ASSIGNMENT AND ASSUMPTION OF LEASE


     THIS  ASSIGNMENT AND ASSUMPTION OF LEASE (this "Assignment")
is  made and entered into as of the 3rd day of July, 2003, by and
between  NMA  Fort Wayne, LLC. ("Assignor"), and  AEI  Net  Lease
Income  &  Growth Fund XX Limited Partnership, and AEI Net  Lease
Income & Growth Fund XIX Limited Partnership ("Assignee").

                            RECITALS:

      A.    Assignor  and Assignee are parties  to  that  certain
Purchase  and Sale Agreement dated April 17, 2003 as it may  have
been  amended  (the "Agreement"), pursuant to which  Assignee  is
acquiring  from  Assignor  the real  property  and  improvements,
located  on  property more particularly described  on  EXHIBIT  A
attached hereto and incorporated herein by this reference.

     B.  Pursuant to the terms of the Agreement, Assignor desires
to sell, assign, convey, transfer and set  over to  Assignee  and
Assignee  desires  to assume all of Assignor's interest  in  that
certain  Net  Lease  Agreement dated  February  27,  2001    (the
"Lease"),   by  and  between  Assignor  and  Biaggis   Ristorante
Italiano,  LLC, as lessee (the "Lessee" or "Tenant"),  (including
all  rents prepaid for any period subsequent to the date of  this
Assignment), subject to the terms and conditions set forth below.

     C.  Assignor is the Landlord under the Lease with full right
and title to assign the Lease and the Rent to Assignee as provided
herein.  The Lease is valid, in full force and effect and has not
been  modified or amended.  So far as is known to Assignor, there
is  no  default  by Tenant under the Lease and no Rent  has  been
waived, anticipated, discounted, compromised or released.

      NOW,  THEREFORE,  for good and valuable consideration,  the
receipt and sufficiency of which are hereby acknowledged  by  the
parties, Assignor and Assignee hereby agree as follows:

      1    Assignor hereby irrevocably and unconditionally sells,
assigns,  conveys,  transfers and sets over  unto  Assignee,  its
heirs,  successors  and  assigns  as  of  the  date  hereof  (the
"Effective  Date"), all of Assignor's right, title  and  interest
in,  to  and  under: (i) the Lease, together  with  any  and  all
guaranties thereof, if any, (ii) any and all rents prepaid as  of
the Effective Date, held by Assignor in connection with the Lease
(the  "Rent")  and  (iii)  any and all  warranties  (whether  the
property  of Assignor or Tenant) covering all or any  portion  of
the  structure  or structures presently located upon  the  leased
premises.

     2.   Assignee hereby assumes and shall be liable for any and
all   liabilities,  claims,  obligations,  losses  and  expenses,
including  reasonable attorneys' fees arising in connection  with
the  Lease which are actually incurred, and which arise by virtue
of  acts  or  omissions occurring thereunder,  on  or  after  the
Effective  Date.  Assignor  shall  indemnify  and  hold  Assignee
harmless  from  any  and  all liabilities,  claims,  obligations,
losses and expenses, including reasonable attorneys' fees arising
in  connection  with the Lease which are actually  incurred,  and
which  arise by virtue of acts or omissions occurring thereunder,
prior  to the Effective Date.  Assignee shall indemnify and  hold
Assignor   harmless   from  any  and  all  liabilities,   claims,
obligations,  loss  and expenses, including reasonable  attorneys
fees,  arising  in connection with the Lease or as  a  result  of
Assignee's   failure  to  fulfill  the  landlord's   duties   and
obligations  accruing under the Lease on or after  the  Effective
Date.   Assignee shall be entitled to receive all income  arising
from the Lease from and after said Effective Date. Assignor shall
be  entitled to receive all income accruing from the Lease  prior
to the Effective Date.

      3.    Assignor  shall direct the tenant and  any  successor
tenant under the Lease to pay to Assignee the Rent and all  other
monetary obligations due or to become due under the Lease for the
period beginning on the Effective Date.

     4.   This Assignment shall be governed by and construed in
accordance with the laws of the state in which the Property is
located.

     5.   All  rights  and  obligations  of Assignee and Assignor
hereunder  shall  be  binding upon  and  inure  to the benefit of
Assignor, Assignee and the heirs,  successors and assigns of each
such party.

