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, 2003

               Commission file number:  000-49653

                 AEI INCOME & GROWTH FUND 24 LLC
         (Name of Small Business Issuer in its Charter)

        State of Delaware                41-1990952
(State or other Jurisdiction of     (I.R.S. Employer)
Incorporation or Organization)     Identification No.)

      30 East 7th Street, Suite 1300, St. Paul, Minnesota 55101
            (Address of Principal Executive Offices)

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

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

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

                   Limited Liability Company Units
                        (Title of class)

Check  whether  the issuer (1) filed all reports required  to  be
filed  by Section 13 or 15(d) of the Securities Exchange  Act  of
1934  during the past 12 months (or for such shorter period  that
the  registrant was required to file such reports), and  (2)  has
been subject to such filing requirements for the past 90 days.

                         Yes [X]    No

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

The  Issuer's  revenues  for year ended December  31,  2003  were
$1,099,455.

As  of  February 29, 2004, there were 24,831.283 Units of limited
membership  interest in the registrant outstanding and  owned  by
nonaffiliates  of  the registrant, which Units had  an  aggregate
market  value (based solely on the price at which they were  sold
since there is no ready market for such Units) of $24,831,283.
               DOCUMENTS INCORPORATED BY REFERENCE

 The registrant has not incorporated any documents by reference
                        into this report.

         Transitional Small Business Disclosure Format:

                         Yes        No [X]

                             PART I

ITEM 1. DESCRIPTION OF BUSINESS.

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

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

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

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

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

Leases

       Although there will be variations in the specific terms of
the  leases, the following is a summary of the general  terms  of
the  Company's  leases.   The properties are  leased  to  various
tenants  under  triple  net  leases,  which  are  classified   as
operating  leases.   Under  a triple net  lease,  the  lessee  is
responsible  for  all real estate taxes, insurance,  maintenance,
repairs  and  operating expenses for the property.   The  initial
lease terms are for 15 to 20 years.  The leases provide for  base
annual  rental  payments,  payable in monthly  installments,  and
contain  rent  clauses  which  entitle  the  Company  to  receive
additional rent in future years based on stated rent increases.

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

Property Activity

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

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

        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.

        Subsequent  to  December 31, 2003, the Company  sold  its
remaining  23.1844%  interest  in the  Children's  World  daycare
center, in two separate transactions, to unrelated third parties.
The  Company  received total net sale proceeds  of  approximately
$508,000, which resulted in a net gain of approximately $129,000.
At  December 31, 2003, the property was classified as Real Estate
Held for Sale with a book value of $378,516.

ITEM 1.  DESCRIPTION OF BUSINESS.  (Continued)

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

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

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

        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.   Through
December  31,  2002, the Company had advanced  $902,806  for  the
construction  of the property.  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.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

        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 notified the Company that it was
experiencing  financial problems.  API has not  made  its  rental
payments  since  November 2003.  The Company has  retained  legal
counsel  to  represent  its  interests  in  this  matter  and  is
reviewing its available options, which include replacing API with
a  new lessee.  The franchisor of Pancho's is currently operating
the restaurant with API's consent since December 26, 2003 and has
advised the Company that it is willing to enter into a new  lease
for  the  premises.  Negotiations to accomplish  that  event  are
currently in progress.  The controlling stockholder of  API,  who
guaranteed  the  Lease, has stated he will bring all  outstanding
obligations of API current by mid-April.  Whether or not he  will
be  able to perform to that extent is beyond the knowledge of the
Company.  If he cannot, or will not, perform in this regard,  the
Company  will attempt to complete negotiations for  a  new  lease
with the franchisor.

        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.

        Subsequent to December 31, 2003, Garden Ridge, L.P.  (GR)
filed   for  Chapter  11  bankruptcy  reorganization.   In  press
releases, GR has stated their intent to close eight of 44  stores
and  attempt to renegotiate lease terms for certain other stores.
The Woodlands store was not identified as one of the eight to  be
closed  and GR has verbally communicated that they are interested
in  confirming the Lease for this site.  It is possible  GR  will
attempt  to  negotiate a rent reduction or other concessions  for
this  site.   GR was current on rent through January  2004.   The
rent  for February is considered a pre-petition obligation, which
will  be paid from the bankruptcy court, on a prorata basis  with
other claims, to the extent available.  The Company received rent
for  March and expects to continue to receive all scheduled rents
in  future  months unless the Lease is rejected by  GR.   If  the
Lease is confirmed, GR must comply with all Lease terms.  If  the
Lease  is rejected, GR would be required to return possession  of
the  property to the Company and the Company would be responsible
for  real  estate taxes and other costs required to maintain  the
property.

        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.

ITEM 1.   DESCRIPTION OF BUSINESS.  (Continued)

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

Major Tenants

        During 2003, four tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 84% of total rental revenue in 2003.  It
is  anticipated  that,  based  on  the  minimum  rental  payments
required  under  the leases, each major tenant will  continue  to
contribute  more than ten percent of rental revenue in  2004  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.

ITEM 2.   DESCRIPTION OF PROPERTIES. (Continued)

Description of Properties

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

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

       The following table is a summary of the properties that
the Company acquired and owned as of December 31, 2003.

