REAL ESTATE PURCHASE CONTRACT

     THIS REAL ESTATE PURCHASE CONTRACT (the "Agreement") is made
and  entered  into  by and between COMMERCIAL NET  LEASE  REALTY,
INC.,  a Maryland corporation ("Seller"), and AEI INCOME & GROWTH
FUND 25 LLC, a Delaware limited liability company ("Buyer").

                           WITNESSETH:

     For and in consideration of Ten and 00/100 Dollars ($10.00),
the   agreements  made  herein,  and  other  good  and   valuable
considerations,  the receipt and legal sufficiency  of  which  is
hereby acknowledged, the parties hereto agree as follows:

     1.   The Property.  Seller hereby agrees to sell and Buyer hereby
agrees  to purchase, upon and subject to the terms and conditions
herein  set  forth,  Seller's interest in a) that  certain  Lease
between  Seller (as successor in interest to Captec Ster  Aurora,
L.L.C.),  as  lessor,  and Sterling Jewelers,  Inc.,  a  Delaware
corporation, as lessee (the "Tenant") dated January 23, 2000 (the
"Lease") and b) that certain Net Ground Lease between Seller  (as
successor in interest to Captec Ster Aurora, L.L.C.), as  tenant,
and  Duke-Weeks  Realty Limited Partnership, an  Indiana  limited
partnership,  as  landlord dated October 14, 1999  (the  "  Prime
Lease")  for   property  located at  1016  N.  Rte.  59,  Aurora,
Illinois  as more particularly described in Exhibit "A" (Seller's
interest  in  the Lease and the Prime Lease shall hereinafter  be
referred to as the "Property").
2.   Purchase Price.  The purchase price (the "Purchase Price")
for the Property shall be ONE MILLION NINE HUNDRED NINETY-TWO
THOUSAND SIX HUNDRED AND NO/100 DOLLARS ($1,992,600.00).  The
Purchase Price shall be paid in federal funds by Buyer to Seller
at Closing by wire transfer to such account as Seller may direct.

     3.   Earnest Money.  Within three (3) days of the Effective Date
of  this  Agreement, Buyer shall deposit the sum  of  TWENTY-FIVE
THOUSAND  AND NO/100 DOLLARS ($25,000.00) as earnest  money  (the
"Earnest  Money")  with  ") with First American  Title  Insurance
Company-National Division, 1900 Midwest Plaza, 801 Nicollet Mall,
Minneapolis,  Minnesota  55402,  Attention:  Anne  DuCharme  (the
"Escrow  Agent"),  which sum shall be held by  Escrow  Agent,  in
escrow,  however, subject to disbursement in accordance with  the
terms  and  provisions of this Agreement.   Provided  that  Buyer
furnishes  Escrow Agent with a form W-9 containing  Buyer's  U.S.
Taxpayer Identification Number, the Earnest Money shall  be  held
by  Escrow Agent in an interest bearing money market savings  and
interest  earned  thereon shall be reported  under  Buyer's  U.S.
Taxpayer Identification Number.  Except as otherwise provided  in
this  Agreement,  the  Earnest Money shall  be  credited  to  and
considered as payment of part of the Purchase Price at  the  time
of  and  upon  consummation  of the Closing  hereunder,  and  the
interest  earned  thereon shall be delivered to Buyer  by  Escrow
Agent.

     4.   Inspection Period.

          a.   Subject to rights of Tenant and the limitations imposed on
     the Landlord's right of entry under the Lease and tenant's use
     under the Prime Lease, Buyer's agents, employees and independent
     contractors shall have fifteen (15) Business Days, commencing
     upon Seller's delivery of written notice to Buyer that all of the
     Due  Diligence  Items have been delivered  (the  "Inspection
     Period"), in which to conduct, at Buyer's sole expense, such
     physical, environmental, engineering and feasibility reports,
     inspections, examinations, tests and studies as Buyer  deems
     appropriate in an effort to determine whether the Property is
     suitable for Buyer's intended use of the Property including,
     without limitation, those matters disclosed by any survey for the
     Property obtained by Buyer as provided in Paragraph 5 hereof, and
     those matters related to the title to the Property as provided in
     Paragraph 6 hereof.  During the Inspection Period, Buyer, Buyer's
     agents, employees and independent contractors shall have the
     right, subject to rights of Tenant and the limitations imposed on
     Landlord's right of entry under the Lease, to come onto  the
     Property, at such time as reasonably designated by Seller, for
     the purpose of conducting the foregoing reports, inspections,
     examinations, tests and studies. No such report, inspection,
     examination, test or study shall interfere with use  of  the
     Property by Seller or Tenant or violate any law or regulation of
     any governmental entity having jurisdiction over the Property.
     Buyer shall promptly provide Seller with copies of all documents
     resulting  from  or  related to such  reports,  inspections,
     examinations,  tests and studies and surveys performed  with
     respect  to  the  Property  upon Buyer's  receipt  of  same.
     Notwithstanding the foregoing, Buyer shall not  conduct  any
     invasive  testing.  Upon the completion of  any  inspection,
     examination, test or study, if any, Buyer shall promptly restore
     the Property to its former condition.  Buyer agrees to indemnify,
     defend and hold Seller and Tenant harmless from any and all loss
     and expense (including, without limitation, attorney's fees)
     resulting from claims and damages (including, but not limited to,
     injury to, or death of persons, loss or damage to property, the
     performance of any labor or services for the Buyer,  or  the
     release,  escape, discharge, emission, spillage, seepage  or
     leakage  by  Buyer on or from the Property of any  hazardous
     substance or any other violation by Buyer of any environmental
     law) caused by, arising out of, or incurred in connection with
     the exercise by Buyer of Buyer's rights under this Paragraph.
     Any provision of this Agreement to the contrary notwithstanding,
     the indemnification obligation of Buyer under this Paragraph 4
     shall survive the Closing or any earlier termination of this
     Agreement.

