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, 2008

               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  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 [X]

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

As  of  June  30,  2008, 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, 2005, the Company owned interests  in
nine  properties  with  a  total original  cost  of  $19,224,432,
including acquisition expenses.  During the years ended  December
31,  2006 and 2007, the Company sold five property interests  and
received  net  sale proceeds of $5,154,046 and $7,145,782,  which
resulted  in  net gains of $574,681 and $1,309,283, respectively.
During  the  last  three years, the Company purchased  additional
property  with  property  sales proceeds.   Two  properties  were
purchased  in  2006  for  $3,838,443  and  four  properties  were
purchased  in  2007  and  2008  for  $3,234,873  and  $5,418,924,
respectively.   As  of  December  31,  2008,  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 2008, four tenants each contributed more than  ten
percent of the Company's total rental revenue.  The major tenants
in aggregate contributed 74% of total rental revenue in 2008.  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 2009 and future years.
However,  Kona  Restaurant Group, Inc. will not  continue  to  be
major tenant as the Company is attempting to sell the property it
leases.   In  addition, it is anticipated that Best  Buy  Stores,
L.P.  will contribute more than ten percent of rental revenue  in
2009  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, 2008.

                         Total Property                Annual
                Purchase   Acquisition                 Lease     Annual Rent
Property          Date       Costs      Tenant         Payment   Per 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, 2008, 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, 2008, there were 705 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 $41,366 and $49,107 were made to the
Managing Members and $1,452,001 and $1,823,470 were made  to  the
Limited   Members   for   2008  and  2007,   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 $170,000  and
$350,000  in 2008 and 2007, respectively.  In 2008 and 2007,  the
distribution  of  sale  proceeds  reduced  the  Limited  Members'
Adjusted   Capital  Contributions  by  $136,793   and   $350,000,
respectively.

       (b) Not applicable.

        (c)  Pursuant to Section 7.7 of the Operating  Agreement,
each Limited Member has the right to present Units to the Company
for  purchase by submitting notice to the Managing Member  during
January or July of each year.  The purchase price of the Units is
equal  to  80% of the net asset value 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  2008,
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, 2008, the Company's Units were valued at $916.  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,  2008 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.

        The Company purchases properties and records them in  the
financial  statements at cost (including capitalized  acquisition
expenses).    The  Company  anticipates  that  for   acquisitions
completed  on  or  after  January  1,  2009,  acquisition-related
transaction costs will be expensed as incurred as a result of the
adoption  of  Statement  of  Financial Accounting  Standards  No.
141(R),  Business  Combinations.  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  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, 2008  and  2007,  the
Company  recognized rental income from continuing  operations  of
$1,098,732  and $827,000, respectively.  In 2008,  rental  income
increased  due  to  additional rent received from  four  property
acquisitions  in  2007  and  2008 and  rent  increases  on  three
properties.

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

        For  the  years  ended December 31, 2008  and  2007,  the
Company  incurred  LLC  administration expenses  from  affiliated
parties   of   $243,680   and  $209,955,   respectively.    These
administration  expenses  include  costs  associated   with   the
management of the properties, processing distributions, reporting
requirements  and communicating with the Limited Members.   These
expenses  were higher in 2008, when compared to 2007, mainly  due
to additional expenses related to property sale activities in the
second  half  of  2008.   During the same  periods,  the  Company
incurred LLC administration and property management expenses from
unrelated  parties  of $31,905 and $28,718, 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, 2008  and  2007,  the
Company  recognized  interest income of  $145,095  and  $167,957,
respectively.  In 2008, interest income decreased  due  to  lower
money market interest rates in 2008, when compared to 2007.  This
decrease was partially offset by additional interest received  on
construction advances in 2008.

        In  accordance  with  Statement of  Financial  Accounting
Standards  No. 144, Accounting for the Impairment or Disposal  of
Long-Lived  Assets,  upon  complete disposal  of  a  property  or
classification of a property as Real Estate Held  for  Sale,  the
Company  includes the operating results and sale of the  property
in   discontinued   operations.    In   addition,   the   Company
reclassifies the prior periods' operating results of the property
to  discontinued  operations.  For the year  ended  December  31,
2008,  the Company recognized income from discontinued operations
of  $126,618, representing rental income less property management
expenses.   For  the  year ended December 31, 2007,  the  Company
recognized  income  from discontinued operations  of  $2,282,454,
representing  rental  and lease settlement income  less  property
management  expenses  and depreciation of $973,171  and  gain  on
disposal of real estate of $1,309,283.

