FIRST AMENDMENT TO NET LEASE AGREEMENT



      THIS  AMENDMENT TO NET  LEASE AGREEMENT, made  and  entered
into  effective as of the 16th day of April, 1999, by and between
Net  Lease Income and Growth Fund 84-A Limited Partnership ("Fund
84-A")  and  AEI  Net  Lease Income and Growth  Fund  XX  Limited
Partnership ("Fund XX"), two Minnesota limited partnerships whose
corporate  general partners are Net Lease Management  84-A,  Inc.
and  AEI  Fund  Management XX, Inc. respectively  both  Minnesota
corporations, 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 Franklin County,  Columbus,
Ohio, and legally described in Exhibit "A", which is attached  to
the Lease(as defined below) and incorporated herein by reference;
and

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

      WHEREAS,  Lessee  and Lessor Fund 84-A and  Fund  XX   have
entered  into that certain Net Lease Agreement dated  August  11,
1998  (the "Lease") 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;

      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
April        ,  1999, plus the period commencing August 11,  1998
("Occupancy  Date") through April 30, 1999 with the  contemplated
initial term hereof ending on April 30, 2019.

     (B)  The first full Lease Year shall commence on the date of
this First Amendment and continue through April 30, 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
$349,434.11,  which amount shall be payable  in  advance  on  the
first  day  of  each  month  in  equal  monthly  installments  of
$11,647.80 to Fund 84-A, and $17,471.71 to Fund XX.  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 Deporian
                                   Its: Secretary & VP

Attest
/s/ Janice Lane
    Janice Lane
Print Name

Attest
/s/ Cheryl M Carver
    Cheryl M Carver
Print Name


STATE OF MASSACHUSETTS)
                    )SS.
COUNTY OF  ESSEX)

      The  foregoing instrument was acknowledged before  me  this
14tg day of  April, 1999, by Donna Deporian, as Secretary & VP of
Americana Dining Corp. on behalf of said company.

                    /s/ Donna M Luciano           [notary seal]
                         Notary Public



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                    LESSOR:   NET LEASE INCOME & GROWTH FUND 84-A
                              LIMITED PARTNERSHIP

                              By:  Net Lease Management 84-A, Inc.
Attest
/s/ Michael B Daugherty       By: /s/ Robert P Johnson
    Michael B Daugherty               Robert P. Johnson, President
Print Name


Attest
/s/ Barbara J Kochevar
    Barbara J Kochevar
Print Name



STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 16th
day  of April, 1999, by Robert P Johnson, the President of  Lease
Management  Fund  84-A, Inc., a Minnesota corporation,  corporate
general  partner of Net Lease Income & Growth Fund  84-A  Limited
Partnership, on behalf of said limited partnership.

                              /s/ Stacey R.E. Jones
                                   Notary Public

[notary seal]



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                    AEI NET LEASE INCOME AND GROWTH FUND XX
                    LIMITED PARTNERSHIP

                              By:  AEI Fund Management XX, Inc.
Attest
/s/ Michael B Daugherty       By: /s/ Robert P Johnson
    Michael B Daugherty               Robert P. Johnson, President
Print Name

Attest
/s/ Barbara J Kochevar
    Barbara J Kochevar
Print Name




STATE OF MINNESOTA  )
                              )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 16th
day  of  April, 1999, by Robert P Johnson, the President  of  AEI
Fund  Management  XX,  Inc., a Minnesota  corporation,  corporate
general  partner of AEI Net Lease Income & Growth Fund XX Limited
Partnership, on behalf of said limited partnership.


                         /s/ Stacey R. E. Jones

[notary seal]

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