Document:

15

                       PURCHASE AGREEMENT

     1.   PARTIES.  This Purchase Agreement is made this 12th day
of  June 2000 by and between  AEI Net Lease Income & Growth  Fund
XIX  Limited Partnership, AEI Net Lease Income & Growth  Fund  XX
Limited  Partnership, and AEI Income & Growth  Fund  XXI  Limited
Partnership,   a   Minnesota  Limited  Partnership,   hereinafter
"Seller"  (whether  one or more), and MAH Properties  LLC  and/or
assigns,   a  Minnesota  Limited  Liability  Company  hereinafter
"Purchaser", for the sale and purchase of the property  described
in the following paragraph.

     2.    PROPERTY.   Seller hereby sells and  Purchaser  hereby
buys  real  property located in Dakota County, Minnesota  legally
described as follows:

     Lot  Two  (2),  Block  One (1), Apple Valley  Retail  Second
     Addition, City of Apple Valley, County of Dakota,  State  of
     Minnesota.

     The  property  sold  hereunder shall include  all  fixtures,
machinery, equipment, appliances and personal property  owned  by
Seller  and  located in, on or about the above real property  and
used  or intended to be used with or in connection with the  use,
operation or enjoyment.

     3.     PURCHASE  PRICE.   The  property  described  in   the
preceding paragraph is hereby sold to the Purchaser for  the  sum
of  Two  Million Five Hundred Thousand and No/100 ($2,500,000.00)
Dollars  which  the  Purchaser agrees to  pay  in  the  following
manner:

     $25,000.00  earnest  money, by check, receipt  of  which  is
     hereby acknowledged.  Earnest money paid hereunder shall  be
     deposited  in  an  interest bearing  account  at  Commercial
     Partners  Title,  LLC,  upon execution  by  Seller  of  this
     Purchase  Agreement.  All interest upon  the  earnest  money
     shall be credited to the Purchaser unless such earnest money
     shall  be  forfeited  to the Seller in accordance  with  the
     terms  of  this  Purchase  Agreement,  in  which  event  the
     interest shall be credited to and received by the Seller.

     $2,475,000.00, cash, at the time of closing.

     4.     PERMITTED   ENCUMBRANCES.   Upon   and   subject   to
performance by Purchaser, the Seller shall execute and deliver to
Purchaser  on  the  date  of  closing  a  Limited  Warranty  Deed
conveying marketable title to said property subject only  to  the
following:

          a.    Reservations of minerals or mineral rights by the
     State of Minnesota, if any.

          b.     Building,  zoning  and  subdivision   laws   and
     regulations.

          c.   The lien of real estate taxes which are payable by
               Purchaser hereunder.

          d.   Restrictions relating to use or improvement of the
     premises  which do not conflict with present use or  contain
     effective forfeiture provision.

          e.    Utility  and  drainage  easements  which  do  not
     interfere with present improvements.

     All  of  the above exceptions may hereafter collectively  be
referred to as "Permitted Encumbrances".

     5.     SELLER'S  PERFORMANCE.   Subject  to  performance  by
Purchaser,  Seller  shall execute and deliver  to  Purchaser  the
following at closing:

          a.    A  Limited Warranty Deed, in recordable form,  as
     aforesaid.

          b.    A  Bill  of  Sale  conveying and  warranting  the
     personal property to Purchaser free of any liens.

          c.    An  Affidavit  attesting that,  on  the  date  of
     closing, there are no unsatisfied outstanding judgments, tax
     liens or bankruptcies against or involving the Seller;  that
     there   has  been  no  lienable  skill,  labor  or  material
     furnished  to  the  property;  that  there  are   no   other
     unrecorded  interests in the property of any kind  of  which
     Seller  is  aware  and  any  other  standard  form  Seller's
     Affidavit which may reasonably be required for Purchaser.

          d.    An  assignment of leases, service and maintenance
     contracts,  permits  and  licenses and  any  warranties  and
     guarantees  relating to the real or personal property  being
     acquired.

          e.    Certificate of Occupancy, if applicable, or other
     evidence   issued  by  the  appropriate  governmental   body
     evidencing and authorizing the use of the real property  for
     the purposes for which presently used.

          f.    All  keys  and security system codes required  to
     afford Purchaser access to the property.

          g.    All  other documents necessary or appropriate  to
     complete  the  transaction contemplated  by  this  Agreement
     agreed upon by the parties and their respective counsel.

          h.   Receipt of documents satisfactory to the Purchaser
     terminating  any  existing management and service  contracts
     effective as of the date of closing.

          i.    Certification by the Seller as to the location of
     any  above-ground or underground tanks located in  or  about
     the  property and evidence of the fact that said tanks  have
     been  removed  or  have been filled in accordance  with  the
     specifications   of  the  MPCA  or  such   other   governing
     regulatory body.

          j.     All   unrecorded   instruments,   contracts   or
     conveyances   required   to   perfect   or   evidence    the
     marketability   of  Seller's  title  to  the   property   in
     recordable form.

          k.   All security deposits in Seller's possession.