        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.

        In  March 2007, the Company entered into an agreement  to
sell  the Tia's Tex-Mex restaurant in Salisbury, Maryland  to  an
unrelated  third party.  On June 11, 2007, the sale  closed  with
the  Company  receiving net sale proceeds  of  $1,855,643,  which
resulted in a net loss of $40,920.  At the time of sale, the cost
and related accumulated depreciation was $2,013,502 and $116,939,
respectively.

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

        On  July  13,  2007, the Company sold the  Tia's  Tex-Mex
restaurant  in Tampa, Florida to an unrelated third  party.   The
Company  received net sale proceeds of $2,446,221, which resulted
in  a  net  gain of $62,533.  At the time of sale, the  cost  and
related  accumulated  depreciation was $2,563,839  and  $180,151,
respectively.

        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 is 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 the 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.   At
December 31, 2008 and 2007, the property was classified  as  Real
Estate Held for Sale with a book value of $1,905,292.

        On  December  6,  2007, the Company sold  the  KinderCare
daycare  center  in Tinley Park, Illinois to an  unrelated  third
party.   The  Company received net sale proceeds  of  $2,843,918,
which resulted in a net gain of $1,287,670.  At the time of sale,
the  cost and related accumulated depreciation was $1,901,845 and
$345,597, respectively.

         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, 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.  During  the  year
ended  December  31, 2007, the Company's cash balances  increased
$4,155,531  as  a  result  of cash generated  from  the  sale  of
property  and cash generated from operating activities in  excess
of distributions paid to the Members, which were partially offset
by cash used to purchase property.

        Net  cash provided by operating activities decreased from
$1,848,101  in  2007  to $1,160,633 in 2008  as  a  result  of  a
decrease  in  total  income  in  2008  and  an  increase  in  LLC
administration  and property management expenses in  2008,  which
were partially offset by net timing differences in the collection
of payments from the tenants and the payment of expenses.

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

        The  major  components of the Company's  cash  flow  from
investing activities are investments in real estate and  proceeds
from the sale of real estate.  During the year ended December 31,
2007,  the  Company generated cash flow from  the  sale  of  real
estate  of $7,145,782.  During the years ended December 31,  2008
and   2007,  the  Company  expended  $5,418,924  and  $3,234,873,
respectively,   to  invest  in  real  properties  (inclusive   of
acquisition  expenses) as the Company reinvested  cash  generated
from property sales.

        On January 19, 2007, the Company purchased a 50% interest
in  a  Tractor Supply Company store in Grand Forks, North  Dakota
for $1,403,934.  The property is leased to Tractor Supply Company
under  a  Lease Agreement with a remaining primary term  of  13.9
years  and  initial  annual  rent of $102,351  for  the  interest
purchased.  The remaining interest in the property was  purchased
by  AEI  Income  &  Growth  Fund  XXII  Limited  Partnership,  an
affiliate of the Company.

       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.

        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.

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

        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, 2008  and  2007,  the
Company  declared  distributions of  $1,493,367  and  $1,872,577,
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
$1,452,001  and  $1,823,470  and the  Managing  Members  received
distributions of $41,366 and $49,107 for the years, respectively.
In  December 2007, the Company declared a special distribution of
net   sale  proceeds  of  $338,384,  which  resulted  in   higher
distributions  in  2007  and  a higher  distribution  payable  at
December 31, 2007.

        During  2008 and 2007, the Company distributed  net  sale
proceeds  of  $171,717 and $353,535 to the Limited  and  Managing
Members   as   part  of  their  quarterly  distributions,   which
represented a return of capital of $6.96 and $14.26 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.

       During 2008, three Limited Members redeemed a total of 104
Units  for  $74,756  in accordance with the Operating  Agreement.
During  2007,  eight Limited Members redeemed a  total  of  90.58
Units  for  $68,344.  The Company acquired these Units using  Net
Cash  Flow  from  operations.  In prior years, a  total  of  five
Limited   Members  redeemed  206.5  Units  for   $171,461.    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 and $2,113 in 2008  and
2007, respectively.