          b.   Within ten (10) days of the Effective Date, Seller shall
     provide to Buyer copies of the with the following due diligence
     items, to the extent such items are in Seller's possession (the
     "Due Diligence Items"):

             (i)  Seller's most recent Phase I Environmental report.

            (ii) Seller's most recent title insurance policy, including any
          underlying exception documents.
(iii)     Seller's most recent survey.

            (iv) Copy of the fully executed Lease and Prime Lease, including
          any memorandums of lease, amendments, assignments, estoppel
          certificates, commencement agreement or letter agreements
          thereto.

               (v)  Copy of Tenant's insurance certificate.

               (vi) Building Plans and Specifications.

               (vii)     Any warranties for the improvements on the Property.

     5.   Survey.  If Buyer desires a survey for the Property, Buyer
shall  have  the  same  surveyed at  its  expense  prior  to  the
expiration  of  the Inspection Period described  in  Paragraph  4
hereof.   If  any  such  survey obtained by Buyer  discloses  any
encroachments or other adverse matters which are unacceptable  to
Buyer  in  its  sole  discretion,  Buyer  shall  be  entitled  to
terminate this Agreement by delivering written notice thereof  to
Seller   prior  to  the  expiration  of  the  Inspection  Period,
whereupon this Agreement shall terminate as provided in Paragraph
7  hereof.  In the event Buyer shall not terminate this Agreement
as a result of the inspections and investigations to be performed
by  Buyer pursuant to Paragraph 4 hereof, then and in such  event
Buyer  shall  be  deemed to have agreed to accept  title  to  and
acquire the Property from Seller subject to any matters disclosed
by or which would be disclosed by any such survey of the Property
obtained by Buyer.
6.   Title Insurance.  Seller shall deliver to Buyer an original
Commitment for Title Insurance issued by First American Title
Insurance Company, committing to provide a leasehold title
insurance polity to insure Buyer's interest in the Prime Lease,
as purchaser of the Property, in the amount of the purchase price
therefor (hereinafter referred to as the "Commitment").  During
the Inspection Period described in Paragraph 4 hereof, Buyer
shall determine whether Buyer is willing to accept title to and
acquire the Property from Seller subject to the title exceptions
set forth in the Commitment (the "Title Exceptions").  In the
event that Buyer shall determine that any one or more of the
Title Exceptions are unacceptable to Buyer in its sole
discretion, Buyer shall be entitled to terminate this Agreement
by delivering written notice thereof to Seller on or before the
expiration of the Inspection Period, whereupon this Agreement
shall terminate as provided in Paragraph 7 hereof.  In the event
Buyer shall not terminate this Agreement as a result of the
investigations and inspections to be performed by Buyer pursuant
to Paragraph 4 hereof, then and in such event Buyer shall be
deemed to have approved the Title Exceptions and to have agreed
to accept title to and acquire the Property from Seller subject
to the Title Exceptions. Notwithstanding the foregoing, Seller
agrees that it shall be required, at closing, to satisfy any
monetary liens which have been placed against the title to the
Property by, through or under Seller.

