UNITED STATES SECURITIES AND EXCHANGE COMMISSION
                     Washington, D.C. 20549

                            FORM 10-K

 Annual Report Pursuant to Section 13 or 15(d) of The Securities
                      Exchange Act of 1934

          For the Fiscal Year Ended:  December 31, 2009

               Commission file number:  000-49653

                 AEI INCOME & GROWTH FUND 24 LLC
     (Exact name of registrant as specified 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
                 (Registrant's telephone number)

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

Securities registered pursuant to Section 12(g) of the Act:
                   Limited Liability Company Units
                        (Title of class)

Indicate by check mark if the registrant is a well-known seasoned
issuer, as defined in Rule 405 of the Securities Act. Yes [ ] No [X]

Indicate by check mark if the registrant is not required to  file
reports pursuant to Section 13 or Section 15(d) of the
Exchange Act.  Yes [ ] No [X]

Indicate  by check mark whether the registrant (1) has filed  all
reports  required  to be filed by Section  13  or  15(d)  of  the
Securities  Exchange Act of 1934 during the preceding  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 [ ]

Indicate  by  check  mark  whether the registrant  has  submitted
electronically  and posted on its corporate  Web  site,  if  any,
every  Interactive Data File required to be submitted and  posted
pursuant  to Rule 405 of Regulation S-T (232.405 of this chapter)
during  the preceding 12 months (or for such shorter period  that
the  registrant was required to   submit  and  post   such files).
Yes [ ]  No [ ]

Indicate  by  check  mark  if  disclosure  of  delinquent  filers
pursuant  to Item 405 of Regulation S-K is not contained  herein,
and will not be contained, to the best of registrant's knowledge,
in  definitive  proxy or information statements  incorporated  by
reference in Part III of this Form 10-K or any amendment to  this
Form 10-K.  [X]

Indicate  by  check  mark  whether  the  registrant  is  a  large
accelerated filer, an accelerated filer, a non-accelerated filer,
or  a  smaller reporting company.  See the definitions of  "large
accelerated  filer," "accelerated filer" and  "smaller  reporting
company" in Rule 12b-2 of the Exchange Act.

  Large accelerated filer  [ ]        Accelerated filer [ ]
  Non-accelerated filer  [ ]          Smaller reporting company  [ ]

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

As  of  June  30,  2009, there were 24,430.20  Units  of  limited
membership interest outstanding and owned by nonaffiliates of the
registrant,  which  Units had an aggregate  market  value  (based
solely  on  the price at which they were sold since there  is  no
ready market for such Units) of $24,430,200.

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

                             PART I

ITEM 1.   BUSINESS.

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

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

        The  Company's  properties  were  purchased  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.  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.   BUSINESS.  (Continued)

Leases

       Although there are variations in the specific terms of the
leases,  the following is a summary of the general terms  of  the
Company's  leases.  The properties are leased to various  tenants
under  net leases, classified as operating leases.  Under  a  net
lease,   the  tenant  is  responsible  for  real  estate   taxes,
insurance,  maintenance, repairs and operating expenses  for  the
property.   For  some  leases,  the Company  is  responsible  for
repairs  to the structural components of the building, the  roof,
and  the  parking lot.  At the time the properties were acquired,
the  remaining primary lease terms varied from 10  to  20  years.
The  leases  provide  the tenants with three  to  four  five-year
renewal options subject to the same terms and conditions  as  the
primary  term.   The  leases  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.

Property Activity During the Last Three Years

        As  of December 31, 2006, the Company owned interests  in
nine  properties  with  a  total original  cost  of  $18,043,884,
including  acquisition expenses.  During the year ended  December
31,  2007, the Company sold three property interests and received
net  sale proceeds of $7,145,782, which resulted in net gains  of
$1,309,283.   During  2007 and 2008, the Company  purchased  four
additional   properties,  with  property  sales   proceeds,   for
$3,234,873  and  $5,418,924, respectively.  As  of  December  31,
2009,  the Company owned interests in ten properties with a total
original cost of $20,218,495, including acquisition expenses.

        On  September  26, 2006, Tia's Maryland,  LLC  and  Tia's
Florida,  LLC,  the tenants of the Tia's Tex-Mex  restaurants  in
Salisbury,  Maryland  and  Tampa, Florida  filed  for  Chapter  7
bankruptcy,  which  leads to liquidation and dissolution  of  the
companies.   The  tenants  closed the restaurants.   The  primary
guarantor   of  the  Leases,  Julio's  Investors  LLC  (Julio's),
continued  to pay the rent and property expenses.  In  the  first
quarter  of  2007,  the  Company  and  Julio's  entered  into  an
agreement  whereby  the Company would release  Julio's  from  its
Lease guarantee for the Salisbury property in exchange for a lump
sum  payment  of $250,000.  In the second quarter  of  2007,  the
parties  reached a similar agreement for a $257,320  payment  for
the Tampa property.  These payments were contingent on completion
of  the  sale  of the respective properties and were received  on
July 30, 2007.  The properties were sold in June and July 2007.

Major Tenants

        During 2009, three tenants each contributed more than ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 59% of total rental revenue in 2009.  It
is  anticipated  that, based on minimum rental payments  required
under  the  leases, each major tenant will continue to contribute
more than ten percent of rental revenue in 2010 and future years.
In  addition, it is anticipated that Best Buy Stores,  L.P.  will
contribute  more than ten percent of rental revenue in  2010  and
future   years.   Any  failure  of  these  major  tenants   could
materially   affect   the   Company's   net   income   and   cash
distributions.


ITEM 1.   BUSINESS.  (Continued)

Competition

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

Employees

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

ITEM 1A.  RISK FACTORS.

       Not required for a smaller reporting company.

ITEM 1B.  UNRESOLVED STAFF COMMENTS.

       Not required for a smaller reporting company.

ITEM 2.   PROPERTIES.

Investment Objectives

         The  Company's  investment  objectives  are  to  acquire
existing  or  newly-developed commercial properties that  provide
(i)  regular  rental income; (ii) growth in lease income  through
rent   escalation  provisions;  (iii)  capital   growth   through
appreciation  in the value of properties; (iv) reduced  occupancy
risks as a result of long-term leases with creditworthy corporate
tenants;  and (v) passive income that may be offset  by  eligible
passive  losses  from other investments for  tax  purposes.   The
Company does not have a policy, and there is no limitation, as to
the  amount or percentage of assets that may be invested  in  any
one  property.   However,  to the extent possible,  the  Managing
Members  attempt  to  diversify the  type  and  location  of  the
properties.

Description of Properties

        The  Company's properties are commercial,  single  tenant
buildings.  The properties were acquired on a debt-free basis and
are  leased  to  various tenants under net leases, 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.


ITEM 2.   PROPERTIES.  (Continued)

        The  following table is a summary of the properties  that
the Company acquired and owned as of December 31, 2009.

                                                          Annual    Annual
                  Purchase  Property                      Lease     Rent Per
Property            Date      Cost         Tenant         Payment   Sq. Ft.