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

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

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 2009,  the
Company  will likely complete fewer property sales, if any,  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  2009 are expected to be variable and less than  recent
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, 2008 and 2007

Statements for the Years Ended December 31, 2008 and 2007:

     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, 2008 and 2007, 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, 2008  and
2007,  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 26, 2009

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

                             ASSETS

                                                      2008          2007
CURRENT ASSETS:
  Cash                                           $   519,844    $ 6,697,609
  Receivables                                              0          5,318
                                                  -----------    -----------
      Total Current Assets                           519,844      6,702,927
                                                  -----------    -----------
INVESTMENTS IN REAL ESTATE:
  Land                                             6,483,755      5,807,245
  Buildings and Equipment                         11,510,985      6,768,571
  Accumulated Depreciation                        (1,026,399)      (680,594)
                                                  -----------    -----------
                                                  16,968,341     11,895,222
  Real Estate Held for Sale                        1,905,292      1,905,292
                                                  -----------    -----------
      Net Investments in Real Estate              18,873,633     13,800,514
                                                  -----------    -----------
           Total  Assets                         $19,393,477    $20,503,441
                                                  ===========    ===========

                         LIABILITIES AND MEMBERS' EQUITY

CURRENT LIABILITIES:
  Payable to AEI Fund Management, Inc.           $    83,589    $    52,423
  Distributions Payable                              368,806        717,845
  Unearned Rent                                       37,227          7,938
                                                  -----------    -----------
      Total Current Liabilities                      489,622        778,206
                                                  -----------    -----------
MEMBERS' EQUITY (DEFICIT):
  Managing Members                                    (8,132)        13,074
  Limited Members, $1,000 per Unit;
   50,000 Units authorized; 24,831 Units issued;
   24,430 and 24,534 Units outstanding in
   2008 and 2007, respectively                    18,911,987     19,712,161
                                                  -----------    -----------
      Total Members' Equity                       18,903,855     19,725,235
                                                  -----------    -----------
        Total Liabilities and Members' Equity    $19,393,477    $20,503,441
                                                  ===========    ===========

 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


                                                       2008          2007

RENTAL INCOME                                      $ 1,098,732   $   827,000

EXPENSES:
  LLC Administration - Affiliates                      243,680       209,955
  LLC Administration and Property
     Management - Unrelated Parties                     31,905        28,718
  Depreciation                                         345,805       268,801
                                                    -----------   -----------
      Total Expenses                                   621,390       507,474
                                                    -----------   -----------

OPERATING INCOME                                       477,342       319,526

OTHER INCOME:
  Interest Income                                      145,095       167,957
                                                    -----------   -----------

INCOME FROM CONTINUING OPERATIONS                      622,437       487,483

Income from Discontinued Operations                    126,618     2,282,454
                                                    -----------   -----------
NET INCOME                                         $   749,055   $ 2,769,937
                                                    ===========   ===========
NET INCOME ALLOCATED:
  Managing Members                                 $    22,472   $    58,885
  Limited Members                                      726,583     2,711,052
                                                    -----------   -----------
                                                   $   749,055   $ 2,769,937
                                                    ===========   ===========
INCOME PER LLC UNIT:
  Continuing Operations                            $     24.69   $     19.23
  Discontinued Operations                                 5.02         91.00
                                                    -----------   -----------
       Total                                       $     29.71   $    110.23
                                                    ===========   ===========
Weighted  Average  Units Outstanding                    24,456        24,595
                                                    ===========   ===========

 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

                                                        2008         2007

CASH FLOWS FROM OPERATING ACTIVITIES:
  Net Income                                       $   749,055   $ 2,769,937

  Adjustments To Reconcile Net Income
  To Net Cash Provided By Operating Activities:
     Depreciation                                      345,805       395,758
     Gain on Sale of Real Estate                             0    (1,309,283)
     (Increase) Decrease in Receivables                  5,318        (5,318)
     Increase in Payable to
        AEI Fund Management, Inc.                       31,166         4,086
     Increase (Decrease) in Unearned Rent               29,289        (7,079)
                                                    -----------   -----------
       Total Adjustments                               411,578      (921,836)
                                                    -----------   -----------
       Net Cash Provided By
           Operating Activities                      1,160,633     1,848,101
                                                    -----------   -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
  Investments in Real Estate                        (5,418,924)   (3,234,873)
  Proceeds from Sale of Real Estate                          0     7,145,782
                                                    -----------   -----------
       Net Cash Provided By (Used For)
          Investing Activities                      (5,418,924)    3,910,909
                                                    -----------   -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
  Distributions Paid to Members                     (1,842,406)   (1,533,022)
  Redemption Payments                                  (77,068)      (70,457)
                                                    -----------   -----------
       Net Cash Used For
         Financing Activities                       (1,919,474)   (1,603,479)
                                                    -----------   -----------

