FIRST AMENDMENT TO NET LEASE AGREEMENT



      THIS  AMENDMENT TO NET  LEASE AGREEMENT, made  and  entered
into  effective  as  of  the 27th day of January,  1999,  by  and
between  AEI  Income  & Growth Fund XXII Limited  Partnership,  a
Minnesota limited partnership whose corporate general partner  is
AEI  Fund  Management XXI, Inc., a Minnesota  corporation  (AFund
XXII@);  AEI  Income  &  Growth Fund XXI Limited  Partnership,  a
Minnesota limited partnership whose corporate general partner  is
AEI  Fund  Management XXI, Inc., a Minnesota  corporation  ("Fund
XXI");  AEI  Real  Estate  Fund  XVIII  Limited  Partnership,   a
Minnesota limited partnership whose corporate general partner  is
AEI  Fund Management XVIII, Inc., a Minnesota corporation  ("Fund
XVIII");  and  AEI Real Estate Fund XVII Limited  Partnership,  a
Minnesota limited partnership whose corporate general partner  is
AEI  Fund  Management XVII, Inc., a Minnesota corporation  ("Fund
XVII"), all of whose principal business address is 1300 Minnesota
World  Trade Center, 30 East Seventh Street, St. Paul,  Minnesota
55101  (hereinafter collectively referred to  as  "Lessor"),  and
Americana  Dining  Corp. (hereinafter referred to  as  "Lessee"),
whose  principal  business address is  One  Corporate  Place,  55
Ferncroft Road, Danvers, MA 01923;

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and  improvements located at Washington Village  Drive,
Dayton,  Ohio,  and legally described in Exhibit  "A",  which  is
attached hereto and incorporated herein by reference; and

       WHEREAS,   Lessee   has  constructed  the   building   and
improvements  (together  the "Building")  on  the  real  property
described  in  Exhibit "A", which Building is  described  in  the
plans and specifications heretofore submitted to Lessor; and

      WHEREAS, Lessee and Lessor Fund XXII have entered into that
certain  Net  Lease Agreement dated  June 29, 1998 (the  ALease@)
providing for the lease of said real property and Building  (said
real property and Building hereinafter referred to as the "Leased
Premises"),  from  Lessor upon the terms and  conditions  therein
provided in the Lease;

      Whereas, effective as of August 27, 1998, Lessor Fund  XXII
transferred for good value: a 25% undivided interest as tenant in
common  in the Leased Premises and the Lease to Fund XXI;  a  38%
undivided   interest as tenant in common in the  Leased  Premises
and  the  Lease  to Fund XVIII; and a 14% undivided  interest  as
tenant  in  common in the Leased Premises and the Lease  to  Fund
XVII.


      NOW,  THEREFORE,  in  consideration of  the  Rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid, kept, and performed by Lessee, including the completion  of
the  Building  and  other  improvements constituting  the  Leased
Premises, Lessee and Lessor do hereby agree to amend the Lease as
follows:


1.    Article 2(A) and (B) of the Lease shall henceforth read  as
follows:



ARTICLE 2.     TERM

      (A)   The term of this Lease ("Term") shall be Twenty  (20)
consecutive  "Lease  Years", as hereinafter  defined,  commencing
January  27th,  1999, plus the period commencing  June  29,  1998
("Occupancy Date") through January 31, 1999 with the contemplated
initial term hereof ending on January 31, 2019.

     (B)  The first full Lease Year shall commence on the date of
this First Amendment and continue through January 31, 2000.


2.   Article 4(A) of the Lease shall henceforth read as follows:

ARTICLE 4.  RENT PAYMENTS

      (A)   Annual  Rent Payable for the first and  second  Lease
Years:   Lessee  shall  pay to Lessor  an  annual  Base  Rent  of
$405,460.65,  which amount shall be payable  in  advance  on  the
first  day  of  each  month  in  equal  monthly  installments  of
$7,771.33 to Fund XXII, $8,447.10 to Fund XXI, $12,839.59 to Fund
XVIII,  and  $ 4,730.37 to Fund XVII.  If the first  day  of  the
first full Lease Year of the Lease Term is not the first day of a
calendar  month, then the monthly Rent payable for  that  partial
month   shall  be  a  prorated  portion  of  the  equal   monthly
installment of Base Rent.

Article  35 is hereby deleted in its entirety; Lessor and  Lessee
agree  that  the  referenced Development Financing  Agreement  is
terminated  in  accordance with its terms.  All other  terms  and
conditions of the Lease shall remain in full force and effect.

Lessee  has  accepted  delivery of the Leased  Premises  and  has
entered into occupancy thereof.


Lessee has fully inspected the Premises and found the same to  be
as  required  by  the Lease, in good order and  repair,  and  all
conditions  under the Lease to be performed by  the  Lessor  have
been satisfied.

As  of  this date, the Lessor is not in default under any of  the
terms, conditions, provisions or agreements of the Lease and  the
undersigned has no offsets, claims or defenses against the Lessor
with respect to the Lease.