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

Children's World
Daycare Center                           Knowledge
 Round Lake Beach, IL                    Learning
 (23.1844%)      11/1/01  $  405,299  Enterprises, Inc. $ 38,610     $18.68

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

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

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

Johnny Carino's                            Kona
Restaurant                              Restaurant
 Littleton, CO   4/10/03  $2,223,755    Group, Inc.     $223,500     $34.20

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


ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

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

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

Tia's Tex-Mex
Restaurant                              Tia's Florida,
 Tampa, FL      12/10/03  $2,563,839        LLC         $260,100     $44.51

Tia's Tex-Mex
Restaurant                             Tia's Maryland,
 Salisbury, MD  12/10/03  $2,013,502        LLC         $204,000     $43.50


        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  interests  in  the
Children's World daycare center in Round Lake Beach, Illinois are
owned by unrelated third parties.

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

        The  initial  Lease terms are 20 years,  except  for  the
Children's   World   daycare  centers  and  the   Tia's   Tex-Mex
restaurants,  which have Lease terms of 15 years and  the  Johnny
Carino's  restaurant, which has a Lease term of  17  years.   The
Leases contain renewal options which may extend the Lease term an
additional  15 years, except the Jared Jewelry store, the  Garden
Ridge retail store and the Tia's Tex-Mex restaurants, which  have
renewal  options that may extend the Lease term an additional  20
years, and the Pancho's restaurant which has renewal options that
may extend the Lease an additional 10 years.

        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.

ITEM 2.   DESCRIPTION OF PROPERTIES.  (Continued)

       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, 2003, 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.

        As of December 31, 2003, there were 694 holders of record
of  the  registrant's  LLC Units.  There is  no  other  class  of
security  outstanding or authorized.  The registrant's Units  are
not  a  traded  security  in any market.  However,  beginning  in
September,  2004,  the  Company may acquire  Units  from  Limited
Members who have tendered their Units to the Company.  Such Units
may be acquired at a discount.  The Company will not be obligated
to purchase in any year any number of Units that, when aggregated
with  all  other transfers of Units that have occurred since  the
beginning   of  the  same  calendar  year  (excluding   Permitted
Transfers as defined in the Operating Agreement), would exceed 2%
of  the  total number of Units outstanding on January 1  of  such
year.   In  no  event shall the Company be obligated to  purchase
Units  if,  in the sole discretion of the Managing Members,  such
purchase would impair the capital or operation of the Company.

       Cash distributions of $38,278 and $11,816 were made to the
Managing  Members and $1,425,074 and $382,032 were  made  to  the
Limited   Members   in   2003   and  2002,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

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

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

        In order for NASD members and their associated persons to
participate in the offering and sale of Units of the Company, 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,  2003, the Company's Units were valued  at  $1,047.
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,  2003 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;


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

      the effect of tenant defaults; and

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


The Application of Critical Accounting Policies

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

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

       AEI Fund Management Inc. allocates expenses to each of the
funds  they manage primarily on the basis of the number of  hours
devoted  by  their employees to each fund's affairs.   They  also
allocate  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,  2003,  the  Company
recognized   rental   income   from  continuing   operations   of
$1,099,455, representing twelve months rent from four  properties
and  rent  from  four properties acquired during  the  year.   At
December  31,  2003,  the scheduled annual  rent  for  the  eight
properties was $1,833,005.  For the year ended December 31, 2002,
the  Company recognized rental income from continuing  operations
of  $263,213,  representing rent from three  properties  acquired
during the year.  Rental income increased as the Company invested
its available subscription proceeds in properties.


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

        For  the  years  ended December 31, 2003  and  2002,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $195,346   and  $148,697,   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  $45,845
and  $14,025,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit and accounting costs,  taxes,
insurance,  and other property costs.  These expenses are  higher
in  2003, when compared to 2002, because the Company's asset base
was  higher  in 2003, from the sale of additional LLC Units,  and
the Company owned more properties during 2003.

        In  December 2003, Austin Pancho's I, LLC (API)  notified
the Company that it was experiencing financial problems.  API has
not  made  its rental payments since November 2003.  The  Company
has  retained  legal counsel to represent its interests  in  this
matter  and  is  reviewing its available options,  which  include
replacing  API with a new lessee.  The franchisor of Pancho's  is
currently  operating  the  restaurant with  API's  consent  since
December 26, 2003 and has advised the Company that it is  willing
to  enter  into  a  new lease for the premises.  Negotiations  to
accomplish that event are currently in progress.  The controlling
stockholder of API, who guaranteed the Lease, has stated he  will
bring  all  outstanding obligations of API current by  mid-April.
Whether  or  not  he will be able to perform to  that  extent  is
beyond the knowledge of the Company.  If he cannot, or will  not,
perform  in  this  regard, the Company will attempt  to  complete
negotiations for a new lease with the franchisor.

        Subsequent to December 31, 2003, Garden Ridge, L.P. (GR),
the  lessee of the Garden Ridge retail store in Woodlands, Texas,
filed   for  Chapter  11  bankruptcy  reorganization.   In  press
releases, GR has stated their intent to close eight of 44  stores
and  attempt to renegotiate lease terms for certain other stores.
The Woodlands store was not identified as one of the eight to  be
closed  and GR has verbally communicated that they are interested
in  confirming the Lease for this site.  It is possible  GR  will
attempt  to  negotiate a rent reduction or other concessions  for
this  site.   GR was current on rent through January  2004.   The
rent  for February is considered a pre-petition obligation, which
will  be paid from the bankruptcy court, on a prorata basis  with
other claims, to the extent available.  The Company received rent
for  March and expects to continue to receive all scheduled rents
in  future  months unless the Lease is rejected by  GR.   If  the
Lease is confirmed, GR must comply with all Lease terms.  If  the
Lease  is rejected, GR would be required to return possession  of
the  property to the Company and the Company would be responsible
for  real  estate taxes and other costs required to maintain  the
property.