Jared Jewelry Store
 Pittsburgh, PA                         Sterling Jewelers
 (72%)             11/7/02  $2,620,893        Inc.        $264,313   $63.51

Johnny Carino's Restaurant              Kona Restaurant
  Littleton, CO    4/10/03  $2,223,755    Group, Inc.     $116,288   $17.79

Applebee's Restaurant
 Sandusky, OH
 (55%)             4/30/04  $1,561,271   Apple Ohio LLC   $127,782   $46.53

CarMax Auto Superstore
 Lithia Springs, GA                        CarMax Auto
 (14%)             3/18/05  $1,320,336  Superstores, Inc. $102,400   $38.01

Advance Auto Parts Store
 Middletown, OH                           Advance Stores
 (45%)              6/1/06  $  835,890     Company, Inc.  $ 58,647   $18.94

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

Tractor Supply Company Store
 Grand Forks, ND                          Tractor Supply
 (50%)             1/19/07  $1,403,934        Company     $102,351   $ 9.28

Dick's Sporting Goods Store
 Fredericksburg, VA                       Dick's Sporting
 (35%)              5/8/08  $4,052,921      Goods, Inc.   $284,466   $16.69

Fresenius Medical Center                    Bio-Medical
 Shreveport, LA                           Applications of
 (45%)             10/2/08  $1,113,416     Louisiana, LLC $ 83,880   $21.93

Best Buy Store
 Lake Geneva, WI                             Best Buy
 (34%)             10/6/08  $2,083,526     Stores, L.P.   $148,699   $14.40


ITEM 2.   PROPERTIES.  (Continued)

        The  properties  listed above with  a  partial  ownership
percentage  are  owned  with affiliates  of  the  Company  and/or
unrelated  third parties.  The remaining interest  in  the  Jared
Jewelry  store is owned by AEI Private Net Lease Millennium  Fund
Limited  Partnership.  The remaining interest in  the  Applebee's
restaurant in Sandusky, Ohio is owned by AEI Net Lease  Income  &
Growth  Fund XX Limited Partnership.  The remaining interests  in
the  CarMax auto superstore are owned by AEI Income & Growth Fund
XXI  Limited Partnership, AEI Income & Growth Fund 25 LLC and AEI
Private  Net  Lease  Millennium Fund  Limited  Partnership.   The
remaining  interest in the Advance Auto Parts store is  owned  by
AEI  Income & Growth Fund 26 LLC.  The remaining interest in  the
Tractor Supply Company store is owned by AEI Income & Growth Fund
XXII  Limited Partnership.  The remaining interests in the Dick's
Sporting  Goods  store are owned by AEI Income & Growth  Fund  23
LLC, AEI Income & Growth Fund 25 LLC and AEI Income & Growth Fund
26  LLC.  The remaining interest in the Fresenius Medical  Center
is  owned  by  AEI Income & Growth Fund XXI Limited  Partnership.
The  remaining interests in the Best Buy store are owned  by  AEI
Income  &  Growth Fund XXII Limited Partnership and AEI Income  &
Growth Fund 27 LLC.

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

        At  the  time the properties were acquired, the remaining
primary  lease  terms  varied from 10 to 20  years.   The  leases
provide  the tenants with three to four five-year renewal options
subject to the same terms and conditions as the primary term.

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

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

        At  December 31, 2009, 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 REGISTRANT'S COMMON EQUITY, RELATED STOCK-
        HOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

        (a)  As  of December 31, 2009, there were 720 holders  of
record of the registrant's LLC Units.  There is no other class of
security  outstanding or authorized.  The registrant's Units  are
not  a  traded security in any market.  During the period covered
by  this  report, the Company did not sell any equity  securities
that are not registered under the Securities Act of 1933.

       Cash distributions of $36,697 and $41,366 were made to the
Managing Members and $1,199,997 and $1,452,001 were made  to  the
Limited   Members   for   2009  and  2008,   respectively.    The
distributions  were made on a quarterly basis and  represent  Net
Cash   Flow,  as  defined,  except  as  discussed  below.   These
distributions  should  not be compared  with  dividends  paid  on
capital stock by corporations.

        As  part  of the Limited Members' distributions discussed
above,  the Company distributed net sale proceeds of $20,000  and
$170,000   in  2009  and  2008,  respectively.   In   2008,   the
distribution  of  sale  proceeds  reduced  the  Limited  Members'
Adjusted Capital Contributions by $136,793.

       (b) Not applicable.

        (c)  Pursuant to Section 7.7 of the Operating  Agreement,
each Limited Member has the right to present Units to the Company
for  purchase by submitting notice to the Managing Member  during
January or July of each year.  The purchase price of the Units is
equal  to  80% of the net asset value per Unit, as of  the  first
business  day  of January or July of each year, as determined  by
the  Managing  Member in accordance with the  provisions  of  the
Operating  Agreement.   Units  tendered  to  the  Company  during
January  and  July  are redeemed on April 1st  and  October  1st,
respectively, of each year subject to the following  limitations.
The  Company  will not be obligated to purchase in any  year  any
number of Units that, when aggregated with all other transfers of
Units that have occurred since the beginning of the same calendar
year  (excluding Permitted Transfers as defined in the  Operating
Agreement),  would  exceed  2%  of  the  total  number  of  Units
outstanding  on  January 1 of such year.  In no event  shall  the
Company be obligated to purchase Units if, in the sole discretion
of the Managing Member, such purchase would impair the capital or
operation of the Company.  During the last three months of  2009,
the Company did not purchase any Units.

ITEM 5. MARKET FOR REGISTRANT'S COMMON EQUITY, RELATED STOCK-
        HOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

Other Information

        The Company is required, pursuant to FINRA 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, 2009, the Company's Units were valued at $826.  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,  2009 by a capitalization rate the  Managing  Member
believed  to be representative of the retail market for the  sale
of  each  property.   No  independent  property  appraisals  were
obtained.   The valuations performed by the Managing Member  were
estimates  only, and were based on a number of assumptions  which
may  not  be accurate or complete.  In addition, property  values
are  subject  to change and could decline after the date  of  the
valuations.  Accordingly, this estimated value, prepared  by  the
Managing  Member, should not be viewed as the amount at  which  a
Limited Member may be able to sell his units, or the fair  market
value of the Company properties, nor does it represent the amount
of  net  proceeds Limited Members would receive  if  the  Company
properties   were  sold  and  the  proceeds  distributed   in   a
liquidation of the Company.

ITEM 6.   SELECTED FINANCIAL DATA.

       Not required for a smaller reporting company.

ITEM 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION
        AND RESULTS OF OPERATIONS.

        This  section contains "forward-looking statements" which
represent management's expectations or beliefs concerning  future
events, including statements regarding anticipated application of
cash, expected returns from rental income, growth in revenue, the
sufficiency  of  cash  to  meet  operating  expenses,  rates   of
distribution,  and  other  matters.  These,  and  other  forward-
looking  statements,  should be evaluated in  the  context  of  a
number  of  factors  that  may  affect  the  Company's  financial
condition and results of operations, including the following:

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

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

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

    the   success  of  the  Managing  Members  of   locating
    properties with favorable risk return characteristics;
    the effect of tenant defaults; and

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

ITEM 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

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.