This Agreement may be executed in multiple counterparts, each  of
which  shall  be  deemed  an original  and  all  of  which  shall
constitute one and the same instrument.
IN  WITNESS  WHEREOF, Lessor and Lessee have respectively  signed
and sealed this Lease as of the day and year first above written.


                     LESSEE:  Americana Dining Corp.,

                              By: /s/ Donna Depoian
                              Its: Secretary

Attest
/s/ Muriel Smith
    Muriel Smith
Print Name

Attest
/s/ Cheryl N. Carver
    Cheryl N Carver
Print Name


STATE OF MASSACHUSETTS)
                    )SS.
COUNTY OF ESSEX)

      The  foregoing instrument was acknowledged before  me  this
25th  day  of  January  1999, by Donna  Depoian,  as  Sectray  of
Americana Dining Corp. on behalf of said company.

                     /S/ Donna M Luciano

                         Notary Public          [notary seal]


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                    LESSOR:   AEI INCOME & GROWTH FUND XXII
                              LIMITED PARTNERSHIP

                         By:  AEI Fund Management XXI, Inc.
Attest
/s/ Rick J Vitale        By: /s/ Robert P Johnson
    Rick J Vitale                Robert P. Johnson, President
Print Name


Attest
/s/ Stacey R.E. Jones
    Stacey R.E. Jones
Print Name



STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 26th
day  of January, 1999, by Robert P Johnson , the President of AEI
Fund  Management  XXI,  Inc., a Minnesota corporation,  corporate
general  partner  of  AEI  Income  &  Growth  Fund  XXII  Limited
Partnership, on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                              Notary Public

[notary seal]


[Remainder of page intentionally left blank]


                    AEI INCOME & GROWTH FUND XXI
                    LIMITED PARTNERSHIP

                         By:  AEI Fund Management XXI, Inc.
Attest
/s/ Rick J Vitale        By: /s/ Robert P Johnson
    Rick J Vitale                Robert P. Johnson, President
Print Name

Attest
/s/ Stacey R.E. Jones
    Stacey R.E. Jones
Print Name




STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 26th
day  of January, 1999, by Robert P Johnson , the President of AEI
Fund  Management  XXI,  Inc., a Minnesota corporation,  corporate
general   partner  of  AEI  Income  &  Growth  Fund  XXI  Limited
Partnership, on behalf of said limited partnership.





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                    AEI REAL ESTATE FUND XVIII
                    LIMITED PARTNERSHIP

                         By:  AEI Fund Management XVIII, Inc.
Attest
/s/ Rick J Vitale        By: /s/Robert P Johnson
    Rick J Vitale               Robert P. Johnson, President
Print Name

Attest
/s/ Stacey R.E. Jones
    Stacey R.E. Jones
Print Name




STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 26th
day  of January, 1999, by Robert P Johnson , the President of AEI
Fund  Management XVIII, Inc., a Minnesota corporation,  corporate
general   partner   of  AEI  Real  Estate  Fund   XVIII   Limited
Partnership, on behalf of said limited partnership.

                              /s/ Barbars J Kochevar
                                  Notary Public





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                    AEI REAL ESTATE FUND XVII
                    LIMITED PARTNERSHIP

                         By:  AEI Fund Management XVII, Inc.
Attest
/s/ Rick J Vitale        By: /s/ Robert P Johnson
    Rick J Vitale                Robert P. Johnson, President
Print Name

Attest
/s/ Stacey R.E. Jones
    Stacey R.E. Jones
Print Name




STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 26th
day  of January, 1999, by Robert P Johnson , the President of AEI
Fund  Management  XVII, Inc., a Minnesota corporation,  corporate
general partner of AEI Real Estate Fund XVII Limited Partnership,
on behalf of said limited partnership.

                              /s/ Barbara J Kochevar
                                  Notary Public





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LAWYERS TITLE INSURANCE CORPORATION


                              EXHIBIT A           2507DC

                                                  MF 94-676-303


Situate  in the Township of Washington, County of Montgomery  and
State  of  Ohio  and  being Lot Numbered Twelve  (12)  Washington
Village  Park, Section 12, as recorded in Plat Book 155, page  50
of the plat records of Montgomery County, Ohio ("Lot 12").

Together  with  a perpetual, nonexclusive easement for  vehicular
ingress and egress on, over and across a certain 1.061 acre area,
more  or  less  known  as Lot Numbered Thirteen  (13)  Washington
Village Pare, Section Twelve, as recorded in Plat Book 156,  Page
50  of the Plat Records of Montgomery County, Ohio ("Lot 13"),  a
private  roadway presently known as Jdrexel Park  Lane  ("Roadway
Easement  Area"),  to  provde  ingress  and  egress  between  the
Premises  and  the public roadways presently know  as  Washington
Village Drive and Lyons Road.