        For  the  years  ended December 31, 2003  and  2002,  the
Company  recognized  interest income of  $159,176  and  $107,972,
respectively, from subscription proceeds temporarily invested  in
a  money market account and from construction advances.  In 2003,
the Company also recognized interest from an agreement related to
the acquisition of two Tia's Tex-Mex restaurants.  As part of the
acquisition  agreement,  the lessee agreed  to  pay  the  Company
interest  at an annual rate of 6% on the proposed purchase  price
of  the  properties for the period from September 3, 2003 to  the
date the acquisition was completed.  The Company received $73,299
of interest income from this agreement.


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

        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,  2003, the Company  recognized  income  from
discontinued  operations of $818,919, representing rental  income
less  property management expenses and depreciation  of  $115,817
and  gain  on disposal of real estate of $703,102.  For the  year
ended  December  31,  2002, the Company  recognized  income  from
discontinued  operations of $111,737, representing rental  income
less property management expenses and depreciation.

        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.

        Subsequent  to  December 31, 2003, the Company  sold  its
remaining  23.1844%  interest  in the  Children's  World  daycare
center, in two separate transactions, to unrelated third parties.
The  Company  received total net sale proceeds  of  approximately
$508,000, which resulted in a net gain of approximately $129,000.
At  December 31, 2003, the property was classified as Real Estate
Held for Sale with a book value of $378,516.

        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.

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

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

Liquidity and Capital Resources

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

        The  Company generated $1,208,879 of cash from operations
during  the year ended December 31, 2003, representing net income
before  gain  on  sale  of real estate of  $855,428,  a  non-cash
expense  of  $336,661 for depreciation and $16,790 of net  timing
differences  in the collection of payments from the  lessees  and
the  payment of expenses to our managers.  The Company  generated
$364,271  of cash from operations during the year ended  December
31,  2002,  representing net income of $271,829  and  a  non-cash
expense  of $101,688 for depreciation partially offset by  $9,246
of  net timing differences in the collection of payments from the
lessees and the payment of expenses to our managers.

        The  major  components of the Company's  cash  flow  from
investing activities are investments in real estate and  proceeds
from  the  sale of real estate.  During the years ended  December
31,   2003  and  2002,  the  Company  expended  $10,061,158   and
$9,294,790, respectively, to invest in real properties (inclusive
of  acquisition  expenses).  During the year ended  December  31,
2003,  the  Company generated cash flow from  the  sale  of  real
estate of $3,155,310.

        On May 22, 2002, the Company purchased a Children's World
daycare  center  in  Tinley Park, Illinois  for  $1,901,845.   On
November 7, 2002, the Company purchased a 72% interest in a Jared
Jewelry  store  in Pittsburgh, Pennsylvania for  $2,620,893.   On
April 8, 2002, the Company purchased a parcel of land in Houston,
Texas  for $1,211,500.  Simultaneously with the purchase of land,
the  Company entered into a Development Financing Agreement under
which  the  Company  advanced funds for  the  construction  of  a
Champps Americana restaurant on the site.  On December 18,  2002,
the  development  was  completed at a total cost  of  $3,106,301,
including the cost of the land.

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

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

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

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

        After  completion of the acquisition phase, the Company's
primary  use of cash flow is distribution and redemption payments
to   Members.    The  Company  declares  its  regular   quarterly
distributions  before  the  end of  each  quarter  and  pays  the
distribution in the first ten days after the end of each quarter.
For  the  years  ended December 31, 2003 and  2002,  the  Company
declared  distributions of $1,463,352 and $393,848, 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
$1,425,074  and  $382,032  and  the  Managing  Members   received
distributions of $38,278 and $11,816 for the years, respectively.

        In  the  fourth quarter of 2003, the Company  distributed
$281,111 of net sale proceeds to the Limited and Managing Members
as  part  of  their  quarterly distributions,  which  represented
$11.21 per LLC Unit.  The remaining net sale proceeds will either
be  reinvested  in  additional property  or  distributed  to  the
Members in the future.

        Beginning  in  2004, the Company may acquire  Units  from
Limited  Members  who have tendered their Units to  the  Company.
Such  Units may be acquired at a discount.  The Company will  not
be  obligated to purchase in any year any number of  Units  that,
when  aggregated  with all other transfers  of  Units  that  have
occurred since the beginning of the same calendar year (excluding
Permitted Transfers as defined in the Operating Agreement), would
exceed  2% of the total number of Units outstanding on January  1
of  such  year.   In no event shall the Company be  obligated  to
purchase Units if, in the sole discretion of the Managing Member,
such  purchase  would  impair the capital  or  operation  of  the
Company.

        The  Operating Agreement requires that all proceeds  from
the  sale  of Units, subject to a reasonable reserve for  ongoing
operations, be invested or committed to investment in  properties
by  the  later of two years after the date the offering of  Units
commences or six months after the offering terminates.  With  the
purchase  of the Tia's Tex-Mex restaurants, the Company completed
the  investment of the available net proceeds from  the  sale  of
Units.

