost   of   the  properties  and  related  accumulated
     depreciation at December 31, 2005 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 $  224,380
Jared Jewelry, Pittsburgh, PA   1,366,403   1,254,490   2,620,893    156,812
Champps Americana, Houston, TX  1,271,182   1,835,119   3,106,301    250,040
Johnny Carino's, Littleton, CO    792,084   1,431,671   2,223,755    183,187
Garden Ridge, Woodlands, TX       560,418   1,352,272   1,912,690    128,466
Tia's Tex-Mex, Tampa, FL          950,543   1,613,296   2,563,839    131,752
Tia's Tex-Mex, Salisbury, MD      966,280   1,047,222   2,013,502     85,523
Applebee's, Sandusky, OH          504,220   1,057,051   1,561,271     70,470
CarMax, Lithia Springs, GA        570,918     749,418   1,320,336     23,732
                               ----------- ----------- ----------- ----------
                              $ 7,336,445 $11,887,987 $19,224,432 $1,254,362
                               =========== =========== =========== ==========


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

     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 annual rental  payments  of
     $95,256.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004

(4) Investments in Real Estate - (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
     affirm  the  Lease for this property.  GR and  the  property
     owners  subsequently agreed to a lease amendment  to  reduce
     the  annual rent by 23%, with a 10% rent increase on January
     1,  2008.   The 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  affirmation  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 affirmed 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.  As of the  date  of  this
     report, GR has complied with all Lease terms as amended.

     For  properties owned as of December 31, 2005,  the  minimum
     future rent payments required by the leases are as follows:

                       2006          $  1,813,367
                       2007             1,821,217
                       2008             1,906,769
                       2009             1,916,539
                       2010             1,918,904
                       Thereafter      19,848,314
                                      ------------
                                     $ 29,225,110
                                      ============


     There were no contingent rents recognized in 2005 and 2004.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004

(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          2005         2004

     Tia's Restaurant Group   Restaurant      $  464,100   $  464,100
     Champps Entertainment
        of Texas, Inc.        Restaurant         316,500      316,500
     Sterling Jewelers Inc.   Retail             240,285      240,285
     Kona Restaurant
        Group, Inc.           Restaurant         227,240      224,990
     KinderCare Learning
        Centers, Inc.         Child Care         180,212      184,111
     Garden Ridge L.P.        Retail                 N/A      178,657
                                               ----------   ----------
     Aggregate rent revenue of major tenants  $1,428,337   $1,608,643
                                               ==========   ==========
     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue               80%          96%
                                               ==========   ==========

(6)  Discontinued Operations -

     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.

     During  2005 and 2004, the Company distributed $323,232  and
     $333,333  of  net sale proceeds to the Limited and  Managing
     Members  as  part  of  their quarterly distributions,  which
     represented  $12.95  and $13.28 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, 2005 AND 2004

(6)  Discontinued Operations - (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 has not made  its
     rental  payments since 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.

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

     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.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004

(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:

                                                 2005       2004

     Rental Income                           $       0   $    3,900
     Property Management Expenses             (158,531)    (289,780)
     Depreciation                                    0      (14,542)
     Real Estate Impairment                   (356,000)    (434,065)
     Gain on Disposal of Real Estate             1,082      130,829
                                              ---------   ----------
          Loss from Discontinued Operations  $(513,449)  $ (603,658)
                                              =========   ==========

(7)  Members' Capital -

     Cash  distributions of $39,414 and $39,205 were made to  the
     Managing Members and $1,489,871 and $1,489,876 were made  to
     the  Limited Members for the years ended December  31,  2005
     and  2004, respectively.  The Limited Members' distributions
     represent  $60.29 and $60.00 per LLC Unit outstanding  using
     24,711  and 24,831 weighted average Units in 2005 and  2004,
     respectively.  The distributions represent $13.52 and $14.49
     per  Unit  of Net Income and $46.77 and $45.51 per  Unit  of
     return   of   contributed  capital   in   2005   and   2004,
     respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above,  the  Company distributed $320,000  and  $330,000  of
     proceeds from property sales in 2005 and 2004, respectively.
     In  2005,  the  distribution of sale  proceeds  reduced  the
     Limited Members' Adjusted Capital Contributions by $164,814.