     7.   Objections to Investigations. In the event that the results
of  the  inspections,  investigations,  reviews  and  feasibility
studies to which reference is made in Paragraphs 4, 5 and 6 above
are,  in Buyer's sole opinion and within Buyer's sole discretion,
unacceptable to Buyer for any reason whatsoever or in  the  event
Buyer  cannot  obtain a commitment for financing to  acquire  the
Property on terms and conditions acceptable to Buyer, in its sole
and  absolute discretion, and Buyer (i) so notifies Seller of the
fact  on  or  before  the  expiration of  the  Inspection  Period
provided  in Paragraph 4 hereof and (ii) delivers to  Seller  any
reports,   materials,   plans,  surveys,  documents   and   other
instruments  which  Buyer  may  have  obtained  from  Seller   to
facilitate  Buyer's investigations, then, at Buyer's  option  and
upon  Buyer's request, the Earnest Money Deposit lodged by  Buyer
with  Escrow  Agent hereunder, together with all interest  earned
thereon,  shall  be returned to Buyer and, this  Agreement  shall
thereupon  be  terminated, null and void, and be  of  no  further
force  and  effect  and  all parties hereto  shall  thereupon  be
relieved  and absolved of any further liabilities or  obligations
whatsoever to each other hereunder, except with respect to  those
liabilities  or obligations hereunder which are expressly  stated
to survive the termination of this Agreement.  The failure of the
Buyer  to  notify  Seller  of  the unacceptability  of  any  such
inspections,  investigations,  reviews  and  feasibility  studies
prior to the expiration of the Inspection Period shall constitute
a  waiver of Buyer's right to terminate this Agreement on account
thereof, in which event the Earnest Money Deposit shall  be  non-
refundable  to Buyer, except in the event of a default  hereunder
by Seller.

     8.   Landlord's Consent.  Buyer and Seller acknowledge that the
Prime  Lease  requires  the  Seller to  obtain  the  consent  and
approval  of the landlord under the Prime Lease to the assignment
of Seller's interest in the Prime Lease to Buyer (the "Landlord's
Consent").  Buyer and Seller agree that this Agreement  shall  be
expressly   contingent  upon  Seller  obtaining  the   Landlord's
Consent.   In  the  event that Seller is  unable  to  obtain  the
Landlord's  Consent  or before the Closing Date,  this  Agreement
shall  thereupon  be  terminated, null and void,  and  be  of  no
further  force  and effect, the Earnest Money Deposit  lodged  by
Buyer  with  Escrow Agent hereunder, together with  all  interest
earned  thereon,  shall  be returned to Buyer,  and  all  parties
hereto  shall thereupon be relieved and absolved of  any  further
liabilities  or  obligations whatsoever to each other  hereunder,
except with respect to those liabilities or obligations hereunder
which  are  expressly stated to survive the termination  of  this
Agreement.
9.   Deliveries at Closing.

          a.   At the time of closing hereunder, Seller shall deliver the
     following original documents:

               (i)  An appropriate "Seller's Affidavit" or other acceptable
          evidence attesting to the absence of liens, lien rights, rights
          of parties in possession (other than the Tenant under the Lease)
          and other encumbrances arising under Seller (other than the Title
          Exceptions and any matters disclosed by, or which would be
          disclosed by, any survey obtained by Buyer pursuant to Paragraph
          5 above) so as to enable Title Company to delete the "standard"
          exceptions for such matters from Buyer's leasehold policy of
          title insurance and otherwise insure any "gap" period occurring
          between the closing and the recordation of any closing documents.

            (ii) A duly executed Assignment and Assumption of Lease Agreement
          for the Lease (the "Lease Assignment") in the form attached as
          Exhibit "B", together with copies of  all of the documents
          assigned thereby.
(iii)     A notice addressed to Tenant, signed by Seller,
providing notice of the sale of the Property and directing Tenant
to send future rent and notices to Buyer.

               (iv) A duly executed Assignment and Assumption of Prime Lease
          Agreement for the Lease (the "Prime Lease Assignment") in the
          form attached as Exhibit "B", together with copies of all of the
          documents assigned thereby.

               (v)  A duly executed counterpart of the closing statement.

            (vi) Such other closing documents as are reasonably necessary and
          proper in order to consummate the transaction contemplated by
          this Agreement.

          b.   At the time of closing hereunder, Buyer shall deliver the
     following original documents:

               (i)  A duly executed Lease Assignment in the form attached as
          Exhibit "B".

            (ii) A duly executed Prime Lease Assignment in the form attached
          as Exhibit "B".

               (iii)     A duly executed counterpart of the closing statement.
(iv) Such other closing documents as are reasonably necessary and
proper in order to consummate the transaction contemplated by
this Agreement.

     10.   Estoppel  Certificate.  Seller shall  use  good  faith
reasonable  efforts to obtain and deliver to Buyer by Closing  an
estoppel  certificate  ("Estoppel  Certificate")  signed  by  the
Tenant  in  a form acceptable to Tenant.  If Seller is unable  to
obtain  the Estoppel Certificate, Seller shall not be  deemed  to
have  defaulted under this Contract, and Buyer and  Seller  shall
proceed  to Closing.  Seller shall deliver to Buyer the  Estoppel
Certificate as soon as practically possible after Closing.