       Prior to January 1, 2009, the Company purchased properties
and  recorded them in the financial statements at cost (including
capitalized acquisition expenses).  For acquisitions completed on
or  after January 1, 2009, acquisition-related transaction  costs
will  be expensed as incurred as a result of the Company adopting
new  guidance on business combinations that expands the scope  of
acquisition accounting. The Company tests long-lived  assets  for
recoverability  when events or changes in circumstances  indicate
that  the  carrying value may not be recoverable.  For properties
the  Company will hold and operate, management determines whether
impairment  has occurred by comparing the property's probability-
weighted  future undiscounted 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.  Changes in these
assumptions  or  analysis  may  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, 2009  and  2008,  the
Company  recognized rental income from continuing  operations  of
$1,389,084 and $1,098,732, respectively.  In 2009, rental  income
increased  due  to additional rent received from  three  property
acquisitions in 2008 and rent increases on three properties.

ITEM 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        For  the  years  ended December 31, 2009  and  2008,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $227,687   and  $243,680,   respectively.    These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements and communicating with the Limited Members.   During
the  same  periods,  the Company incurred LLC administration  and
property  management expenses from unrelated parties  of  $49,637
and  $31,905,  respectively.   These  expenses  represent  direct
payments  to  third  parties for legal and  filing  fees,  direct
administrative costs, outside audit costs, taxes,  insurance  and
other property costs.

        For  the  years  ended December 31, 2009  and  2008,  the
Company  recognized  interest  income  of  $3,146  and  $145,095,
respectively.   In  2009 interest income  decreased  due  to  the
Company having less money invested in a money market account  due
to  property acquisitions and lower money market rates  in  2009.
In  addition, the Company received $67,450 of interest income  on
construction advances in 2008.

        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  of  the  property  to  discontinued
operations.  For the years ended December 31, 2009 and 2008,  the
Company   recognized  income  from  discontinued  operations   of
$114,192  and $126,618, respectively, representing rental  income
less property management expenses.

        In  November 2007, Kona Restaurant Group, Inc. (KRG), the
tenant  of the Johnny Carino's restaurant in Littleton, Colorado,
informed  the Company that it was closing the restaurant  due  to
lower  than expected sales and operating losses.  In March  2008,
the  Company and KRG entered into an agreement to amend the Lease
to  reduce  the current annual rent for the property  by  50%  to
$116,288.   The Company has actively marketing the  property  for
sale.   As  part  of  the agreement, Fired Up, Inc.,  the  parent
company  of KRG and guarantor of the Lease, agreed to  provide  a
Note  to  the  Company  with a principal  balance  equal  to  the
difference  between the net proceeds from a sale of the  property
and  the Company's original cost of the property.  The Note  will
bear  interest at a 7% rate with scheduled payments over a  five-
year term and a balloon payment at the end of the term.

       In February 2010, the Company entered into an agreement to
sell  the Johnny Carino's restaurant to an unrelated third party.
The  sale  is subject to contingencies and may not be  completed.
If the sale is completed, the Company expects to receive net cash
proceeds of approximately $830,000 from the buyer and a Note with
a  principal balance of approximately $1,394,000 from  Fired  Up.
If the sale is not completed, the Company will seek another buyer
for  the  property  and may not be able to negotiate  a  purchase
agreement with similar economic terms.  At December 31, 2009  and
2008,  the property was classified as Real Estate Held  for  Sale
with a carrying value of $1,905,292.

ITEM 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

         Management  believes  inflation  has  not  significantly
affected  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.  Inflation also may cause the
real  estate  to  appreciate in value.   However,  inflation  and
changing  prices  may  have an adverse impact  on  the  operating
margins  of  the  properties' tenants, which could  impair  their
ability  to  pay rent and subsequently reduce the Net  Cash  Flow
available for distributions.

Liquidity and Capital Resources

        During  the  year ended December 31, 2009, the  Company's
cash balances decreased $35,253 as a result of distributions paid
to  the  Members  in  excess  of cash  generated  from  operating
activities.   During  the  year  ended  December  31,  2008,  the
Company's cash balances decreased $6,177,765 as a result of  cash
used  to  purchase property and distributions paid to the Members
in excess of cash generated from operating activities.

        Net  cash provided by operating activities increased from
$1,160,633  in  2008 to $1,260,970 in 2009  as  a  result  of  an
increase  in  total  rental and interest income  in  2009  and  a
decrease  in LLC administration and property management  expenses
in 2009, which were partially offset by net timing differences in
the  collection of payments from the tenants and the  payment  of
expenses.

        The  major  components of the Company's  cash  flow  from
investing activities are investments in real estate and  proceeds
from the sale of real estate.  During the year ended December 31,
2008,   the  Company  expended  $5,418,924  to  invest  in   real
properties  (inclusive of acquisition expenses)  as  the  Company
reinvested cash generated from property sales completed in 2007.

       On December 17, 2007, the Company purchased a 35% interest
in  a  parcel of land in Fredericksburg, Virginia for $1,782,295.
The  Company  obtained  title to the  land  in  the  form  of  an
undivided  fee  simple  interest in the 35%  interest  purchased.
Simultaneous  with the purchase of the land, the Company  entered
into  a  Project Construction and Development Financing Agreement
under   which   the  Company  advanced  funds  to  Silver-Honaker
Development  Company, LLC ("Silver") for the  construction  of  a
Dick's Sporting Goods store on the site.  The Company's share  of
the  total acquisition costs, including the cost of the land, was
$4,052,921.   The  remaining  interests  in  the  property   were
purchased by AEI Income & Growth Fund 23 LLC, AEI Income & Growth
Fund  25  LLC and AEI Income & Growth Fund 26 LLC, affiliates  of
the Company.

        The  property  is leased to Dick's Sporting  Goods,  Inc.
under  a  Lease  Agreement with a primary term of  10  years  and
initial  annual  rent  of  $284,466 for the  interest  purchased.
Pursuant to the Lease, the tenant commenced paying rent on May 8,
2008.  Pursuant to the development agreement, for the period from
December  17, 2007 through May 7, 2008, Silver paid  the  Company
interest at a rate of 6.75% on the purchase price of the land and
the amounts advanced for construction of the store.  Pursuant  to
the  Lease, any improvements to the land during the term  of  the
Lease become the property of the Company.

ITEM 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

        On  October 2, 2008, the Company purchased a 45% interest
in  a  Fresenius  Medical  Center in  Shreveport,  Louisiana  for
$1,113,416.   The property is leased to Bio-Medical  Applications
of  Louisiana,  LLC,  a  subsidiary  of  Fresenius  Medical  Care
Holdings, Inc., under a Lease Agreement with a remaining  primary
term  of  9.8  years and initial annual rent of $83,880  for  the
interest  purchased.  The remaining interest in the property  was
purchased by AEI Income & Growth Fund XXI Limited Partnership, an
affiliate of the Company.

        On  October 6, 2008, the Company purchased a 34% interest
in  a  Best  Buy store in Lake Geneva, Wisconsin for  $2,083,526.
The  property  is leased to Best Buy Stores, L.P. under  a  Lease
Agreement with a remaining primary term of 10.3 years and initial
annual  rent  of  $148,699  for  the  interest  purchased.    The
remaining interests in the property were purchased by AEI  Income
&  Growth  Fund XXII Limited Partnership and AEI Income &  Growth
Fund 27 LLC, affiliates of the Company.