     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, 2005 AND 2004

(7)  Members' Capital - (Continued)

     During  2005, two Limited Members redeemed a total of  162.5
     Units   for   $137,641  in  accordance  with  the  Operating
     Agreement.  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 $4,257 in 2005.  During 2004,  the
     Company did not redeem any Units from the Limited Members.

     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
     $999.91 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:

                                                          2005       2004

     Net Income for Financial Reporting Purposes     $  493,638   $  393,236

     Depreciation for Tax Purposes Under
      Depreciation for Financial Reporting Purposes     129,314      112,501

     Income Accrued for Tax Purposes Over
      Income for Financial Reporting Purposes            77,454      245,721

     Property Expenses for Tax Purposes Under
      Expenses for Financial Reporting Purposes         129,538      112,149

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

     Real Estate Impairment Loss
      Not Recognized for Tax Purposes                   356,000      434,065

     Gain / Loss on Sale of Real Estate for Tax Purposes
      Compared to Gain for Financial Reporting Purposes
                                                       (773,906)      (9,399)
                                                      ----------   ----------
           Taxable Income to Members                 $  409,099   $1,285,334
                                                      ==========   ==========

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2005 AND 2004

 (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:

                                                          2005         2004

     Members' Equity for Financial Reporting Purposes $18,812,652 $19,990,197

     Adjusted Tax Basis of Investments in Real Estate
      Over Net Investments in Real Estate
      for Financial Reporting Purposes                    320,081     608,673

     Income Accrued for Tax Purposes Over
      Income for Financial Reporting Purposes             323,175     245,721

     Property Expenses for Tax Purposes Under
      Expenses for Financial Reporting Purposes           241,687     112,149

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

     Amortization of Start-Up and Organization Costs      (12,246)     (9,307)

     Organization and Syndication Costs Treated as
      Reduction of Capital for Financial Reporting
      Purposes                                          3,665,328   3,665,328
                                                       ----------- ----------
           Members' Equity for Tax Reporting Purposes $23,359,374 $24,621,458
                                                       =========== ==========

(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:

                                    2005                   2004
                           Carrying       Fair    Carrying       Fair
                            Amount       Value     Amount       Value

     Money Market Funds   $1,306,097  $1,306,097   $1,897,564  $1,897,564
                           ---------   ---------    ----------  ----------
      Total Cash and
        Cash Equivalents  $1,306,097  $1,306,097   $1,897,564  $1,897,564
                           =========   =========    ==========  ==========


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

       None.

ITEM 8A.  CONTROLS AND PROCEDURES.

       (a) Evaluation of disclosure controls and procedures

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

       (b)  Changes in internal controls

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

ITEM 8B.  OTHER INFORMATION.

       None.


                            PART III

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

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

        Robert  P.  Johnson, age 61, 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 2006.  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  eleven  limited partnerships and a managing  member  in  four
LLCs.

        Patrick  W.  Keene,  age 46, 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 2006.  Mr. Keene has been  employed  by
AEI  Fund  Management, Inc. and affiliated entities  since  1986.
Prior  to being elected to the positions above, he was Controller
of  the various entities.  From 1982 to 1986, Mr. Keene was  with
KPMG  Peat  Marwick  Certified Public Accountants,  first  as  an
auditor and later as a tax manager.  Mr. Keene is responsible for
all accounting functions of AFM and the registrant.