      6.    This  Assignment may be executed  in  any  number  of
counterparts, each of which shall be effective only upon delivery
and  thereafter  shall be deemed an original, and  all  of  which
shall  be  taken to be one and the same instrument, for the  same
effect  as  if  all parties hereto had signed the same  signature
page. Any signature page of this Assignment may be detached  from
any  counterpart of this Assignment without impairing  the  legal
effect  of any signatures thereon and may be attached to  another
counterpart of this Agreement identical in form hereto but having
attached to it one or more additional signature pages.

      7.    Whenever the context so requires in this  Assignment,
all  words  used in the singular shall be construed to have  been
used  in  the  plural  (and vice versa),  each  gender  shall  be
construed  to  include any other genders, and the  word  "person"
shall be construed to include a natural person, a corporation,  a
firm,  a partnership, a joint venture, a trust, an estate or  any
other entity.






             [Signatures are on the following page]

     IN WITNESS WHEREOF, Assignor and Assignee have executed this
Assignment and Assumption of Lease as of the day and year first
above written.


                   ASSIGNOR:
                         NMA Fort Wayne, LLC

                          By: /s/ Andrew Hochberg
                                  Andrew Hochberg, Managing Member


STATE OF ILLINOIS)
              ) ss.
COUNTY OF COOK)

      On this 26th day of June, 2003, before me, the undersigned,
a Notary Public in and for said State, personally appeared Andrew
Hochberg,  personally known to me to be the person  who  executed
the  within instrument as the Managing Member of NMA Fort  Wayne,
LLC.


                              /s/ Neta Pritzker
                                  Notary Public
                                                [notary seal]


ASSIGNEE:


          AEI NET LEASE INCOME & GROWTH FUND XX LIMITED
          PARTNERSHIP

          By:  AEI Fund Management XX, Inc.

               By: __________________________
                    Robert P. Johnson, President



IN WITNESS WHEREOF, Assignor and Assignee have executed this
Assignment and Assumption of Lease as of the day and year first
above written.


          ASSIGNOR:
                         NMA Fort Wayne, LLC

               By:_________________________________________
                                   [Print Name of Signatory]
               Its:

               By:_________________________________________
                                   [Print Name of Signatory]

               Its:________________________________________




STATE OF __________)
                ) ss.
COUNTY OF ________)

      On  this  ____  day  of  ________,  2003,  before  me,  the
undersigned,  a  Notary Public in and for said State,  personally
appeared ____________________, personally known to me to  be  the
person  who  executed the within instrument as  the  ________  of
______________,  a  ___________ corporation, on  behalf  of  said
corporation as Managing Member of  NMA Fort Wayne, LLC.



                                           Notary Public



ASSIGNEE:


          AEI NET LEASE INCOME & GROWTH FUND XX LIMITED
          PARTNERSHIP

          By:  AEI Fund Management XX, Inc.

               By: /s/ Robert P. Johnson
                       Robert P. Johnson, President


STATE OF MINNESOTA)
                ) ss.
COUNTY OF RAMSEY )

      On this 24th day of June, 2003, before me, the undersigned,
a  Notary  Public  in  and  for said State,  personally  appeared
Robert  P. Johnson,  personally known to me to be the person  who
executed  the within instrument as the President   of   AEI  Fund
Management XX, Inc., a Minnesota corporation, on behalf  of  said
corporation,  as  general partner of   AEI  NET  LEASE  INCOME  &
GROWTH FUND XX LIMITED PARTNERSHIP.

                              /s/ Michael B. Daugherty
                                  Notary Public
                                                      [notary seal]


          AEI   NET  LEASE  INCOME  &  GROWTH  FUND  XIX  LIMITED
          PARTNERSHIP

          By:  AEI Fund Management XIX, Inc.

               By: /s/ Robert P. Johnson
                       Robert P. Johnson, President

STATE OF MINNESOTA)
                 ) ss.
COUNTY OF RAMSEY)

On  this  24th  day of June, 2003, before me, the undersigned,  a
Notary  Public in and for said State, personally appeared  Robert
P.  Johnson, personally known to me to be the person who executed
the  within  instrument as the President  of  AEI Fund Management
XIX,   Inc.,   a  Minnesota  corporation,  on  behalf   of   said
corporation, as general partner of  AEI NET LEASE INCOME & GROWTH
FUND XIX LIMITED PARTNERSHIP.