       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 Auditors

Balance Sheet as of December 31, 2003 and 2002

Statements for the Years Ended December 31, 2003 and 2002:

     Income

     Cash Flows

     Changes in Members' Equity

Notes to Financial Statements





                 REPORT OF INDEPENDENT AUDITORS




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




     We have audited the accompanying balance sheet of AEI Income
& Growth Fund 24 LLC (a Delaware limited liability company) as of
December 31, 2003 and 2002 and the related statements of  income,
cash  flows  and  changes in members' equity for the  years  then
ended.  These financial statements are the responsibility of  the
Company's  management.   Our  responsibility  is  to  express  an
opinion on these financial statements based on our audits.

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

      In  our opinion, the financial statements referred to above
present  fairly, in all material respects, the financial position
of  AEI  Income & Growth Fund 24 LLC as of December 31, 2003  and
2002,  and  the results of its operations and its cash flows  for
the  years  then ended, in conformity with accounting  principles
generally accepted in the United States of America.



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


Minneapolis, Minnesota
January 23, 2004

<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC

                          BALANCE SHEET

                           DECEMBER 31

                             ASSETS
                                                  2003           2002
CURRENT ASSETS:
  Cash and Cash Equivalents                   $ 3,643,275    $ 1,897,635
  Receivables                                      15,969         27,899
                                               -----------    -----------
      Total Current Assets                      3,659,244      1,925,534
                                               -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                          7,343,758      4,173,535
  Buildings and Equipment                      10,808,580      5,966,598
  Construction in Progress                              0        902,806
  Accumulated Depreciation                       (326,200)      (110,574)
                                               -----------    -----------
                                               17,826,138     10,932,365
  Real Estate Held for Sale                       378,516              0
                                               -----------    -----------
      Net Investments in Real Estate           18,204,654     10,932,365
                                               -----------    -----------
           Total  Assets                      $21,863,898    $12,857,899
                                               ===========    ===========


                 LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.        $   107,685    $   102,825
  Distributions Payable                           630,171        142,475
                                               -----------    -----------
      Total Current Liabilities                   737,856        245,300
                                               -----------    -----------
MEMBERS' EQUITY (DEFICIT):
  Managing Members' Equity                          6,879         (2,624)
  Limited Members' Equity, $1,000 per Unit;
   50,000 Units authorized; 24,831 and 14,976
   Units issued and outstanding in
   2003  and 2002, respectively                21,119,163     12,615,223
                                               -----------    -----------
    Total Members' Equity                      21,126,042     12,612,599
                                               -----------    -----------
     Total  Liabilities and Members' Equity   $21,863,898    $12,857,899
                                               ===========    ===========

 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

                                                      2003          2002

RENTAL INCOME                                     $ 1,099,455    $   263,213

EXPENSES:
   LLC Administration - Affiliates                    195,346        148,697
   LLC Administration and Property
      Management - Unrelated Parties                   45,845         14,025
      Depreciation                                    277,829         48,371
                                                   -----------    -----------
        Total Expenses                                519,020        211,093
                                                   -----------    -----------

OPERATING INCOME                                      580,435         52,120

OTHER INCOME:
   Interest Income                                    159,176        107,972
                                                   -----------    -----------

INCOME FROM CONTINUING OPERATIONS                     739,611        160,092

Income From Discontinued Operations                   818,919        111,737
                                                   -----------    -----------
NET INCOME                                        $ 1,558,530    $   271,829
                                                   ===========    ===========
NET INCOME ALLOCATED:
   Managing Members                               $    47,781    $     8,155
   Limited Members                                  1,510,749        263,674
                                                   -----------    -----------
                                                  $ 1,558,530    $   271,829
                                                   ===========    ===========
INCOME PER LLC UNIT:
   Continuing Operations                          $     33.33    $     17.27
   Discontinued Operations                              36.85          12.06
                                                   -----------    -----------
         Total                                    $     70.18    $     29.33
                                                   ===========    ===========
Weighted  Average  Units Outstanding                   21,528          8,989
                                                   ===========    ===========


 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

                                                      2003          2002

CASH FLOWS FROM OPERATING ACTIVITIES:
    Net  Income                                   $ 1,558,530   $   271,829

   Adjustments To Reconcile Net Income
   To Net Cash Provided By Operating Activities:
     Depreciation                                     336,661       101,688
     Gain on Sale of Real Estate                     (703,102)            0
     (Increase) Decrease in Receivables                11,930       (27,899)
     Increase in Payable to
        AEI Fund Management, Inc.                       4,860        18,653
                                                   -----------   -----------
             Total Adjustments                       (349,651)       92,442
                                                   -----------   -----------
        Net Cash Provided By
            Operating Activities                    1,208,879       364,271
                                                   -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
   Investments in Real Estate                     (10,061,158)   (9,294,790)
   Proceeds from Sale of Real Estate                3,155,310             0
                                                   -----------   -----------
        Net Cash Used For
          Investing Activities                     (6,905,848)   (9,294,790)
                                                   -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
    Capital  Contributions from Limited Members     9,855,529    11,453,600
    Organization and Syndication Costs             (1,437,264)   (1,717,040)
    Increase in Distributions Payable                 487,696       126,662
    Distributions to Members                       (1,463,352)     (393,848)
                                                   -----------   -----------
        Net Cash Provided By
            Financing Activities                    7,442,609     9,469,374
                                                   -----------   -----------
NET INCREASE IN CASH
   AND CASH EQUIVALENTS                             1,745,640       538,855

CASH  AND  CASH EQUIVALENTS, beginning of period    1,897,635     1,358,780
                                                   -----------   -----------
CASH AND CASH EQUIVALENTS, end of period          $ 3,643,275   $ 1,897,635
                                                   ===========   ===========

 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, 2001  $  1,037    $ 2,997,021  $ 2,998,058    3,522.15

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

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

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

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

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

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

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

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


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(1)  Organization -

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

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

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

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

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

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(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.