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

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

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

Section 16(a) Beneficial Ownership Reporting Compliance

        Under federal securities laws, the directors and officers
of  the Managing Member of the Company, and any beneficial  owner
of  more than 10% of a class of equity securities of the Company,
are  required  to report their ownership of the Company's  equity
securities  and  any changes in such ownership to the  Securities
and  Exchange Commission (the "Commission").  Specific due  dates
for  these  reports have been established by the Commission,  and
the  Company is required to disclose in this Annual Report on 10-
KSB any delinquent filing of such reports and any failure to file
such  reports  during the fiscal year ended  December  31,  2005.
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 2005 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, 2006:

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

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

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

   Patrick W. Keene                         0            0%
   1300 Wells Fargo Place
   30 East 7th Street, St. Paul, Minnesota 55101

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

ITEM 12.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the Managing Member of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations  set  forth  in  the  Operating  Agreement   of   the
registrant.   Reference  is  made to  Note  3  of  the  Financial
Statements,   as  presented,  and  is  incorporated   herein   by
reference,  for  details of related party  transactions  for  the
years ended December 31, 2005 and 2004.

        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,   2005,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.

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

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  Managing Members or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2005.

  Person or Entity                                    Amount Incurred From
     Receiving               Form and Method      Inception (December 7, 2000)
    Compensation             of Compensation          To December 31, 2005

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         $   84,446
and Affiliates       Acquisition Expenses

Managing Members     Reimbursement at Cost for all         $  853,432
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         $   82,977
and Affiliates       expenses related to the disposition
                     of the Fund's properties.

Managing Members     3% of Net Cash Flow in any fiscal     $  124,068
                     year.

Managing Members     1% of distributions of Net Proceeds   $    9,377
                     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 April 8, 2002  between  the
     Company  and  Champps Entertainment of Texas, Inc.  relating
     to  the  Property at 11681 Westheimer Road,  Houston,  Texas
     (incorporated  by  reference to Exhibit  10.2  of  Form  8-K
     filed April 15, 2002).

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

     10.3  Net  Lease Agreement dated September 23, 2002  between
     the  Company and Kona Restaurant Group, Inc. relating to the
     Property  at  10025  W  San  Juan Way,  Littleton,  Colorado
     (incorporated  by reference to Exhibit 10.2 of  Form  10-QSB
     filed November 7, 2002).

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

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

     10.6 First Amendment to Net Lease Agreement dated April  10,
     2003  between  the Company and Kona Restaurant  Group,  Inc.
     relating  to  the  Property  at  10025  W.  San  Juan   Way,
     Littleton,  Colorado (incorporated by reference  to  Exhibit
     10.2 of Form 8-K filed April 16, 2003).

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

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

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

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

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

ITEM 13.  EXHIBITS.  (Continued)

     10.12      Assignment  and Assumption of Lease  dated  April
     30,  2004 between the Company, AEI Net Lease Income & Growth
     Fund  XX  Limited Partnership and PRECO II CRIC LLC relating
     to   the  Property  at  5503  Milan  Road,  Sandusky,   Ohio
     (incorporated  by reference to Exhibit 10.2 of  Form  10-QSB
     filed May 11, 2004).

     10.13     Assignment of Agreement of Purchase and Sale
     dated March 3, 2005 between the Company, AEI Income &
     Growth Fund XXI Limited Partnership, AEI Income & Growth
     Fund 25 LLC, AEI Private Net Lease Millennium Fund Limited
     Partnership and AEI Fund Management, Inc. relating to the
     Property at 1977 Thornton Road, Lithia Springs, Georgia
     (incorporated by reference to Exhibit 10.1 of Form 10-QSB
     filed May 6, 2005).

     10.14     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 6, 2005).

     10.15     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 4, 2005).

     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,
2005 and 2004:

     Fee Category                            2005       2004

     Audit Fees                           $  12,750   $ 11,850
     Audit-Related Fees                         682      2,038
     Tax Fees                                     0          0
     All Other Fees                               0          0
                                           ---------   --------
          Total Fees                      $  13,432   $ 13,888
                                           =========   ========

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

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

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

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

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


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

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


                           SIGNATURES

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


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


March 17, 2006                 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 17, 2006
   Robert P.Johnson   and Sole Director of Managing Member


/s/Patrick W Keene    Chief Financial Officer and Treasurer    March 17, 2006
   Patrick W.Keene    (Principal Accounting Officer)