NET INCREASE (DECREASE) IN CASH                     (6,177,765)    4,155,531

CASH, beginning of year                              6,697,609     2,542,078
                                                    -----------   -----------
CASH, end of year                                  $   519,844   $ 6,697,609
                                                    ===========   ===========

 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, 2006 $   5,409   $18,892,923  $18,898,332   24,624.78

   Distributions Declared    (49,107)   (1,823,470)  (1,872,577)

  Redemption Payments         (2,113)      (68,344)     (70,457)     (90.58)

  Net Income                  58,885     2,711,052    2,769,937
                            ---------   -----------  -----------  ----------
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
                            =========   ==========   ===========  ==========

 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, 2008 AND 2007

(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, 2008 AND 2007

(1)  Organization - (Continued)

     For  tax purposes, profits arising from the sale, financing,
     or  other  disposition  of property  will  be  allocated  in
     accordance  with  the Operating Agreement  as  follows:  (i)
     first,  to  those  Members with deficit  balances  in  their
     capital  accounts  in an amount equal to  the  sum  of  such
     deficit  balances; (ii) second, 99% to the  Limited  Members
     and  1%  to the Managing Members until the aggregate balance
     in  the Limited Members' capital accounts equals the sum  of
     the Limited Members' Adjusted Capital Contributions plus  an
     amount  equal  to 7% of their Adjusted Capital Contributions
     per  annum, cumulative but not compounded, to the extent not
     previously  allocated;  (iii)  third,  the  balance  of  any
     remaining  gain  will then be allocated 90% to  the  Limited
     Members  and  10% to the Managing Members.  Losses  will  be
     allocated 99% to the Limited Members and 1% to the  Managing
     Members.

     The  Managing Members are not required to currently  fund  a
     deficit capital balance.  Upon liquidation of the Company or
     withdrawal  by a Managing Member, the Managing Members  will
     contribute to the Company an amount equal to the  lesser  of
     the  deficit balances in their capital accounts or 1.01%  of
     the  total capital contributions of the Limited Members over
     the amount previously contributed by the Managing Members.

(2)  Summary of Significant Accounting Policies -

     Financial Statement Presentation

       The  accounts of the Company are maintained on the accrual
       basis  of  accounting for both federal income tax purposes
       and financial reporting purposes.

     Accounting Estimates

       Management  uses  estimates and assumptions  in  preparing
       these  financial statements in accordance  with  generally
       accepted  accounting  principles.   Those  estimates   and
       assumptions may affect the reported amounts of assets  and
       liabilities,  the  disclosure  of  contingent  assets  and
       liabilities,  and  the  reported  revenues  and  expenses.
       Actual results could differ from those estimates.

       The  Company regularly assesses whether market events  and
       conditions  indicate  that it is  reasonably  possible  to
       recover  the carrying amounts of its investments  in  real
       estate  from  future operations and sales.   A  change  in
       those  market events and conditions could have a  material
       effect on the carrying amount of its real estate.

     Cash Concentrations of Credit Risk

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


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

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

     Receivables

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

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

     Income Taxes

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

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

     Real Estate

       The  Company's  real estate is leased  under  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.

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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

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

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

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

       In  accordance  with  Statement  of  Financial  Accounting
       Standards  No.  144,  Accounting  for  the  Impairment  or
       Disposal  of Long-Lived Assets, upon complete disposal  of
       a  property or classification of a property as Real Estate
       Held  for Sale, the Company includes the operating results
       and  sale of the property in discontinued operations.   In
       addition,  the  Company reclassifies  the  prior  periods'
       operating   results  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, 2008 and 2007.