     11.  Closing.  The Purchase Price and the aforesaid executed
closing  documents shall be delivered, and the purchase and  sale
transaction  contemplated in this Agreement  shall  otherwise  be
consummated (the "Closing" or "Closing Date") on a date  mutually
agreeable to Seller and Buyer on or before fifteen (15)  Business
Days  after the end of the Inspection Period.  The Closing  shall
occur at the offices of Escrow Agent or at such other location as
is mutually agreeable to Buyer and Seller.
12.  Closing Costs.  Seller shall pay for (i) the premium and
related charges for the leasehold title insurance policy to be
issued pursuant to the Commitment; (ii) one-half (1/2) of any
transfer taxes required to be paid in connection with this
transaction; (iii) any recording costs to be paid in connection
with any memorandum of assignment of the Lease or Prime Lease;
and (iv) any escrow fee.  Buyer shall pay for (i) the cost of any
mortgagee title policy or endorsements and survey endorsements;
(ii) any taxes on any mortgage entered into by Buyer; (iii) any
recording costs on any Buyer mortgage; (iv) the cost of any
survey obtained by Buyer and any other costs of Buyer's
inspection of the Property; (v) any and all of Buyer's mortgage
and loan financing costs incurred in connection with this
transaction; and (vi) one-half (1/2) of any transfer taxes
required to be paid in connection with this transaction.   Each
of Buyer and Seller shall bear its own attorneys' fees.
13.  Prorations.  The following prorations shall be made between
Buyer and Seller as of the date of Closing:

          a.   Seller shall receive a credit for any ad valorem taxes,
     assessments,  maintenance costs or other costs and  expenses
     advanced by Seller (collectively the "Advances") which (i) are
     attributable  to the Closing Date and the period  subsequent
     thereto, (ii) are reimbursable to Landlord by Tenant pursuant to
     the Lease, but (iii) have not been received by Seller as of the
     Closing Date.  Seller agrees to remit to Buyer, within thirty
     (30) days of receipt of same, all reimbursements received from
     Tenant after the Closing Date for all such Advances that are
     credited to Seller at Closing.

          b.   All rent and additional rent under the Lease of the Property
     (together the "Rent") attributable to the period prior to the
     Closing  Date shall be the property of Seller, and all  Rent
     attributable  to the Closing Date and the period  subsequent
     thereto shall be the property of Buyer.  If Rent for the month in
     which the Closing Date occurs has been paid by Tenant to Seller
     prior to the Closing Date, then such rent shall be the property
     of Seller and Buyer shall receive a credit for all such Rent
     attributable  to the Closing Date and the period  subsequent
     thereto.  If Rent for the month in which the Closing Date occurs
     has not been paid by Tenant to Seller prior to the Closing Date,
     then such rent shall be the property of Buyer and Seller shall
     receive a credit for all such Rent attributable to the period
     prior to the Closing Date.  Any Rent prepaid or due and owing
     under the Prime Lease shall be prorated as of the Closing.  Buyer
     and Seller each agree to remit to the other, within thirty (30)
     days after receipt of same, all Rent received by them after the
     Closing Date which is defined as the property of the other party
     pursuant to the terms of this subparagraph, which obligation
     shall expressly survive Closing hereunder.

          c.   Ad valorem taxes and assessments for the year of closing
     hereunder  which are not payable by Tenant under  the  Lease
     (together the "Taxes") and which are attributable to the period
     prior to the Closing Date shall be the responsibility of Seller,
     and such Taxes which are attributable to the Closing Date and the
     period subsequent thereto shall be the responsibility of Buyer,
     and shall be prorated accordingly.

     14.  Commissions.  Buyer and Seller warrant and represent to each
other  that  the  sale  has not been brought  about  through  the
efforts of any broker.  Buyer and Seller agree that in the  event
of  a  breach of this warranty and representation, the  offending
party  shall indemnify and hold the non-offending party  harmless
with  respect  to  any  loss or claim for  brokerage  commission,
including  all  attorneys' fees and costs of  litigation  through
appellate  proceedings.  This paragraph shall  expressly  survive
the Closing under this Agreement.

     15.   Property Sold "As-Is".  The Property shall be sold and
conveyed by Seller and accepted by Buyer in its "as is, where is"
condition  with  all  faults, known  and  unknown,  expected  and
unexpected, without any warranty or representation whatsoever  on
the  part  of  Seller, express or implied, as to  its  condition,
classification, past or present use, or merchantability,  fitness
or   suitability  for  any  particular  purpose,   use,   design,
construction  or  development, including without  limitation  any
warranty or representation as to surface or subsurface condition,
hazardous  materials,  zoning, or the sufficiency,  accessibility
and  capacity  of  utilities  for Buyer's  intended  use  of  the
Property, it being agreed that all such risks are to be borne  by
Buyer and that Buyer is relying solely on its own inspection  and
investigation of the Property with respect thereto and not on any
statement,  representation or warranty made by Seller  or  anyone
acting  or  claiming  to  act  on behalf  of  Seller,  except  as
specifically otherwise set forth herein.