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

        For  the  years  ended December 31, 2009  and  2008,  the
Company  declared  distributions of  $1,236,694  and  $1,493,367,
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
$1,199,997  and  $1,452,001  and the  Managing  Members  received
distributions   of   $36,697  and  $41,366   for   the   periods,
respectively.   In  2009,  distributions  were  lower  due  to  a
decrease in the distribution rate per Unit, effective January  1,
2009.

        During  2009 and 2008, the Company distributed  net  sale
proceeds  of  $20,202  and $171,717 to the Limited  and  Managing
Members   as   part  of  their  quarterly  distributions,   which
represented a return of capital of $0.82 and $6.96 per LLC  Unit,
respectively.

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

ITEM 7.   MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

       During 2009, the Company did not redeem any Units from the
Limited  Members.  During 2008, three Limited Members redeemed  a
total  of  104 Units for $74,756 in accordance with the Operating
Agreement.  The Company acquired these Units using Net Cash  Flow
from  operations.   In prior years, a total of  thirteen  Limited
Members  redeemed  297.08  Units for $239,805.   The  redemptions
increase the remaining Limited Member's ownership interest in the
Company.   As a result of these redemption payments and  pursuant
to   the  Operating  Agreement,  the  Managing  Members  received
distributions of $2,312 in 2008.

       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.

The Economy and Market Conditions

       The impact of conditions in the current economy, including
the  turmoil  in the credit markets, has adversely affected  many
real   estate  companies.   However,  the  absence  of   mortgage
financing  on  the Company's properties eliminates the  risks  of
foreclosure and debt-refinancing that can negatively  impact  the
value  and  distributions  of leveraged  real  estate  companies.
Nevertheless, a prolonged economic downturn may adversely  affect
the operations of the Company's tenants and their cash flows.  If
a  tenant were to default on its lease obligations, the Company's
income  would decrease, its distributions would likely be reduced
and the value of its properties might decline.

        Historically, the Company has sold properties at  a  gain
and  distributed  the  gain  proceeds  as  part  of  its  regular
quarterly  distributions,  and to make special  distributions  on
occasion.   The  remaining  sales  proceeds  were  reinvested  in
additional properties.  Beginning in the fourth quarter of  2008,
general  economic conditions caused the volume of property  sales
to  slow dramatically for all real estate sellers.  In 2010,  the
Company will likely complete fewer property sales than it has  in
the  past.   Until property sales occur, quarterly  distributions
going  forward will reflect the distribution of net  core  rental
income  and capital reserves, if any. Distribution rates in  2010
are  expected  to be variable and less than pre-2009 distribution
rates  until  such time as economic conditions allow the  Company
to, once again, begin selling properties at acceptable prices and
generating gains for distribution.

ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

       Not required for a smaller reporting company.

ITEM 8.   FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

       See accompanying index to financial statements.






                 AEI INCOME & GROWTH FUND 24 LLC

                  INDEX TO FINANCIAL STATEMENTS






Report of Independent Registered Public Accounting Firm

Balance Sheet as of December 31, 2009 and 2008

Statements for the Years Ended December 31, 2009 and 2008:

     Income

     Cash Flows

     Changes in Members' Equity (Deficit)

Notes to Financial Statements




     REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



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



     We have audited the accompanying balance sheet of AEI Income
& Growth Fund 24 LLC (a Delaware limited liability company) as of
December 31, 2009 and 2008, and the related statements of income,
cash  flows  and  changes in members' equity for the  years  then
ended.   The  Company's  management  is  responsible  for   these
financial  statements.   Our  responsibility  is  to  express  an
opinion on these financial statements based on our audits.

      We conducted our audits in accordance with the standards of
the  Public  Company Accounting Oversight Board (United  States).
Those  standards require that we plan and perform  the  audit  to
obtain   reasonable   assurance  about  whether   the   financial
statements are free of material misstatement.  The company is not
required to have, nor were we engaged to perform, an audit of its
internal  control over financial reporting.  Our  audit  included
consideration of internal control over financial reporting  as  a
basis for designing audit procedures that are appropriate in  the
circumstances, but not for the purpose of expressing  an  opinion
on  the  effectiveness  of the company's  internal  control  over
financial  reporting.  Accordingly, we express no  such  opinion.
An  audit  also  includes examining, on a  test  basis,  evidence
supporting   the  amounts  and  disclosures  in   the   financial
statements,   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, 2009  and
2008,  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.
                                    Certified Public Accountants

Minneapolis, Minnesota
March 29, 2010

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

                             ASSETS

                                                        2009          2008
CURRENT ASSETS:
  Cash                                              $   484,591  $   519,844

INVESTMENTS IN REAL ESTATE:
  Land                                                6,483,755    6,483,755
  Buildings and Equipment                            11,510,985   11,510,985
  Accumulated Depreciation                           (1,485,917)  (1,026,399)
                                                     -----------  -----------
                                                     16,508,823   16,968,341
  Real Estate Held for Sale                           1,905,292    1,905,292
                                                     -----------  -----------
      Net Investments in Real Estate                 18,414,115   18,873,633
                                                     -----------  -----------
           Total  Assets                            $18,898,706  $19,393,477
                                                     ===========  ===========

                    LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.              $   106,931  $    83,589
  Distributions Payable                                 309,277      368,806
  Unearned Rent                                          45,757       37,227
                                                     -----------  -----------
      Total Current Liabilities                         461,965      489,622
                                                     -----------  -----------
MEMBERS' EQUITY (DEFICIT):
  Managing Members                                      (21,742)      (8,132)
  Limited Members, $1,000 per Unit;
   50,000 Units authorized; 24,831 Units issued;
   24,430 Units outstanding                          18,458,483   18,911,987
                                                     -----------  -----------
      Total Members' Equity                          18,436,741   18,903,855
                                                     -----------  -----------
        Total Liabilities and Members' Equity       $18,898,706  $19,393,477
                                                     ===========  ===========

 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


                                                        2009         2008

RENTAL INCOME                                       $ 1,389,084  $ 1,098,732

EXPENSES:
  LLC Administration - Affiliates                       227,687      243,680
  LLC Administration and Property
     Management - Unrelated Parties                      49,637       31,905
  Depreciation                                          459,518      345,805
                                                     -----------  -----------
      Total Expenses                                    736,842      621,390
                                                     -----------  -----------

OPERATING INCOME                                        652,242      477,342

OTHER INCOME:
  Interest Income                                         3,146      145,095
                                                     -----------  -----------

INCOME FROM CONTINUING OPERATIONS                       655,388      622,437

Income from Discontinued Operations                     114,192      126,618
                                                     -----------  -----------
NET INCOME                                          $   769,580  $   749,055
                                                     ===========  ===========
NET INCOME ALLOCATED:
  Managing Members                                  $    23,087  $    22,472
  Limited Members                                       746,493      726,583
                                                     -----------  -----------
                                                    $   769,580  $   749,055
                                                     ===========  ===========
INCOME PER LLC UNIT:
  Continuing Operations                             $     26.02  $     24.69
  Discontinued Operations                                  4.54         5.02
                                                     -----------  -----------
       Total                                        $     30.56  $     29.71
                                                     ===========  ===========
Weighted Average Units Outstanding - Basic and Diluted   24,430       24,456
                                                     ===========  ===========