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002


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

     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.

     Statement of Cash Flows

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

     Receivables

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

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

     Income Taxes

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

       The  tax  return, the qualification of the  Company  as  a
       partnership   for  tax  purposes,  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 with  respect  to
       the  Company  qualification or in changes to distributable
       Company  income or loss, the taxable income of the members
       would be adjusted accordingly.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

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

     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.

       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.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

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

     Reclassification

       Certain  items  in  the prior year's financial  statements
       have  been  reclassified to conform to 2003  presentation.
       These   reclassifications  had  no  effect   on   Members'
       capital, net income or cash flows.

     Newly Issued Pronouncements

       The  Company  has considered the accounting pronouncements
       issued  after December 2002 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,  AEI  Income  &  Growth  Fund   XXII
       Limited  Partnership,  affiliates  of  the  Company,   and
       unrelated third parties.  AEI Real Estate Fund XV  Limited
       Partnership,  an  affiliate of the Company,  owned  a  21%
       interest in this property until the interest was sold,  in
       a  series  of transactions, to unrelated third parties  in
       2003.   The  Company owned a 26% interest in a  Winn-Dixie
       store.   The  remaining  interests in  this  property  are
       owned  by  AEI Net Lease Income & Growth Fund XIX  Limited
       Partnership,  AEI  Income  &  Growth  Fund   XXI   Limited
       Partnership,  affiliates  of the  Company,  and  unrelated
       third parties.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(3)  Related Party Transactions - (Continued)

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

                                      Total Incurred by the Company
                                      for the Year Ended December 31

                                                2003         2002
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.                                   $ 195,346    $ 148,697
                                              ========     ========
b.AEI and AFM are reimbursed for all direct
  expenses they have paid on the Company's
  behalf to third parties relating to LLC
  administration and property management.
  These expenses included printing costs, legal
  and filing fees, direct administrative costs,
  outside audit and accounting costs, taxes,
  insurance and other property costs.        $  49,287    $  15,506
                                              ========     ========
c.AEI is reimbursed for all costs and direct
  expenses incurred by it in acquiring properties
  on behalf of the Company. The amounts are net of
  financing and commitment fees and expense
  reimbursements received by the Company from
  the lessees in the amount of $96,493 and $155,693
  for 2003 and 2002, respectively.           $  69,946    $ (34,469)
                                              ========     ========
d.AEI is reimbursed for all costs incurred in
  connection with the sale of property.      $  67,188    $       0
                                              ========     ========


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(3)  Related Party Transactions - (Continued)

                                      Total Incurred by the Company
                                      for the Year Ended December 31

                                                2003         2002
e.ASI was the underwriter of the Company's offering.
  AEI Capital Corporation is the sole stockholder of ASI,
  which is a member of the National Association of
  Securities Dealers, Inc.  ASI received, as
  underwriting commissions 10% for sale of certain
  subscription Units (a majority of this amount was
  re-allowed to other participating broker/dealers).
  These costs are treated as a reduction of members'
  capital.                                   $ 985,553   $1,144,360
                                              ========    =========
f.AEI is reimbursed for all costs incurred in
  connection with managing the Company's
  offering and organization.                 $ 331,548   $ 275,820
                                              ========    ========
g.AEI is reimbursed for all direct expenses it
  has paid on the Company's behalf to third parties
  relating to the offering and organization of
  the Company.  These expenses included printing
  costs, legal and filing fees, direct
  administrative  costs, underwriting costs and
  due diligence fees.                        $ 120,163   $ 296,860
                                              ========    ========

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


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(4)  Investments in Real Estate -

     The Company leases its properties to various tenants through
     triple net leases, which are classified as operating leases.
     Under a triple net lease, the lessee is responsible for  all
     real  estate  taxes,  insurance,  maintenance,  repairs  and
     operating expenses of the property.  The initial Lease terms
     are  20  years,  except  for  the Children's  World  daycare
     centers and the Tia's Tex-Mex restaurants, which have  Lease
     terms  of 15 years and the Johnny Carino's restaurant, which
     has  a  Lease term of 17 years.  The Leases contain  renewal
     options  which  may extend the Lease term an  additional  15
     years,  except  the Jared Jewelry store,  the  Garden  Ridge
     retail  store and the Tia's Tex-Mex restaurants, which  have
     renewal options that may extend the Lease term an additional
     20  years  and  the Pancho's restaurant, which  has  renewal
     options  that may extend the Lease an additional  10  years.
     The Leases contain rent clauses which entitle the Company to
     receive additional rent in future years based on stated rent
     increases.