     Fair Value Measurements

       Statement  of Financial Accounting Standard No. 157  "Fair
       Value  Measurements"  ("SFAS  157")  defines  fair  value,
       outlines  a  framework for measuring fair  value,  details
       the  required  disclosures and was  effective  January  1,
       2008.   SFAS  157's requirements for certain  nonfinancial
       assets  and  liabilities recognized or disclosed  at  fair
       value  on  a nonrecurring basis are deferred until  fiscal
       years beginning after November 15, 2008.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

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

       Under  SFAS  157, fair value is defined as the price  that
       would  be received to sell an asset or paid to transfer  a
       liability   in  an  orderly  transaction  between   market
       participants  at the measurement date in the principal  or
       most   advantageous  market.   SFAS  157   establishes   a
       hierarchy  in determining the fair value of  an  asset  or
       liability.  The fair value hierarchy has three  levels  of
       inputs,   both  observable  and  unobservable.  SFAS   157
       requires  the utilization of the lowest possible level  of
       input  to  determine fair value.  Level 1  inputs  include
       quoted  market  prices in an active market  for  identical
       assets  or  liabilities.  Level 2 inputs are market  data,
       other  than  Level 1, that are observable either  directly
       or  indirectly.   Level  2 inputs  include  quoted  market
       prices  for  similar assets or liabilities, quoted  market
       prices   in  an  inactive  market,  and  other  observable
       information  that  can  be corroborated  by  market  data.
       Level  3  inputs  are  unobservable  and  corroborated  by
       little  or  no market data.  The Company has no assets  or
       liabilities  measured at fair value on a  recurring  basis
       that  would  require disclosure under this  pronouncement.
       When  testing for recoverability of properties under  SFAS
       No.144, Accounting for the Impairment or Disposal of Long-
       Lived  Assets, the provisions of this statement  are  used
       when comparing fair value to carrying value.

     Recently Issued Accounting Pronouncements

       In  December  2007,  the  Financial  Accounting  Standards
       Board  issued Statement of Financial Accounting  Standards
       No.  141  (revised  2007), "Business Combinations"  ("SFAS
       141(R)"),  which  establishes principles and  requirements
       for  how  an acquirer shall recognize and measure  in  its
       financial  statements  the identifiable  assets  acquired,
       the  liabilities assumed, any noncontrolling  interest  in
       the  acquiree,  and any goodwill acquired  in  a  business
       combination.  Additionally, SFAS 141(R) requires  that  an
       acquirer  must  immediately expense all acquisition  costs
       and  fees  associated  with  an acquisition.  SFAS  141(R)
       became  effective  on  January 1,  2009.   We  expect  the
       adoption  of SFAS 141(R) to have an impact on our  results
       of  operations  to the extent properties are  acquired  in
       2009  and  future years.  Acquisition expenses, which  are
       currently capitalized as Investments in Real Estate,  will
       instead   be  expensed  immediately  as  incurred.    Post
       acquisition,  there will be a subsequent  positive  impact
       on  operations through a reduction in depreciation expense
       over the estimated life of the properties.

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

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

                                              Total Incurred by the Company
                                              for the Years Ended December 31

                                                          2008        2007
a.AEI and AFM are reimbursed for all costs incurred in
  connection with managing the Company's operations,
  maintaining the Company's books and communicating
  with the Limited Members.                             $ 245,428  $ 209,955
                                                         ========   ========
b.AEI and AFM are reimbursed for all direct expenses they
  have paid on the Company's behalf to third parties
  relating to LLC administration and property
  management.  These expenses included printing costs,
  legal and filing fees, direct administrative costs,
  outside audit costs, taxes, insurance and other
  property  costs.                                      $  39,208  $  73,693
                                                         ========   ========
c.AEI is reimbursed for all costs and direct expenses
  incurred by it in acquiring properties on behalf of
  the Company.                                          $  74,643  $  69,578
                                                         ========   ========
d.AEI is reimbursed for all costs incurred in connection
  with the sale of property.                            $       0  $ 220,669
                                                         ========   ========


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

                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(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.

     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,  2008  are   as
     follows:
                                       Buildings and             Accumulated
Property                       Land      Equipment     Total     Depreciation

Jared Jewelry,
 Pittsburgh, PA             $1,366,403  $ 1,254,490  $ 2,620,893  $  307,352
Applebee's, Sandusky, OH       504,220    1,057,051    1,561,271     197,316
CarMax, Lithia Springs, GA     570,918      749,418    1,320,336     113,663
Advance Auto Parts,
 Middletown, OH                 91,836      744,054      835,890      76,885
Applebee's, Fishers, IN      1,204,372    1,798,181    3,002,553     164,833
Tractor Supply, Grand Forks,ND 238,557    1,165,377    1,403,934      91,288
Dick's Sporting Goods,
 Fredericksburg, VA          2,078,645    1,974,276    4,052,921      49,357
Fresenius Medical Center,
 Shreveport, LA                 83,506    1,029,910    1,113,416      10,299
Best Buy, Lake Geneva, WI      345,298    1,738,228    2,083,526      15,406
                             ----------  -----------  -----------  ----------
                            $6,483,755  $11,510,985  $17,994,740  $1,026,399
                             ==========  ===========  ===========  ==========