 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

                                                        2009         2008

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                       $   769,580   $   749,055

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                      459,518       345,805
     Decrease in Receivables                                 0         5,318
     Increase in Payable to
        AEI Fund Management, Inc.                       23,342        31,166
     Increase in Unearned Rent                           8,530        29,289
                                                    -----------   -----------
       Total Adjustments                               491,390       411,578
                                                    -----------   -----------
       Net Cash Provided By
           Operating Activities                      1,260,970     1,160,633
                                                    -----------   -----------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                                 0    (5,418,924)
                                                    -----------   -----------

CASH FLOWS FROM FINANCING ACTIVITIES:
     Distributions   Paid   to   Members            (1,296,223)   (1,842,406)
     Redemption Payments                                     0       (77,068)
                                                    -----------   -----------
       Net Cash Used For
         Financing Activities                       (1,296,223)   (1,919,474)
                                                    -----------   -----------

NET DECREASE IN CASH                                   (35,253)   (6,177,765)

CASH, beginning of year                                519,844     6,697,609
                                                    -----------   -----------
CASH, end of year                                  $   484,591   $   519,844
                                                    ===========   ===========

 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 (DEFICIT)
                 FOR THE YEARS ENDED DECEMBER 31


                                                                  Limited
                                                                   Member
                             Managing    Limited                   Units
                             Members     Members      Total     Outstanding


BALANCE, December 31, 2007  $ 13,074   $19,712,161  $19,725,235   24,534.20

   Distributions Declared    (41,366)   (1,452,001)  (1,493,367)

  Redemption Payments         (2,312)      (74,756)     (77,068)    (104.00)

  Net Income                  22,472       726,583      749,055
                             --------   -----------  -----------  ----------
BALANCE, December 31, 2008    (8,132)   18,911,987   18,903,855   24,430.20

   Distributions Declared    (36,697)   (1,199,997)  (1,236,694)

  Net Income                  23,087       746,493      769,580
                             --------   -----------  -----------  ----------
BALANCE,  December 31, 2009 $(21,742)  $18,458,483  $18,436,741   24,430.20
                             ========   ===========  ===========  ==========


 The accompanying Notes to Financial Statements are an integral
                     part of this statement.
</PAGE>
<PAGE>
                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(1)  Organization -

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

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

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

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

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(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.
       Significant   items,   subject  to  such   estimates   and
       assumptions, include the carrying value of investments  in
       real estate and real estate held for sale.

       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, 2009 AND 2008

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

     Cash Concentrations of Credit Risk

       The   Company's   cash  is  deposited  in  one   financial
       institution  and at times during the year  it  may  exceed
       FDIC insurance limits.

     Receivables

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

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

     Income Taxes

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

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

     Revenue Recognition

       The  Company's  real estate is leased  under  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   that   contain  stated  rental   increases,   the
       increases  are  recognized in the year in which  they  are
       effective.   Contingent  rental  payments  are  recognized
       when  the  contingencies on which the payments  are  based
       are  satisfied  and the rental payments become  due  under
       the terms of the leases.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

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

     Investments in Real Estate

       The  Company  purchases properties  and  records  them  at
       cost.   The  Company compares the carrying amount  of  its
       properties  to  the estimated probability-weighted  future
       undiscounted  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.

       Prior  to  January  1,  2009, the Company  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.   For
       acquisitions  completed  on  or  after  January  1,  2009,
       acquisition-related transaction costs will be expensed  as
       incurred  as a result of the Company adopting new guidance
       on   business  combinations  that  expands  the  scope  of
       acquisition accounting.

       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.

       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  of  the
       property to discontinued operations.

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

       The  Company's  properties  are subject  to  environmental
       laws  and  regulations  adopted  by  various  governmental
       entities  in the jurisdiction in which the properties  are
       located.    These  laws  could  require  the  Company   to
       investigate  and remediate the effects of the  release  or
       disposal  of  hazardous materials at  these  locations  if
       found.  For each property, an environmental assessment  is
       completed  prior to acquisition.  In addition,  the  lease
       agreements  typically  strictly prohibit  the  production,
       handling, or storage of hazardous materials (except  where
       incidental  to  the  tenant's  business  such  as  use  of
       cleaning  supplies)  in violation  of  applicable  law  to
       restrict  environmental and other  damage.   Environmental
       liabilities  are  recorded  when  it  is  determined   the
       liability  is  probable and the costs  can  reasonably  be
       estimated.   There were no environmental issues  noted  or
       liabilities recorded at December 31, 2009 and 2008.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

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

     Fair Value Measurements

       The  Company adopted new guidance for measuring  financial
       assets and liabilities at fair value on a recurring  basis
       on  January  1,  2008 and for certain nonfinancial  assets
       and  liabilities  measured  on  a  nonrecurring  basis  on
       January   1,   2009.   The  Company  has  no   assets   or
       liabilities  measured at fair value on a  recurring  basis
       or  nonrecurring basis that would require disclosure under
       this new guidance.

     Recently Adopted Pronouncements

       In  December  2007,  the  Financial  Accounting  Standards
       Board  issued  updated  guidance,  which  applies  to  all
       transactions or events in which an entity obtains  control
       of  one or more businesses.  This guidance (i) establishes
       the   acquisition-date  fair  value  as  the   measurement
       objective   for   all  assets  acquired  and   liabilities
       assumed,  (ii)  requires  expensing  of  most  transaction
       costs,  and  (iii) requires the acquirer  to  disclose  to
       investors  and  other users all of the information  needed
       to  evaluate  and  understand  the  nature  and  financial
       effect  of  the  business combination.   These  provisions
       were  adopted  by  the Company on January  1,  2009.   The
       primary  impact of adopting this guidance on the Company's
       financial  statements  was  the  requirement  to   expense
       transaction  costs relating to its acquisition  activities
       in 2009.

     Recently Issued Accounting Pronouncements

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

(3)  Related Party Transactions -

     The  Company owns the percentage interest shown below in the
     following   properties   as   tenants-in-common   with   the
     affiliated entities listed:  Jared Jewelry store (72% -  AEI
     Private  Net  Lease  Millennium Fund  Limited  Partnership);
     Applebee's restaurant in Sandusky, Ohio (55% - AEI Net Lease
     Income  &  Growth Fund XX Limited Partnership); CarMax  auto
     superstore  (14%  -  AEI Income & Growth  Fund  XXI  Limited
     Partnership, AEI Income & Growth Fund 25 LLC and AEI Private
     Net Lease Millennium Fund Limited Partnership); Advance Auto
     Parts store (45% - AEI Income & Growth Fund 26 LLC); Tractor
     Supply  Company store (50% - AEI Income & Growth  Fund  XXII
     Limited Partnership); Dick's Sporting Goods store (35% - AEI
     Income & Growth Fund 23 LLC, AEI Income & Growth Fund 25 LLC
     and  AEI  Income  &  Growth Fund 26 LLC); Fresenius  Medical
     Center   (45%  -  AEI  Income  &  Growth  Fund  XXI  Limited
     Partnership); and Best Buy store (34% - AEI Income &  Growth
     Fund  XXII Limited Partnership and AEI Income & Growth  Fund
     27 LLC).