     16.  Representations and Warranties.

          a.   Each party warrants and represents the following to the
     other:

               (i)  It shall perform its duties and obligations under this
          Agreement in accordance with the terms and conditions of this
          Agreement.

            (ii) This Agreement constitutes the valid and binding obligation
          of each party, enforceable against each party in accordance with
          the Agreement's terms.  All actions required to be taken by each
          party to authorize it to enter into and carry out this Agreement
          have been, or prior to the date of closing hereunder shall be,
          duly and validly taken.

          b.   Seller warrants and represents to Buyer:

               (i)  Except for this Agreement, the Prime Lease, the Lease, and
          those matters disclosed in the materials delivered to Buyer
          pursuant to Section 4 hereof, it is not aware of any other
          agreements or leases with respect to the Property.
(ii) To the best of Seller's Knowledge the Lease and the Prime
Lease are in full force and effect; no event has occurred or
condition arisen which either constitutes, or would constitute
with the passage of time or giving of notice or both, a default
by Landlord or Tenant under the Lease or the Prime Lease;

               (iii)     The consummation of the transactions contemplated
          hereunder, and the performance of this Agreement and the delivery
          of the Assignment of Lease to Buyer, will not result in any
          breach of, or constitute a default under, any instrument to which
          Seller is a party or by which Seller may be bound or affected;

               (iv) Seller has full right, power, and authority to execute and
          deliver this Agreement and to consummate the purchase and sale
          transaction provided for herein without obtaining any further
          consents or approvals from, or the taking of any other actions
          with respect to, any third parties; and this Agreement, when
          executed and delivered by Seller and Buyer, will constitute the
          valid and binding agreement of Seller, enforceable against Seller
          in accordance with its terms;
(v)  There are no outstanding or unpaid claims, actions, or
causes of action related to any transaction or obligation entered
into or incurred by Seller with respect to the Property prior to
the date hereof;

           (vi) The Property has not been used by Seller for the storage or
          disposal of any hazardous or toxic substance as defined in any
          applicable state or federal law governing or relating to the
          environment;

            (vii)   Seller is not a "foreign person" (as defined in Section
          1445(f) (3) of the Internal Revenue Code and regulations issued
          thereunder); and
(viii)    To the best of Seller's Knowledge Seller has received
no written notice that, and has no actual knowledge of: (a) any
condition on or about the Property which would cause the Property
or any part thereof to be in violation of, or out of compliance
with, any building codes, zoning ordinances, health and safety
codes or other applicable rules, regulations or laws; (b) any
actions or proceedings pending, which would materially affect the
Property; (c) any litigation pending or threatened against or
relating to the Property; or (d) any pending investigation,
condemnation or proceeding of any kind which may have a material
adverse affect upon the Property.

Seller  hereby  agrees  that the truthfulness  of  each  of  said
representations and warranties and all other representations  and
warranties   herein  made  in  a  condition  precedent   to   the
performance by Buyer of Buyer's obligations hereunder;  and  that
the  said representations and warranties shall be true as of  the
date  hereof  and  on the Closing Date. Upon the  breach  of  any
thereof,  Buyer,  prior  to the Closing Date,  may  declare  this
Agreement  to be null and void, or Buyer may elect to close  this
sale.  If  Buyer elects to declare this Agreement null and  void,
neither  party  shall  have any rights or obligations  hereunder,
except that all Earnest Money herein paid, plus interest thereon,
shall  be  promptly refunded to Buyer.  "Seller's  Knowledge"  as
used herein shall mean the actual knowledge of Jay Bastian.

     Each representation and warranty of each party contained  in
this  Agreement shall be true and accurate as of the date  hereof
and  shall be deemed to have been made again at and as of Closing
and  shall then be true and accurate in all material respects and
shall survive Closing for a period of six (6) months.