     The   Company's  properties  are  commercial,  single-tenant
     buildings. The Children's World daycare center in Round Lake
     Beach,  Illinois  was constructed in 2000  and  acquired  in
     2001.   The  land  for  the Johnny Carino's  restaurant  was
     acquired  in  2002  and construction of the  restaurant  was
     completed  in 2003.  The Tia's Tex-Mex restaurant in  Tampa,
     Florida  was constructed in 1996 and acquired in 2003.   The
     Pancho's restaurant was constructed in 1998 and acquired  in
     2003.   The Tia's Tex-Mex restaurant in Salisbury,  Maryland
     was  constructed in 1999 and acquired in 2003.   The  Garden
     Ridge  retail store was constructed in 2001 and acquired  in
     2003.    The  remaining  properties  were  constructed   and
     acquired  in 2002.  There have been no costs capitalized  as
     improvements subsequent to the acquisition.

     The  cost  of  the properties not held for sale and  related
     accumulated  depreciation  at  December  31,  2003  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   $  100,584
Jared Jewelry,
  Pittsburgh, PA      1,366,403    1,254,490      2,620,893       56,452
Champps Americana,
  Houston, TX         1,271,182    1,835,119      3,106,301       85,630
Johnny Carino's,
  Littleton, CO         792,084    1,431,671      2,223,755       47,911
Pancho's,
  Round Rock, TX      1,082,451      727,062      1,809,513       10,906
Garden Ridge,
  Woodlands, TX         560,418    1,352,272      1,912,690       20,284
Tia's Tex-Mex,
  Tampa, FL             950,543    1,613,296      2,563,839        2,688
Tia's Tex-Mex,
  Salisbury, MD         966,280    1,047,222      2,013,502        1,745
                     -----------  -----------    -----------   ----------
                    $ 7,343,758  $10,808,580    $18,152,338   $  326,200
                     ===========  ===========    ===========   ==========


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(4)  Investments in Real Estate - (Continued)

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

     On November 7, 2002, the Company purchased a 72% interest in
     a  Jared  Jewelry  store  in  Pittsburgh,  Pennsylvania  for
     $2,620,893.  The property is leased to Sterling Inc. under a
     Lease  Agreement with a primary term of 20 years and  annual
     rental payments of $240,285.

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

     On  September 23, 2002, the Company purchased  a  parcel  of
     land  in  Littleton,  Colorado  for  $784,052.  The  Company
     obtained  title to the land in the form of an undivided  fee
     simple  interest.   The land is leased  to  Kona  Restaurant
     Group,  Inc.  (KRG) under a Lease Agreement with  a  primary
     term  of  17  years  and annual rental payment  of  $78,405.
     Simultaneously  with  the  purchase  of  land,  the  Company
     entered  into a Development Financing Agreement under  which
     the Company advanced funds to KRG for the construction of  a
     Johnny  Carino's  restaurant on the site.  Pursuant  to  the
     Lease,  any improvements to the land during the term of  the
     Lease  become the property of the lessor.  Through  December
     31,   2002,  the  Company  had  advanced  $902,806  for  the
     construction of the property.  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.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(4)  Investments in Real Estate - (Continued)

     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 notified
     the  Company  that  it was experiencing financial  problems.
     API  has  not made its rental payments since November  2003.
     The  Company  has  retained legal counsel to  represent  its
     interests  in  this  matter and is reviewing  its  available
     options, which include replacing API with a new lessee.  The
     franchisor of Pancho's is currently operating the restaurant
     with  API's consent since December 26, 2003 and has  advised
     the Company that it is willing to enter into a new lease for
     the  premises.   Negotiations to accomplish that  event  are
     currently in progress.  The controlling stockholder of  API,
     who  guaranteed  the Lease, has stated  he  will  bring  all
     outstanding   obligations  of  API  current  by   mid-April.
     Whether or not he will be able to perform to that extent  is
     beyond the knowledge of the Company.  If he cannot, or  will
     not,  perform  in this regard, the Company will  attempt  to
     complete negotiations for a new lease with the franchisor.

     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.

     Subsequent  to  December 31, 2003, Garden Ridge,  L.P.  (GR)
     filed  for Chapter 11 bankruptcy reorganization.   In  press
     releases,  GR has stated their intent to close eight  of  44
     stores  and  attempt to renegotiate lease terms for  certain
     other stores.  The Woodlands store was not identified as one
     of  the  eight to be closed and GR has verbally communicated
     that  they are interested in confirming the Lease  for  this
     site.   It is possible GR will attempt to negotiate  a  rent
     reduction  or  other  concessions for  this  site.   GR  was
     current on rent through January 2004.  The rent for February
     is  considered a pre-petition obligation, which will be paid
     from  the  bankruptcy court, on a prorata basis  with  other
     claims,  to  the extent available.  The Company  expects  to
     continue  to  receive all scheduled rents in  future  months
     unless  the  Lease  is  rejected by GR.   If  the  Lease  is
     confirmed,  GR  must comply with all Lease  terms.   If  the
     Lease is rejected, GR would be required to return possession
     of  the  property  to the Company and the Company  would  be
     responsible  for real estate taxes and other costs  required
     to maintain the property.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(4)  Investments in Real Estate - (Continued)

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

     For  properties owned as of December 31, 2003,  the  minimum
     future rent payments required by the leases are as follows:

                       2004           $ 1,873,105
                       2005             1,876,633
                       2006             1,882,763
                       2007             1,894,548
                       2008             1,965,764
                       Thereafter      24,908,873
                                       -----------
                                      $34,401,686
                                       ===========

     There were no contingent rents recognized in 2003 and 2002.