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(3)  Related Party Transactions - (Continued)

     AEI  received  the following reimbursements  for  costs  and
     expenses from the Company for the years ended December 31:

                                                             2009       2008

a.AEI is reimbursed for costs incurred in providing services
  related to managing the Company's operations and
  properties, maintaining the Company's books, and
  communicating with the Limited Partners.  These
  amounts included $1,494 and $1,748 of expenses related to
  Discontinued Operations in 2009 and 2008, respectively. $ 229,181  $ 245,428
                                                           ========   ========
b.AEI is reimbursed for all direct expenses it paid on the
  Company's behalf to third parties related to Company
  administration and property management.  These
  expenses included printing costs, legal and filing fees,
  direct administrative costs, outside audit costs, taxes
  insurance and other property costs.  These amounts
  included $602 and $7,303 of expenses related to
  Discontinued Operations in 2009 and 2008, respectively. $  50,239  $  39,208
                                                           ========   ========
c.AEI is reimbursed for costs incurred in providing
  services and direct expenses related to the acquisition
  of properties on behalf of the Company.                 $       0  $  74,643
                                                           ========   ========

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

(4)  Investments in Real Estate -

     The  Company leases its properties to various tenants  under
     net  leases,  classified as operating leases.  Under  a  net
     lease,  the  tenant  is responsible for real  estate  taxes,
     insurance,  maintenance, repairs and operating expenses  for
     the  property.  For some leases, the Company is  responsible
     for  repairs  to the structural components of the  building,
     the  roof,  and the parking lot.  At the time the properties
     were acquired, the remaining primary lease terms varied from
     10  to  20 years.  The leases provide the tenants with three
     to  four five-year renewal options subject to the same terms
     and conditions as the primary term.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(4)  Investments in Real Estate - (Continued)

     The   Company's  properties  are  commercial,  single-tenant
     buildings.   The  Jared Jewelry store  was  constructed  and
     acquired   in  2002.   The  land  for  the  Johnny  Carino's
     restaurant  was  acquired in 2002 and  construction  of  the
     restaurant was completed in 2003.  The Applebee's restaurant
     in  Sandusky, Ohio was constructed in 1995 and  acquired  in
     2004.   The CarMax auto superstore was constructed  in  2003
     and  acquired  in  2005.  The Advance Auto Parts  store  was
     constructed  in  2004 and acquired in 2006.  The  Applebee's
     restaurant in Fishers, Indiana was constructed in  1996  and
     acquired  in  2006.   The Tractor Supply Company  store  was
     constructed in 2005 and acquired in 2007.  The land for  the
     Dick's  Sporting  Goods  store  was  acquired  in  2007  and
     construction  of  the  store was  completed  in  2008.   The
     Fresenius  Medical  Center  and  the  Best  Buy  store  were
     constructed and acquired in 2008.  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,  2009  are   as
     follows:
                                          Buildings and           Accumulated
Property                            Land    Equipment     Total   Depreciation

Jared Jewelry, Pittsburgh, PA  $ 1,366,403 $ 1,254,490 $ 2,620,893 $  357,532
Applebee's, Sandusky, OH           504,220   1,057,051   1,561,271    239,598
CarMax, Lithia Springs, GA         570,918     749,418   1,320,336    143,640
Advance Auto Parts, Middletown, OH  91,836     744,054     835,890    106,647
Applebee's, Fishers, IN          1,204,372   1,798,181   3,002,553    236,760
Tractor Supply, Grand Forks, ND    238,557   1,165,377   1,403,934    137,903
Dick's Sporting Goods,
 Fredericksburg, VA              2,078,645   1,974,276   4,052,921    128,328
Fresenius Medical Center,
 Shreveport,   LA                   83,506   1,029,910   1,113,416     51,495
Best Buy, Lake Geneva, WI          345,298   1,738,228   2,083,526     84,014
                                ----------  ----------  ----------  ---------
                               $ 6,483,755 $11,510,985 $17,994,740 $1,485,917
                                ==========  ==========  ==========  =========

     On  December 17, 2007, the Company purchased a 35%  interest
     in   a  parcel  of  land  in  Fredericksburg,  Virginia  for
     $1,782,295.  The Company obtained title to the land  in  the
     form of an undivided fee simple interest in the 35% interest
     purchased.  Simultaneous with the purchase of the land,  the
     Company  entered into a Project Construction and Development
     Financing  Agreement under which the Company advanced  funds
     to  Silver-Honaker Development Company, LLC  ("Silver")  for
     the  construction of a Dick's Sporting Goods  store  on  the
     site.   The Company's share of the total acquisition  costs,
     including the cost of the land, was $4,052,921.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(4)  Investments in Real Estate - (Continued)

     The  property is leased to Dick's Sporting Goods, Inc. under
     a  Lease  Agreement  with a primary term  of  10  years  and
     initial  annual rent of $284,466 for the interest purchased.
     Pursuant to the Lease, the tenant commenced paying  rent  on
     May 8, 2008.  Pursuant to the development agreement, for the
     period  from  December 17, 2007 through May 7, 2008,  Silver
     paid the Company interest at a rate of 6.75% on the purchase
     price  of the land and the amounts advanced for construction
     of  the  store.  Pursuant to the Lease, any improvements  to
     the land during the term of the Lease become the property of
     the Company.

     On  October 2, 2008, the Company purchased a 45% interest in
     a  Fresenius  Medical  Center in Shreveport,  Louisiana  for
     $1,113,416.    The   property  is  leased   to   Bio-Medical
     Applications  of Louisiana, LLC, a subsidiary  of  Fresenius
     Medical Care Holdings, Inc., under a Lease Agreement with  a
     remaining primary term of 9.8 years and initial annual  rent
     of $83,880 for the interest purchased.

     On  October 6, 2008, the Company purchased a 34% interest in
     a  Best  Buy store in Lake Geneva, Wisconsin for $2,083,526.
     The  property  is leased to Best Buy Stores,  L.P.  under  a
     Lease  Agreement with a remaining primary term of 10.3 years
     and  initial  annual  rent  of  $148,699  for  the  interest
     purchased.