     17.  Damage and Condemnation.  Seller shall notify Buyer upon the
occurrence of any damage, destruction, taking or threat of taking
affecting  the Property.  In the event of any material damage  to
or  material destruction of the Property, or any material portion
thereof,  or  in the event of any material taking  or  threat  of
material taking of the Property, or any material portion thereof,
by  exercise of the power of eminent domain, Buyer may elect  to:
(i)  terminate this Agreement by giving notice thereof to  Seller
within  ten (10) days of receipt of notice from Seller, whereupon
the  Earnest  Money  shall be promptly refunded  to  Buyer,  this
Agreement  shall  become null and void and the parties  shall  be
relieved of and released from any and all further rights, duties,
obligations  and  liabilities hereunder or  (ii)  consummate  the
purchase  of  the  Property, whereupon at  Closing  Seller  shall
assign  any  rights  to any insurance proceeds  or  condemnations
awards,  subject  to  the  rights of Tenant  and  obligations  of
Landlord  under the Lease.  Seller shall provide Buyer  with  all
information  received  by  Seller  regarding  any  such   damage,
destruction,  taking  or  threat of taking  which  is  reasonably
necessary or useful to Buyer in making the election between  such
alternative.

     18.  Default by Buyer; Seller's Remedies.  If the purchase and
sale  of  the Property is not consummated in accordance with  the
terms  and conditions of this Agreement due to default or  breach
on  the part of Buyer, Seller, at its election, may (i) terminate
this  Agreement by written notice to Buyer, whereupon the  Seller
may  seek all damages allowed by law or equity; (ii) avail itself
of the remedy of specific performance of this Agreement; or (iii)
terminate  this  Agreement and obtain as liquidated  damages  the
entire Earnest Money.

     19.  Default by Seller; Buyer's Remedies.  If the purchase and
sale  of  the Property is not consummated in accordance with  the
terms  and conditions of this Agreement due to default or  breach
on the part of Seller, then Buyer, at its election, may (i) avail
itself  of  the remedy of specific performance or (ii)  terminate
this  Agreement  and receive a refund of the  Earnest  Money  and
interest earned thereon as Buyer's sole and exclusive remedies.
20.  Release.  Buyer and Seller acknowledge that Buyer intends to
acquire the fee interest in the property located at 1016 N. Rte.
59, Aurora, Illinois which is subject to the Lease and the Prime
Lease.  In the event that Buyer or any affiliate of Buyer
acquires such fee interest, Buyer or such affiliate shall release
and hold Commercial Net Lease Realty, Inc. harmless from any
claim, liability or cost or arising out of any obligation or
liability of the Commercial Net Lease Realty, Inc. under Prime
Lease. This Paragraph shall survive the Closing of this
Agreement.
21.  Duties of Escrow Agent.  The duties of the Escrow Agent are
only as herein specifically provided, and Escrow Agent shall
incur no liability whatever except for willful misconduct or
gross negligence as long as the Escrow Agent has acted in good
faith.  The Seller and Buyer each release the Escrow Agent from
any act done or omitted to be done by the Escrow Agent in good
faith in the performance of its duties hereunder. Buyer and
Seller hereby authorize the payment of said Earnest Money, with
interest earned thereon, by the Escrow Agent in accordance with
the terms and provisions set forth in this Agreement.  In the
event, however, that in the discretion of the Escrow Agent there
exists some doubt as to how or under what circumstances the
Earnest Money or interest earned thereon shall be disbursed
hereunder, and the parties hereto are unable to agree and direct,
in writing, as to whom or under what circumstances the Escrow
Agent shall disburse the same, Escrow Agent shall be entitled to
interplead said Earnest Money and interest into the county
wherein the Property is situate, without further liability or
responsibility on its part. Costs, expenses and attorneys fees
associated with any such interpleader shall be deducted from the
amount of the Earnest Money and interest earned thereon.

     22.  Assignment.  Buyer may not assign its interest under this
Agreement without obtaining Seller's prior written consent, which
may be withheld at Seller's sole discretion.  Upon any assignment
by  Buyer  approved by Seller, Buyer shall not be entitled  to  a
release  or  substitution of the Earnest Money,  but  shall  seek
reimbursement  of  same  from Buyer's assignee.   Notwithstanding
anything contained in this paragraph to the contrary, Buyer shall
be  permitted, upon prior written notice to Seller not later than
five  (5)  days prior to the Closing Date, to assign its interest
under  this  Agreement to an entity which is  controlled  by,  or
under common control with, Buyer.

     23.   Notices.  Any notice, request, demand, tender or other
communication under this Agreement shall be in writing, and shall
be  deemed  to have been duly given at the time and on  the  date
when   personally  delivered,  or  upon  being  delivered  to   a
nationally  recognized commercial courier for next day  delivery,
to  the  address for each party set forth below, or upon delivery
if  deposited  in the United States Mail, Certified Mail,  Return
Receipt  Requested, with all postage prepaid, to the address  for
each  party  set  forth  below, or by  facsimile  with  proof  of
delivery  of same.  The time period in which a response  must  be
made,  or  action taken, by a party receiving such  communication
shall  commence  on  the date of actual receipt  by  such  party.
Rejection  or  other  refusal to accept or inability  to  deliver
because of changed address of which no notice was given shall  be
deemed  to  be  receipt of such communication.  By  giving  prior
notice  to all other parties, any party may designate a different
address  for  receiving notices.  Any notice to Seller  hereunder
shall  not be effective unless and until a copy thereof has  also
been  delivered in accordance with the foregoing requirements  to
Escrow Agent at the address set forth below.