     On January 19, 2007, the Company purchased a 50% interest in
     a  Tractor Supply Company store in Grand Forks, North Dakota
     for  $1,403,934.  The property is leased to  Tractor  Supply
     Company  under  a  Lease Agreement with a remaining  primary
     term  of 13.9 years and initial annual rent of $102,351  for
     the interest purchased.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(4)  Investments in Real Estate - (Continued)

     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  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, 2008,  the  minimum
     future rent payments required by the leases are as follows:

                       2009           $ 1,466,609
                       2010             1,389,613
                       2011             1,399,490
                       2012             1,411,671
                       2013             1,441,690
                       Thereafter      11,767,113
                                       -----------
                                      $18,876,186
                                       ===========

     There were no contingent rents recognized in 2008 and 2007.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(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          2008       2007

     Apple American Group               Restaurant    $ 336,899  $  335,413
     Sterling Jewelers Inc.             Retail          262,311     240,285
     Dick's Sporting Goods, Inc.        Retail          184,291         N/A
     Kona Restaurant Group, Inc.        Restaurant      135,669     231,807
     Tia's Restaurant Group             Restaurant          N/A     229,107
     KinderCare Learning Centers, Inc.  Child Care          N/A     176,869
                                                       ---------  ----------
     Aggregate rent revenue of major tenants          $ 919,170  $1,213,481
                                                       =========  ==========
     Aggregate rent revenue of major tenants as
     a percentage of total rent revenue                      74%         83%
                                                       =========  ==========

(6)  Discontinued Operations -

     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.

     In March 2007, the Company entered into an agreement to sell
     the  Tia's Tex-Mex restaurant in Salisbury, Maryland  to  an
     unrelated  third party.  On June 11, 2007, the  sale  closed
     with  the Company receiving net sale proceeds of $1,855,643,
     which  resulted in a net loss of $40,920.  At  the  time  of
     sale,  the  cost  and related accumulated  depreciation  was
     $2,013,502 and $116,939, respectively.

     On  July  13,  2007,  the  Company sold  the  Tia's  Tex-Mex
     restaurant  in Tampa, Florida to an unrelated  third  party.
     The  Company received net sale proceeds of $2,446,221, which
     resulted in a net gain of $62,533.  At the time of sale, the
     cost and related accumulated depreciation was $2,563,839 and
     $180,151, respectively.


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(6)  Discontinued Operations - (Continued)

     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  is
     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 the 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.
     At  December 31, 2008 and 2007, the property was  classified
     as   Real  Estate  Held  for  Sale  with  a  book  value  of
     $1,905,292.

     On December 6, 2007, the Company sold the KinderCare daycare
     center in Tinley Park, Illinois to an unrelated third party.
     The  Company received net sale proceeds of $2,843,918, which
     resulted in a net gain of $1,287,670.  At the time of  sale,
     the cost and related accumulated depreciation was $1,901,845
     and $345,597, respectively.

     During  2008  and  2007, the Company  distributed  net  sale
     proceeds  of  $171,717  and  $353,535  to  the  Limited  and
     Managing  Members as part of their quarterly  distributions,
     which  represented a return of capital of $6.96  and  $14.26
     per LLC Unit, respectively.

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


                                                  2008         2007

     Rental Income                             $ 135,669    $  637,783
     Lease Settlement Income                           0       507,320
     Property Management Expenses                 (9,051)      (44,975)
     Depreciation                                      0      (126,957)
     Gain on Disposal of Real Estate                   0     1,309,283
                                                ---------    ----------
       Income from Discontinued Operations     $ 126,618    $2,282,454
                                                =========    ==========



                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(7)  Members' Capital -

     For  the years ended December 31, 2008 and 2007, the Company
     declared   distributions  of  $1,493,367   and   $1,872,577,
     respectively.  The Limited Members received distributions of
     $1,452,001 and $1,823,470 and the Managing Members  received
     distributions  of  $41,366  and  $49,107  for   the   years,
     respectively.  The Limited Members' distributions  represent
     $59.37 and $74.14 per LLC Unit outstanding using 24,456  and
     24,595   weighted   average  Units   in   2008   and   2007,
     respectively.  The distributions represent $26.65 and $74.14
     per  Unit  of  Net Income and $32.72 and $-0-  per  Unit  of
     return   of   contributed  capital   in   2008   and   2007,
     respectively.