     For  properties owned as of December 31, 2009,  the  minimum
     future rent payments required by the leases are as follows:

                       2010           $ 1,408,994
                       2011             1,399,490
                       2012             1,411,671
                       2013             1,441,690
                       2014             1,479,422
                       Thereafter      10,287,691
                                       -----------
                                      $17,428,958
                                       ===========

     There were no contingent rents recognized in 2009 and 2008.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(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 years ended December 31:

      Tenants                      Industry          2009         2008

     Apple American Group         Restaurant     $ 344,328    $ 336,899
     Dick's Sporting Goods, Inc.  Retail           284,466      184,291
     Sterling Jewelers Inc.       Retail           264,313      262,311
     Kona Restaurant Group, Inc.  Restaurant           N/A      135,669
                                                  --------     --------
     Aggregate rent revenue of major tenants     $ 893,107    $ 919,170
                                                  ========     ========
     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                 59%         74%
                                                  ========     ========

(6)  Discontinued Operations -

     In  November  2007, Kona Restaurant Group, Inc.  (KRG),  the
     tenant  of  the  Johnny  Carino's restaurant  in  Littleton,
     Colorado,  informed  the Company that  it  was  closing  the
     restaurant  due to lower than expected sales  and  operating
     losses.  In March 2008, the Company and KRG entered into  an
     agreement  to  amend the Lease to reduce the current  annual
     rent  for the property by 50% to $116,288.  The Company  has
     actively  marketing the property for sale.  As part  of  the
     agreement,  Fired Up, Inc., the parent company  of  KRG  and
     guarantor  of  the Lease, agreed to provide a  Note  to  the
     Company  with  a  principal balance equal to the  difference
     between the net proceeds from a sale of the property and the
     Company's original cost of the property.  The Note will bear
     interest at a 7% rate with scheduled payments over  a  five-
     year term and a balloon payment at the end of the term.

     In  February 2010, the Company entered into an agreement  to
     sell  the  Johnny Carino's restaurant to an unrelated  third
     party.  The sale is subject to contingencies and may not  be
     completed.  If the sale is completed, the Company expects to
     receive net cash proceeds of approximately $830,000 from the
     buyer  and  a Note with a principal balance of approximately
     $1,394,000 from Fired Up.  If the sale is not completed, the
     Company will seek another buyer for the property and may not
     be  able  to  negotiate  a purchase agreement  with  similar
     economic terms.  At December 31, 2009 and 2008, the property
     was  classified as Real Estate Held for Sale with a carrying
     value of $1,905,292.

     During  2009  and  2008, the Company  distributed  net  sale
     proceeds of $20,202 and $171,717 to the Limited and Managing
     Members  as  part  of  their quarterly distributions,  which
     represented a return of capital of $0.82 and $6.96  per  LLC
     Unit, respectively.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(6)  Discontinued Operations - (Continued)

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

                                                  2009          2008

     Rental Income                             $ 116,288     $ 135,669
     Property Management Expenses                 (2,096)       (9,051)
                                                ---------     ---------
        Income from Discontinued Operations    $ 114,192     $ 126,618
                                                =========     =========

(7)  Members' Capital -

     For  the years ended December 31, 2009 and 2008, the Company
     declared   distributions  of  $1,236,694   and   $1,493,367,
     respectively.  The Limited Members received distributions of
     $1,199,997 and $1,452,001 and the Managing Members  received
     distributions  of  $36,697  and  $41,366  for   the   years,
     respectively.  The Limited Members' distributions  represent
     $49.12 and $59.37 per LLC Unit outstanding using 24,430  and
     24,456   weighted   average  Units   in   2009   and   2008,
     respectively.  The distributions represent $30.56 and $26.65
     per  Unit  of Net Income and $18.56 and $32.72 per  Unit  of
     return   of   contributed  capital   in   2009   and   2008,
     respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above,  the Company distributed net sale proceeds of $20,000
     and  $170,000 in 2009 and 2008, respectively.  In 2008,  the
     distribution  of sale proceeds reduced the Limited  Members'
     Adjusted Capital Contributions by $136,793.

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

     During  2009, the Company did not redeem any Units from  the
     Limited   Members.   During  2008,  three  Limited   Members
     redeemed a total of 104 Units for $74,756 in accordance with
     the  Operating Agreement.  The Company acquired these  Units
     using  Net  Cash  Flow  from  operations.   The  redemptions
     increase  the remaining Limited Member's ownership  interest
     in  the  Company.  As a result of these redemption  payments
     and  pursuant  to  the  Operating  Agreement,  the  Managing
     Members received distributions of $2,312 in 2008.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2009 AND 2008

(7)  Members' Capital - (Continued)

     After  the  effect of redemptions and the return of  capital
     from   the   sale   of   property,  the   Adjusted   Capital
     Contribution,  as  defined in the  Operating  Agreement,  is
     $987.96 per original $1,000 invested.

(8)  Income Taxes -

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

                                                           2009         2008

     Net  Income for Financial Reporting Purposes      $  769,580  $  749,055

     Depreciation for Tax Purposes Under
       Depreciation  for Financial Reporting Purposes      83,993      53,913

     Income Accrued for Tax Purposes Over
        Income  for  Financial  Reporting  Purposes         8,530      29,289
                                                        ---------   ---------
           Taxable Income to Members                   $  862,103  $  832,257
                                                        =========   =========

     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:

                                                           2009        2008

     Members' Equity for Financial Reporting Purposes  $18,436,741 $18,903,855

     Adjusted Tax Basis of Investments in Real Estate
      Over Net Investments in Real Estate
      for Financial Reporting Purposes                     431,927     347,934

     Income Accrued for Tax Purposes Over
       Income  for  Financial  Reporting  Purposes          45,757      37,227

     Syndication Costs Treated as Reduction of
       Capital  for Financial Reporting Purposes         3,659,32    3,659,328
                                                        ---------   ----------
      Members'  Equity for Tax Reporting Purposes      $22,573,753 $22,948,344
                                                        ==========  ==========

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
        ACCOUNTING AND FINANCIAL DISCLOSURE.

       None.

ITEM 9AT.CONTROLS AND PROCEDURES.

       (a)  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  our  disclosure  controls   and
procedures  (as  defined in Rule 13a-15(e) under  the  Securities
Exchange  Act  of  1934 (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, our disclosure controls and  procedures
were  effective  in  ensuring  that information  required  to  be
disclosed  by us in the reports that we file or submit under  the
Exchange  Act  is  recorded, processed, summarized  and  reported
within  the time periods specified in applicable rules and  forms
and  that  such  information is accumulated and  communicated  to
management,  including the President and Chief Financial  Officer
of  the Managing Member, in a manner that allows timely decisions
regarding required disclosure.

       (b)  Internal Control Over Financial Reporting.

       (i) Management's Report on Internal Control Over Financial
Reporting.   The  Managing  Member, through  its  management,  is
responsible  for  establishing and maintaining adequate  internal
control  over  our financial reporting, as defined in  Rule  13a-
15(f) under the Exchange Act, and for performing an assessment of
the   effectiveness  of  our  internal  control  over   financial
reporting  as  of  December  31,  2009.   Internal  control  over
financial  reporting is a process designed to provide  reasonable
assurance  regarding the reliability of financial  reporting  and
the preparation of financial statements for external purposes  in
accordance  with  generally accepted accounting principles.   Our
system  of  internal  control over financial  reporting  includes
those policies and procedures that (i) pertain to the maintenance
of  records  that,  in reasonable detail, accurately  and  fairly
reflect  the transactions and dispositions of the assets  of  the
Company; (ii) provide reasonable assurance that transactions  are
recorded   as  necessary  to  permit  preparation  of   financial
statements  in  accordance  with  generally  accepted  accounting
principles, and that receipts and expenditures of the Company are
being  made  only in accordance with authorizations of management
of  the  Managing Member; and (iii) provide reasonable  assurance
regarding   prevention  or  timely  detection   of   unauthorized
acquisition,  use,  or disposition of the Company's  assets  that
could have a material effect on the financial statements.