Notices to Seller:       Commercial Net Lease Realty, Inc.
                         450 South Orange Avenue, Suite 900
                         Orlando, Florida 32801
                         Attention:  Jay Bastian
                         Telephone:  (407) 650-1144
                         Facsimile:   (407) 650-1146

With a copy to:          Lowndes, Drosdick, Doster, Kantor &
                         Reed, P.A.
                         450 South Orange Avenue, Suite 800
                         Orlando, Florida 32801
                         Attention:  David G. Byrnes, Jr.,
                         Esquire
                         Telephone:  (407) 843-4600
                         Facsimile:   (407) 843-4444

Notices to Buyer:        AEI Fund Management, Inc.
                         1300 Wells Fargo Place
                         30 East Seventh Street
                         St. Paul, Minnesota 55101
                         Attention: George J. Rerat
                         Telephone: (651) 227-7333
                         Facsimile: (651) 227-7705

With copy to:            Michael B. Daugherty
                         Attorney at Law
                         1300 Wells Fargo Place
                         30 East Seventh Street
                         Saint Paul, Minnesota 55101
                         Telephone:  (612) 720-0777
                         Facsimile:  (612) 677-3181


     24.  Governing Law and Binding Effect.  This Agreement shall be
governed  by  and construed and enforced in accordance  with  the
laws of the State of Illinois and shall be binding upon, inure to
the  benefit of, and be enforceable by the parties hereto as well
as  their  respective heirs, personal representatives, successors
and assigns.

     25.   Time of Essence.  Time shall be of the essence in  the
performance  of the terms and conditions of this  Agreement.   In
the event any time period specified in this Agreement expires  on
a  Saturday,  Sunday or bank holiday on which national  banks  in
Orlando,  Florida are closed for business, then the  time  period
shall  be  extended  so  as to expire on the  next  Business  Day
immediately succeeding such Saturday, Sunday or bank holiday.  As
used herein, the term "Business Day" means any day that is not  a
Saturday,  Sunday  or  bank holiday on which  national  banks  in
Orlando, Florida are closed for business.

     26.    Captions.   All  captions,  headings,  paragraph  and
subparagraph numbers and letters and other reference  numbers  or
letters  are solely for the purpose of facilitating reference  to
this  Agreement and shall not supplement, limit or otherwise vary
in  any  respect the text of this Agreement.  All  references  to
particular  paragraphs and subparagraphs by number refer  to  the
paragraph or subparagraph so numbered in this Agreement.

     27.   Entire Agreement.  This Agreement supersedes all prior
discussions and agreements between Seller and Buyer with  respect
to  the  purchase  and  sale  of the  Property.   This  Agreement
contains  the  sole and entire understanding between  Seller  and
Buyer  with  respect  to the transactions  contemplated  by  this
Agreement,  and all promises, inducements, offers, solicitations,
agreements,   representations  and  warranties  heretofore   made
between  the  parties  are  merged  into  this  Agreement.   This
Agreement shall not be modified or amended in any respect  except
by a written agreement executed by or on behalf of the parties to
this Agreement in the same manner as this Agreement is executed.
28.  Survival of Provisions.  The warranties, representations,
agreements, covenants and indemnities of the Seller and Buyer
provided for in this Agreement shall survive the Closing under or
termination of this Agreement only to the extent expressly
provided herein.

     29.   Validity.  In the event any term or provision of  this
Agreement is determined by the appropriate judicial authority  to
be  illegal or otherwise invalid, such provision shall  be  given
its  nearest  legal meaning or be construed or  deleted  as  such
authority  determines, and the remainder of this Agreement  shall
remain in full force and effect.

     30.  Attorney's Fees.  In the event of any litigation arising out
of  this Agreement, the party prevailing in obtaining the  relief
sought, in addition to all other sums that it may be entitled  to
recover,  shall be entitled to recover from the other  party  its
reasonable attorney's fees and expenses incurred as a  result  of
such  litigation.   This  Paragraph  shall  survive  Closing   or
termination of this Agreement.
31.  Effective Date.  This Agreement shall be effective on the
date that the last of both parties have executed this Agreement,
as evidenced by the date set forth beneath their signatures
hereinbelow (the "Effective Date").