                     AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(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:

                                                2003          2002
          Tenants               Industry

     Knowledge Learning
        Enterprises, Inc.     Child Care     $  333,541    $  276,503

     Champps Entertainment
        of Texas, Inc.        Restaurant        316,500        95,859

     Sterling Inc.            Retail            240,285           N/A

     Kona Restaurant
        Group, Inc.           Restaurant        183,599           N/A
                                              ----------    ----------

     Aggregate rent revenue of major tenants $1,073,925    $  372,362
                                              ==========    ==========

     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue              84%           87%
                                              ==========    ==========

(6)  Discontinued Operations -

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

     Subsequent  to  December  31, 2003,  the  Company  sold  its
     remaining 23.1844% interest in the Children's World  daycare
     center,  in  two  separate transactions, to unrelated  third
     parties.   The Company received total net sale  proceeds  of
     approximately  $508,000, which resulted in  a  net  gain  of
     approximately $129,000.  At December 31, 2003, the  property
     was  classified  as Real Estate Held for Sale  with  a  book
     value of $378,516.


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(6)  Discontinued Operations - (Continued)

     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.

     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.

     In  the  fourth  quarter  of 2003, the  Company  distributed
     $281,111  of  net sale proceeds to the Limited and  Managing
     Members  as  part  of  their quarterly distributions,  which
     represented  $11.21  per LLC Unit.  The remaining  net  sale
     proceeds will either be reinvested in additional property or
     distributed to the Members in the future.

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

                                                2003       2002

     Rental Income                          $ 178,091   $ 166,535
     Property Management Expenses              (3,442)     (1,481)
     Depreciation                             (58,832)    (53,317)
     Gain on Disposal of Real Estate          703,102           0
                                             ---------   ---------
      Income from Discontinued Operations   $ 818,919   $ 111,737
                                             =========   =========

(7)  Members' Capital -

     Cash  distributions of $38,278 and $11,816 were made to  the
     Managing  Members and $1,425,074 and $382,032 were  made  to
     the  Limited Members for the years ended December  31,  2003
     and  2002, respectively.  The Limited Members' distributions
     represent  $66.20 and $42.50 per LLC Unit outstanding  using
     21,528  and 8,989 weighted average Units in 2003  and  2002,
     respectively.  The distributions represent $66.20 and $29.33
     per  Unit  of  Net Income and $-0- and $13.17  per  Unit  of
     return   of   contributed  capital   in   2003   and   2002,
     respectively.

                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(7)  Members' Capital - (Continued)

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

     Beginning in September, 2004, the Company may acquire  Units
     from  Limited Members who have tendered their Units  to  the
     Company.   Such  Units may be acquired at a  discount.   The
     Company  will not be obligated to purchase in any  year  any
     number  of  Units  that,  when  aggregated  with  all  other
     transfers of Units that have occurred since the beginning of
     the  same  calendar year (excluding Permitted  Transfers  as
     defined in the Operating Agreement), would exceed 2% of  the
     total number of Units outstanding on January 1 of such year.
     In no event shall the Company be obligated to purchase Units
     if,  in  the  sole discretion of the Managing Members,  such
     purchase  would  impair  the capital  or  operation  of  the
     Company.

(8)  Income Taxes -

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

                                               2003          2002

     Net Income for Financial
      Reporting Purposes                  $ 1,558,530    $   271,829

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                       86,367         22,064

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

     Gain on Sale of Real Estate
      for Tax Purposes Under Gain
      for Financial Reporting Purposes        (41,549)             0
                                           -----------    -----------
           Taxable Income to Members      $ 1,600,409    $   290,954
                                           ===========    ===========


                 AEI INCOME & GROWTH FUND 24 LLC

                  NOTES TO FINANCIAL STATEMENTS

                   DECEMBER 31, 2003 AND 2002

(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:

                                               2003          2002

     Members' Equity for
      Financial Reporting Purposes        $21,126,042    $ 12,612,599

     Depreciation for Tax Purposes
      Under Depreciation for Financial
      Reporting Purposes                       71,507          26,689

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

     Amortization of Start-Up and
      Organization Costs                       (6,368)         (3,429)

     Organization and Syndication Costs
      Treated as Reduction of Capital
      for Financial Reporting Purposes      3,665,328       2,237,340
                                           -----------     -----------
           Members' Equity for
              Tax Reporting Purposes      $24,865,206     $14,881,896
                                           ===========     ===========

(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:

                                   2003                     2002
                           Carrying       Fair      Carrying       Fair
                            Amount        Value      Amount        Value

     Money Market Funds  $ 3,643,275  $ 3,643,275  $1,897,635   $1,897,635
                          ----------   ----------   ---------    ---------
      Total Cash and
       Cash Equivalents  $ 3,643,275  $ 3,643,275  $1,897,635   $1,897,635
                          ==========   ==========   =========    =========


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.