     As  part  of  the  Limited Members' distributions  discussed
     above, the Company distributed net sale proceeds of $170,000
     and  $350,000 in 2008 and 2007, respectively.  In  2008  and
     2007,  the distribution of sale proceeds reduced the Limited
     Members'  Adjusted  Capital Contributions  by  $136,793  and
     $350,000, respectively.

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

     During  2008, three Limited Members redeemed a total of  104
     Units   for   $74,756  in  accordance  with  the   Operating
     Agreement.   During 2007, eight Limited Members  redeemed  a
     total  of  90.58  Units for $68,344.  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  and
     $2,113 in 2008 and 2007, respectively.

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


                 AEI INCOME & GROWTH FUND 24 LLC
                  NOTES TO FINANCIAL STATEMENTS
                   DECEMBER 31, 2008 AND 2007

(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:

                                                          2008       2007

     Net  Income for Financial Reporting Purposes     $  749,055  $2,769,937

     Depreciation for Tax Purposes Under
       Depreciation  for Financial Reporting Purposes     53,913      88,790

     Income Accrued for Tax Purposes Over (Under)
       Income  for  Financial  Reporting  Purposes        29,289      (7,080)

     Gain / Loss on Sale of Real Estate for Tax Purposes
      Compared to Gain / Loss for
      Financial Reporting Purposes                             0     (96,909)
                                                       ----------  ----------
           Taxable Income to Members                  $  832,257  $2,754,738
                                                       ==========  ==========


     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:

                                                            2008       2007

     Members' Equity for Financial Reporting Purposes $18,903,855  $19,725,235

     Adjusted Tax Basis of Investments in Real Estate
      Over Net Investments in Real Estate
      for Financial Reporting Purposes                    347,934      294,021

     Income Accrued for Tax Purposes Over
      Income for Financial Reporting Purposes              37,227        7,938

     Syndication Costs Treated as Reduction of
       Capital  for Financial Reporting Purposes        3,659,328    3,659,328
                                                       ----------   ----------
          Members' Equity for Tax Reporting Purposes  $22,948,344  $23,686,522
                                                       ==========   ==========

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,  2008.   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, 2008 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, 2008 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 64, 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 2009.  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 49, 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 2009.  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,  2008.
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 2008 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, 2009:

     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, 2008 and 2007.

        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,   2008,   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, 2008.

Person or Entity                                     Amount Incurred From
 Receiving                 Form and Method       Inception (December 7, 2000)
Compensation               of Compensation           To December 31, 2008

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

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

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

Managing Members     Reimbursement at Cost for all           $1,533,657
and Affiliates       Administrative Expenses attributable
                     to the Fund, including all expenses
                     related to management of the Fund's
                     properties and all other transfer agency,
                     reporting, Member relations and other
                     administrative functions.

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

Managing Members     3% of Net Cash Flow in any fiscal year.  $ 258,365

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, 2008

Managing Members     1% of distributions of Net Proceeds      $  15,437
                     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,
2008 and 2007:

     Fee Category                             2008        2007

     Audit Fees                           $  16,100    $ 14,550
     Audit-Related Fees                           0           0
     Tax Fees                                     0           0
     All Other Fees                               0           0
                                           ---------    --------
          Total Fees                      $  16,100    $ 14,550
                                           =========    ========


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).

    10.8  Purchase Agreement dated November 22, 2007 between  the
    Company  and  the Breshears Family Trust of 1990 relating  to
    the  Property at 9460 W. 179th Street, Tinley Park,  Illinois
    (incorporated by reference to Exhibit 10.1 of Form 8-K  filed
    December 12, 2007).

ITEM 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES.  (Continued)

    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 26, 2009            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 26, 2009
    Robert P. Johnson and Sole Director of Managing Member


/s/Patrick W Keene    Chief Financial Officer and Treasurer    March 26, 2009
   Patrick W. Keene   (Principal Accounting Officer)