     32.  Counterparts.  This Agreement may be executed in one or more
counterparts, all of which shall be considered one and  the  same
agreement, and shall become a binding agreement when one or  more
counterparts  have  been  signed  by  each  of  the  parties  and
delivered to the other party.

     33.  No Recordation.  Neither this Agreement nor any notice or
memorandum thereof shall be recorded in the public records of any
jurisdiction.

     34.  Subsequent Offers.  Notwithstanding anything else provided
in  this  Agreement, Seller will be entitled  to  accept  back-up
offers and back-up contracts contingent upon Buyer's rights under
this Agreement.

     35.  Confidentiality.  Buyer acknowledges that all Confidential
Information  is the confidential, proprietary, and commercial  or
financial trade secret information of Seller, and Buyer agrees to
hold  all  Confidential  Information in strict  confidence.   All
Confidential Information is and shall remain the sole property of
Seller  and may be used only for the purposes set forth  in  this
Agreement.   Buyer  agrees  that  Buyer  will  not  directly   or
indirectly    disclose,    duplicate,   reproduce,    distribute,
disseminate, transmit, discuss, or otherwise communicate,  either
verbally  or  in writing to any person or entity other  than  its
responsible   shareholders,   directors,   officers,   employees,
attorneys, accountants, consultants, agents, and other authorized
representatives   (collectively   "Authorized    Persons")    any
Confidential Information or documents or information derived from
Confidential  Information,  nor use  or  allow  the  use  of  any
Confidential Information for any purpose other than evaluating  a
possible purchase of the Property from Seller.  Prior to any such
disclosure   Buyer  shall  inform  the  Authorized   Persons   by
instruction,   agreement,  or  otherwise  that  the  Confidential
Information  is the confidential, proprietary, and  trade  secret
information  of  Seller  and may not be further  disseminated  to
other  persons  or entities without prior written consent,  which
must  be requested from, and may be given or withheld at the sole
discretion of, Seller.

     The  term  "Confidential  Information"  means  any  and  all
documents or information received directly or indirectly  at  any
time  by  Buyer, verbally or in writing, from Seller relating  to
Seller or the Property (the terms "Buyer" and "Seller" as used by
this   Section   shall  include  their  respective  subsidiaries,
affiliates,   shareholders,   directors,   officers,   employees,
attorneys,   accountants,   consultants,   agents,    or    other
representatives and their successors and assigns).

     36.  Strict Construction.  The rule of strict construction shall
not apply to this Agreement.  This Agreement has been prepared by
Seller and its professional advisors and reviewed and modified by
Buyer  and  its professional advisors.  Seller, Buyer, and  their
separate  advisors believe that this Agreement is the product  of
all of their efforts, that it expresses their agreement, and that
it should not be interpreted in favor of or against either Seller
or Buyer merely because of their efforts in preparing it.
37.  Tax Deferred Exchange.  Seller and Buyer agree to cooperate
with each other in effecting for the benefit of either party a
delayed like-kind exchange of real property pursuant to Section
1031 of the United States Internal Revenue Code and similar
provisions of applicable state law; provided that (i) neither
party shall be obligated to delay the closing hereunder and (ii)
neither party shall be obligated to execute any note, contract,
deed or other document not otherwise expressly provided for in
this Agreement providing for any personal liability, nor shall
either party be obligated to take title to any property other
than the Property as otherwise contemplated in this Agreement or
incur additional expense for the benefit of the other party.
Each party shall indemnify and hold the other harmless against
any liability which arises or is claimed to have arisen on
account of any exchange proceeding which is initiated on behalf
of the indemnifying party.


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The  parties have each caused this Real Estate Purchase  Contract
to  be  executed on their behalf as of the date set forth beneath
their respective signatures below.

                         "SELLER"

                         COMMERCIAL NET LEASE REALTY,
                         INC., a Maryland corporation


                         By:  /s/ Julian E Whitehurst
                         Name:    Julian E Whitehurst
                         Title:   Executive Vice President
                         Date:    11/18/05





                         "BUYER"

                         AEI INCOME & GROWTH FUND 25 LLC,
                         a Delaware limited liability company


                         By:  AEI Fund Management XXI, Inc.,
                              a   Minnesota  corporation,   its
                              Managing Member


                         By:    /s/ Robert P Johnson
                         Name:      Robert P Johnson
                         Title:     President
                         Date:      11/16/2005






EXHIBITS ATTACHED

Exhibit "A"    -    Legal Description of Property





                           EXHIBIT "A"

                        LEGAL DESCRIPTION

Lot 1 in Meridian Business Campus Phase 2 Unit 8, being a
subdivision in Section 16, Township 38 North, Range 9,
east of the third principal meridian, according to the
plat thereof recorded October 30, 1998 as Document No. R98-
226549, in DuPage County, Illinois.