                            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:


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

        Robert  P.  Johnson, age 59, 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 2004.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing  in  tax-advantaged  limited  partnership
investments.   In  that  capacity, he has been  involved  in  the
development,  analysis, marketing and management  of  public  and
private investment programs investing in net lease properties  as
well  as  public  and  private investment programs  investing  in
energy  development.   Since  1971,  Mr.  Johnson  has  been  the
president,  a  director  and  a  registered  principal   of   AEI
Securities,  Inc.,  which  is  registered  with  the  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 thirteen  limited
partnerships and a managing member in three LLCs.

        Patrick  W.  Keene,  age 44, 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 2004.  Mr. Keene has been  employed  by
AEI  Fund  Management, Inc. and affiliated entities  since  1986.
Prior  to being elected to the positions above, he was Controller
of  the various entities.  From 1982 to 1986, Mr. Keene was  with
KPMG  Peat  Marwick  Certified Public Accountants,  first  as  an
auditor and later as a tax manager.  Mr. Keene is responsible for
all accounting functions of AFM and the registrant.

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

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

Section 16(a) Beneficial Ownership Reporting Compliance

        Under federal securities laws, the directors and officers
of  the Managing Member of the Company, and any beneficial  owner
of  more than 10% of a class of equity securities of the Company,
are  required  to report their ownership of the Company's  equity
securities  and  any changes in such ownership to the  Securities
and  Exchange Commission (the "Commission").  Specific due  dates
for  these  reports have been established by the Commission,  and
the  Company is required to disclose in this Annual Report on 10-
KSB any delinquent filing of such reports and any failure to file
such  reports  during the fiscal year ended  December  31,  2003.
With the exception of Patrick Keene, who filed his initial report
on  Form 3 late, 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  2003  fiscal
year.

ITEM 10.  EXECUTIVE COMPENSATION.

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

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

        The following table sets forth information pertaining  to
the ownership of the Units by each person known by the Company to
beneficially  own  5%  or  more of the Units,  by  each  Managing
Member, and by each officer or director of the Managing Member as
of February 29, 2004:

     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, 2003 and 2002.

        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,   2003,   these
cumulative  reimbursements  to the  Managing  Members  and  their
affiliates did not exceed the limitation amount.

        The following table sets forth the forms of compensation,
distributions  and cost reimbursements paid by the registrant  to
the  Managing Members or their Affiliates in connection with  the
operation  of  the Fund and its properties for  the  period  from
inception through December 31, 2003.

Person or Entity                                    Amount Incurred From
  Receiving               Form and Method        Inception (December 7, 2000)
Compensation              of Compensation           To December 31, 2003

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

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

Managing Members      Reimbursement at Cost for all     $   41,401
                      Acquisition and Affiliates
                      Expenses

Managing Members      Reimbursement at Cost for all     $  365,408
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.

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

Managing Members      Reimbursement at Cost for all     $   67,188
and Affiliates        expenses related to the
                      disposition of the Fund's
                      properties.

Managing Members      3% of Net Cash Flow in any        $   47,757
                      fiscal year.

Managing Members      1% of distributions of Net        $    2,811
                      Proceeds of Sale until
                      Limited Members have received
                      an amount equal to (a) their
                      Adjusted Capital Contributions,
                      plus (b) an amount equal to 7%
                      of their Adjusted Capital
                      Contributions per annum, cumulative
                      but not compounded, to the extent
                      not previously distributed.
                      10% of distributions  of   Net
                      Proceeds of Sale thereafter.


                             PART IV

ITEM 13.  EXHIBITS AND REPORTS ON FORM 8-K.

          A. Exhibits -
                          Description

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

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

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

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

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

     10.4  Development Financing Agreement dated  April  8,  2002
     between  the  Company  and Champps Entertainment  of  Texas,
     Inc.  relating  to  the Property at 11681  Westheimer  Road,
     Houston,  Texas (incorporated by reference to  Exhibit  10.1
     of Form 8-K filed April 15, 2002).

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

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

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

          A. Exhibits -
                              Description

     10.7  Assignment of Purchase and Sale Agreement dated  April
     30,   2002  between  the  Company  and  ARAMARK  Educational
     Resources,  Inc. relating to the Property at 9460  W.  179th
     Street, Tinley Park, Illinois (incorporated by reference  to
     Exhibit 10.4 of Form 10-QSB filed May 10, 2002).

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

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

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

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

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

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

     10.14      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).

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

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

     10.17      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).

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


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

          A. Exhibits -
                               Description

     10.19      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).

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

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

     10.22      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).

     10.23      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).

     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.


          B. Reports on Form 8-K - During   the   quarter  ended
                                   December 31,2003, the Company
                                   filed  a  Form   8-K,   dated
                                   December 18, 2003,  reporting
                                   the acquisition   of    Tia's
                                   Tex-Mex restaurants in Tampa,
                                   Florida   and      Salisbury,
                                   Maryland.

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,
2003 and 2002:

     Fee Category                         2003       2002

     Audit Fees                        $ 11,433   $ 11,900
     Audit-Related Fees                     500          0
     Tax Fees                                 0          0
     All Other Fees                           0          0
                                        --------   --------
          Total Fees                   $ 11,933   $ 11,900
                                        ========   ========

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

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

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

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


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

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


                           SIGNATURES

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


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


March 19, 2004                 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 19, 2004
    Robert P. Johnson  and Sole Director of Managing Member


/s/ Patrick W  Keene   Chief Financial Officer and Treasurer   March 19, 2004
    Patrick W. Keene   (Principal Accounting Officer)