     6.   BUYER'S PERFORMANCE.  Subject to performance by Seller,
Purchaser shall deliver to Seller the following at closing:

          a.   Subject to closing prorations, all sums payable by
     Purchaser  at  closing under Paragraph 3  of  this  Purchase
     Agreement  in cash or by certified or cashier's check,  bank
     money order, wire transfer or title company check.

          b.    Such other and further documents, instruments and
     certificates, not inconsistent with the provisions  of  this
     agreement,   executed  by  Purchaser   that   Seller   shall
     reasonably require to carry out and effectuate the  purposes
     and terms of this Agreement.

     7.   RECORDING COSTS.  Seller shall pay the deed tax imposed
upon  the transfer of the property to Purchaser and the  cost  of
recording   any  instruments,  conveyances  or  other   documents
required  to  perfect or evidence the marketability  of  Seller's
title  to  the  property.  Purchaser shall pay for recording  the
Warranty  Deed to be executed and delivered by Seller under  this
Agreement.

     8.   SPECIAL ASSESSMENTS.  All special assessments levied or
pending as of the date of closing shall be paid by Seller.

     9.    REAL ESTATE TAX PRORATION.  Seller shall pay all taxes
due  in  the  year 1999 and prior years.  Taxes payable  in  2000
shall be paid prorated as of the date of closing on a daily basis
based upon the calendar year.

     10.  HAZARDOUS SUBSTANCES.

          a.      SELLER'S   REPRESENTATIONS,   WARRANTIES    AND
     COVENANTS.   Seller represents, warrants and  covenants  the
     following:

               (1)   To  the  best  of  Seller's  knowledge,  the
          Property  does not presently contain and is  free  from
          all  hazardous  substances  and/or  wastes,  toxic  and
          nontoxic pollutants and contaminants, including but not
          limited  to petroleum products and asbestos ("Hazardous
          Substances").

               (2)   To  the  best  of  Seller's  knowledge,  the
          Property has not in the past been used for the storage,
          manufacture or sale of Hazardous Substances or for  any
          activity involving Hazardous Substances.

               (3)   To the best of Seller's knowledge and except
          as disclosed in the Assessment, no Hazardous Substances
          are located in the vicinity of the Property.

               (4)   Seller shall not store, manufacture, use  or
          sell  any  Hazardous Substances on or in  the  Property
          prior to closing.

               (5)   Seller has not transported, or caused to  be
          transported, any Hazardous Substances to  or  from  the
          Property.

               (6)   Seller has not received and is not aware  of
          any  notification  from any federal, state,  county  or
          city   agency   or  authority  relating  to   Hazardous
          Substances on or in the Property.

               (7)   To  the  best  of  Seller's  knowledge,   no
          underground  or  aboveground storage tanks  have  every
          been or are located under or on the Property.

          b.    SELLER'S  INDEMNITY.  Seller shall indemnify  and
     hold harmless Purchaser, its successors and assigns from and
     against  any  and  all liability arising from  any  and  all
     claims, demands, litigation or governmental action involving
     any of the following:

               (1)  Any breach of the representations, warranties
          and covenants in this Agreement.

          Without limiting the generality of the foregoing,  this
     indemnification  shall specifically cover fines,  penalties,
     sums  paid in settlement of claims or litigation,  fees  for
     attorneys,  consultants  and  experts  (to  be  selected  by
     Purchaser)  and costs for investigation, clean-up,  testing,
     removal and restoration.

     11.   SELLER'S WARRANTIES.  Seller covenants and  makes  the
     following  warranties to Purchaser to the best  of  Seller's
     knowledge.

          a.   That all plumbing, electrical, mechanical and HVAC
     systems serving the real property and its improvements shall
     be in proper working order as of the date of closing.

          b.    That  Seller has received no notice of violations
     relating  to  the  property from any city,  state  or  other
     governmental  agency or authority and believes the  property
     to be in compliance with the Uniform Fire Code.

          c.    There are no unrecorded interests in or rights to
     possession  of the property except the rights of tenants  in
     possession as tenants only.

          d.    That  all leases, service, supply, management  or
     commission  agreements and any agreements  with  tenants  or
     third  parties  regarding  the property  that  will  survive
     closing,  including  a  written summary  of  any  such  oral
     agreements, has been or will be provided to Purchaser within
     five   (5)  days  after  full  execution  of  this  Purchase
     Agreement.

          e.   That all permit and licensing fees due and payable
     prior  to the date of closing shall have been paid  to  said
     date.

          f.     That  no  suit,  action,  arbitration  or  other
     proceeding or investigation is pending or threatened against
     or affecting Seller or the property.

          g.    That all figures, documents and other information
     relating to the property supplied to Purchaser by Seller (to
     the  best of Seller's knowledge as to the data furnished  by
     third parties)  are true, accurate and complete and that all
     information  shall  be  updated  (except  data  from   third
     parties) and correct as of the closing date.

          h.     To   the   best  of  Seller's  knowledge,    all
     improvements  upon the property are located entirely  within
     the  boundary  lines  of  the property  and  any  applicable
     setbacks.

          i.    That  all  personal property of  the  Seller  not
     included under the terms of this Purchase Agreement and  all
     debris  shall  be  removed  from the  property  at  Seller's
     expense prior to closing.

          j.   Seller shall enter into no new leases without the Buyer's
               prior written consent.