                              /s/ Michael B. Daugherty
                                  Notary Pub
                                                      [notary seal]




        EXHIBIT A TO ASSIGNMENT AND ASSUMPTION OF LEASE

                    DESCRIPTION OF PROPERTY



                        LEGAL DESCRIPTION
                            PARCEL 7

A  TRACT  OF  LAND LYING SOUTHERLY OF THE SOUTHERLY  RIGHT-OF-WAY LINE
OF  ILLINOIS  ROAD, LYING NORTHERLY OF THE NORTHERLY RIGHT-OF-WAY LINE
OF  JEFFERSON BOULEVARD, ALSO KNOWN AS U. S. HIGHWAY NO. 24,  AND LYING
EASTERLY OF THE WESTERLY LINE OF A PARCEL OF LAND AS DESCRIBED IN
DOCUMENT 91-055566, RECORDS OF ALLEN COUNTY, INDIANA ALL  LOCATED IN
SECTION  8,  TOWNSHIP 30 NORTH, RANGE 12 EAST OF  THE  2ND  P.M., ALLEN
COUNTY, INDIANA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING  AT  A  POINT ON THE SOUTHERLY  RIGHT-OF-WAY  LINE  OF ILLINOIS
ROAD,  SAID  POINT BEING 75 FEET SOUTH OF THE NORTH LINE  OF  LOT NUMBER
12  IN EDSALL'S SUBDIVISION OF LaGRO RESERVE IN SAID SECTION  AND 159.99
FEET  EAST  OF  THE WEST LINE OF SAID LOT NUMBER  12;  THENCE  ON ASSUMED
BEARING OF NORTH 90 DEGREES 00 MINUTES 00 SECONDS EAST ALONG SAID
SOUTHERLY  RIGHT-OF-WAY LINE A DISTANCE OF  491.28  FEET;  THENCE AROUND
A  CURVE IN A CLOCKWISE DIRECTION, ALONG SAID SOUTHERLY RIGHT-OF- WAY
LINE,  HAVING A RADIUS OF 2789.93 FEET, AN ARC LENGTH OF  1048.80 FEET, A
DELTA  ANGLE OF 21 DEGREES 32 MINUTES 20 SECONDS, A CHORD BEARING OF
SOUTH 79 DEGREES 13 MINUTES 50 SECONDS EAST AND A CHORD LENGTH OF
1042.64 FEET; THENCE SOUTH 63 DEGREES 26 MINUTES 20 SECONDS  EAST ALONG
SAID SOUTHERLY RIGHT-OF-WAY LINE A DISTANCE OF 68.40 FEET; THENCE
AROUND A CURVE IN A CLOCKWISE DIRECTION, ALONG SAID SOUTHERLY
RIGHT-OF-WAY LINE, HAVING A RADIUS OF 2789.93 FEET, AN ARC LENGTH OF
515.50 FEET, A DELTA ANGLE OF 10 DEGREES 35 MINUTES 12 SECONDS, A CHORD
BEARING  OF  SOUTH 61 DEGREES 45 MINUTES 34 SECONDS  EAST  AND  A CHORD
LENGTH  OF  514.77 FEET; THENCE SOUTH 49 DEGREES  13  MINUTES  20 SECONDS
EAST  ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE A DISTANCE OF 158.80 FEET;
THENCE SOUTH 53 DEGREES 05 MINUTES 20 SECONDS EAST ALONG SAID
SOUTHERLY  RIGHT-OF-WAY LINE A DISTANCE OF  387.00  FEET;  THENCE SOUTH 02
DEGREES 45 MINUTES 20 SECONDS EAST ALONG SAID SOUTHERLY RIGHT-OF-
WAY LINE A DISTANCE OF 21.88 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH 02 DEGREES 45 MINUTES 20 SECONDS EAST, ALONG THE
NORTHERLY RIGHT-OF-WAY LINE OF WEST JEFFERSON BOULEVARD, A
DISTANCE  OF  24.12 FEET; THENCE SOUTH 47 DEGREES 43  MINUTES  40 SECONDS
WEST,  ALONG  SAID  NORTHERLY RIGHT-OF-WAY LINE,  A  DISTANCE  OF 343.30
FEET;  THENCE  NORTH  34  DEGREES 26 MINUTES18  SECONDS  WEST,  A DISTANCE
OF  221.26  FEET; THENCE NORTH 02 DEGREES 45 MINUTES  20  SECONDS WEST, A
DISTANCE  OF  54.28 FEET; THENCE NORTH 87 DEGREES 14  MINUTES  40 SECONDS
EAST A DISTANCE OF 381.04 FEET TO THE TRUE POINT OF BEGINNING.
SAID TRACT CONTAINS A CALCULATED AREA OF 52,559.93 SQUARE FEET OR
1.21 ACRES MORE OR LESS.