        Management of the Managing Member performed an assessment
of  the  effectiveness  of our internal  control  over  financial
reporting as of December 31, 2009 based upon criteria in Internal
Control-Integrated   Framework  issued  by   the   Committee   of
Sponsoring  Organizations  of the Treadway  Commission  ("COSO").
Based  on  our  assessment, management  of  the  Managing  Member
determined that our internal control over financial reporting was
effective  as  of  December 31, 2009 based  on  the  criteria  in
Internal Control-Integrated Framework issued by the COSO.

ITEM 9AT.CONTROLS AND PROCEDURES.  (Continued)

        This annual report does not include an attestation report
of  our  registered  public accounting  firm  regarding  internal
control  over financial reporting.  Management's report  was  not
subject  to attestation by our registered public accounting  firm
pursuant  to  temporary  rules  of the  Securities  and  Exchange
Commission that permit us to provide only management's report  in
this annual report.

         (ii)    Changes  in  Internal  Control  Over   Financial
Reporting.  During the most recent period covered by this report,
there  has  been no change in our internal control over financial
reporting  (as defined in Rule 13a-15(f) under the Exchange  Act)
that  has  materially  affected,  or  is  reasonably  likely   to
materially affect, our internal control over financial reporting.

ITEM 9B.  OTHER INFORMATION.

       None.


                            PART III

ITEM 10.  DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.

        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 10.  DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.
         (Continued)

        Robert  P.  Johnson, age 65, 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 2010.  From  1970  to
the  present, he had been employed exclusively in the  investment
industry,  specializing in limited partnership  investments.   In
that capacity, he has been involved in the development, analysis,
marketing   and  management  of  public  and  private  investment
programs investing in net lease properties as well as public  and
private  investment  programs investing  in  energy  development.
Since 1971, Mr. Johnson has been the president, a director and  a
registered principal of AEI Securities, Inc., which is registered
with  the SEC as a securities broker-dealer, is a member  of  the
Financial Industry Regulatory Authority (FINRA) and is  a  member
of  the  Security Investors Protection Corporation  (SIPC).   Mr.
Johnson   has  been  president,  a  director  and  the  principal
shareholder   of  AEI  Fund  Management,  Inc.,  a  real   estate
management  company founded by him, since 1978.  Mr.  Johnson  is
currently  a general partner or principal of the general  partner
in ten limited partnerships and a managing member in five LLCs.

        Patrick  W.  Keene,  age 50, 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 2010.  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-K
any  delinquent  filing of such reports and any failure  to  file
such  reports  during the fiscal year ended  December  31,  2009.
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 2009 fiscal year.


ITEM 11.  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 13 of this annual report on Form 10-K.

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
         MANAGEMENT AND RELATED STOCKHOLDER MATTERS.

        The following table sets forth information pertaining  to
the ownership of the Units by each person known by the Company to
beneficially  own  5%  or  more of the Units,  by  each  Managing
Member, and by each officer or director of the Managing Member as
of February 28, 2010:


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

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

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

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

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
         DIRECTOR INDEPENDENCE.

        The  registrant,  AFM  and  its  affiliates  have  common
management and utilize the same facilities.  As a result, certain
administrative  expenses  are  allocated  among   these   related
entities.   All  of  such activities and any  other  transactions
involving the affiliates of the Managing Member of the registrant
are  governed  by,  and  are conducted in  conformity  with,  the
limitations  set  forth  in  the  Operating  Agreement   of   the
registrant.   Reference  is  made to  Note  3  of  the  Financial
Statements,   as  presented,  and  is  incorporated   herein   by
reference,  for  details of related party  transactions  for  the
years ended December 31, 2009 and 2008.

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


ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
          DIRECTOR INDEPENDENCE.  (Continued)

        The  limitations  included  in  the  Operating  Agreement
require  that  the  cumulative  reimbursements  to  the  Managing
Members and their affiliates for certain expenses will not exceed
an  amount  equal to the sum of (i) 20% of capital contributions,
(ii)  1% of gross revenues, plus an initial leasing fee of 3%  of
gross  revenues for the first five years of the original term  of
each lease, (iii) 3% of Net Proceeds of Sale, and (iv) 10% of Net
Cash  Flow  less  the Net Cash Flow actually distributed  to  the
Managing Members. The cumulative reimbursements subject  to  this
limitation  are reimbursements for (i) organization and  offering
expenses, including commissions, (ii) acquisition expenses, (iii)
services  provided  in the sales effort of properties,  and  (iv)
expenses  of  controlling persons and overhead expenses  directly
attributable   to  the  forgoing  services  or  attributable   to
administrative   services.  As  of  December  31,   2009,   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, 2009.

   Person or Entity                                 Amount Incurred From
     Receiving              Form and Method      Inception (December 7, 2000)
   Compensation             of Compensation          To December 31, 2009

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

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

Managing Members      Reimbursement at Cost for all       $  293,674
and Affiliates        Acquisition Expenses.

Managing Members      Reimbursement at Cost for providing $1,762,838
Affiliates            administrative services to the Fund,
                      including all expenses related to
                      management of the Fund's properties
                      and all other transfer agency,
                      reporting, partner relations and
                      other administrative functions.

Managing Members      Reimbursement at Cost for providing $  341,283
and   Affiliates      services related to the disposition
                      of  the  Fund's properties.

Managing Members      3% of Net Cash Flow in any fiscal
                      year.                               $  294,860

ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND
          DIRECTOR INDEPENDENCE.  (Continued)

   Person or Entity                                 Amount Incurred From
     Receiving              Form and Method      Inception (December 7, 2000)
   Compensation             of Compensation          To December 31, 2009

Managing Members      1% of distributions of Net          $   15,639
                      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.

ITEM 14.  PRINCIPAL ACCOUNTING 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,
2009 and 2008:

     Fee Category                            2009       2008

     Audit Fees                           $  16,325   $  16,100
     Audit-Related Fees                           0           0
     Tax Fees                                     0           0
     All Other Fees                               0           0
                                           --------    --------
          Total Fees                      $  16,325   $  16,100
                                           ========    ========

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.


                             PART IV

ITEM 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES.

       (a) (1) A list of the financial statements contained
            herein is set forth on page 15.

       (a) (2) Schedules are omitted because of the absence of
            conditions under which they are required or because
            the required information is presented in the
            financial statements or related notes.

       (a) (3) The Exhibits filed in response to Item 601 of
            Regulation S-K are listed below.

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

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

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

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

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

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

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

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

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

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

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

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


                           SIGNATURES

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


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


March 29, 2010                 By: /s/ ROBERT P JOHNSON
                                       Robert  P. Johnson, President
                                       and Director
                                       (Principal Executive Officer)


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

     Name                            Title                        Date


/s/ROBERT P JOHNSON   President (Principal Executive Officer)  March 29, 2010
    Robert P. Johnson and Sole Director of Managing Member


/s/PATRICK W KEENE    Chief Financial Officer  and  Treasurer  March 29, 2010
   Patrick W. Keene   (Principal Accounting Officer)