     Seller's  covenants  shall  survive  the  closing   of   the
transaction  and  execution and delivery of  instruments  by  the
parties.    Seller  hereby  covenants  and  agrees  to  indemnify
Purchaser  with  respect  to  all  loss  or  damage  suffered  by
Purchaser  caused or arising due to breach of the  warranties  of
Seller contained in this Purchase Agreement.

     12.   SURVIVAL OF CLOSING.  All representations, warranties,
agreements  and  indemnities contained in  this  Agreement  shall
survive the closing for one year.

     13.    SURVEY.    Purchaser  shall  forthwith   obtain,   at
Purchaser's expense, an accurate survey of the property certified
to  Purchaser  and any lender and/or title company designated  by
Purchaser  as  of  a current date prepared by a  Registered  Land
Surveyor acceptable to Purchaser and conforming to ALTA standards
showing   access,  the  location  of  all  easements,  buildings,
improvements   and   encroachments,  utilities   and   applicable
setbacks,  together with the legal description.  Purchaser  shall
have  the  right to make written objections to title  based  upon
said  survey  within  5  days  after delivery  thereof  from  the
Surveyor.   Any  objection to title based upon  survey  shall  be
treated in the same manner as objections to title based upon  the
Abstract of Title or Registered Property Abstract to be delivered
pursuant to this Purchase Agreement.  If Purchaser does raise any
objections  to title based on the survey, Purchaser shall  supply
to Seller a copy of  the survey along with the objection.

     14.    EXAMINATION  OF  TITLE  AND  PERMITTED  ENCUMBRANCES.
Seller shall, as soon hereafter as reasonably possible and in  no
event  later  than 25 days after execution of this  agreement  by
Seller,  furnish  an  Abstract of Title  or  Registered  Property
Abstract  covering the property, certified to date and  including
proper  searches  covering bankruptcies  and  state  and  federal
judgments  and liens.  Purchaser shall be allowed 10  days  after
receipt  thereof for examination of said title and the making  of
any   objections   thereto.   Objections  to   title,   including
objections based upon examination of survey or regarding security
interest  in  personal property, shall be made in writing  within
the  time  herein  limited or shall be deemed to  be  waived  and
Purchaser  shall be obligated to accept such title as Seller  may
be  able  to  convey,  without reduction of the  purchase  price,
credit  or allowance against the same without any other liability
on the part of the Seller.  This waiver shall survive the closing
of the transaction and delivery of documents provided for by this
Purchase Agreement.

     If  any  objection to marketability of title is made, Seller
shall be allowed 120 days to make such title marketable.  Pending
correction of title, the closing and payments required  hereunder
shall be postponed.  Upon correction of title and within 10  days
after written notice to Purchaser, the parties shall perform this
Agreement according to its terms.

     If  said title is not marketable and is not made within  120
days  from  the  date  of  written  objection  thereto  as  above
provided, this Agreement shall be null and void at option of  the
Purchaser  and neither Seller nor Purchaser shall be  liable  for
damages  hereunder.  The sole obligation of Seller in such  event
shall  be to refund to Purchaser all monies theretofore  paid  by
Purchaser.  Purchaser may, however, accept such title  as  Seller
may be able to convey without reduction of the purchase price  or
any  other  credit or allowance against the same and without  any
other  liability  on the part of the Seller.   Acceptance  of  an
instrument of conveyance by Purchaser shall be deemed to be  full
performance and discharge of every covenant and agreement on  the
part  of  the  Seller  performed under this  Agreement  with  the
exception  of  such warranties and covenants as are  specifically
hereinabove identified as surviving the closing.

     15.   REMEDIES.  If the title to the property is to be found
marketable  or  be  made marketable within the time  limited  and
Purchaser shall default in any of the agreements contained herein
and  continue  in  default for a period of 10  days,  Seller  may
terminate this contract and, upon such termination, all  payments
made  by  Purchaser  under this Agreement shall  be  retained  by
Seller as liquidated damages, time being of the essence hereof.

     Nothing  herein shall deprive either Seller or Purchaser  of
the  right  of  enforcing this Agreement by specific  performance
provided  such actions shall be commenced within 6  months  after
such  right  of  action shall arise and provided  this  Agreement
shall not be previously terminated as aforesaid.

     16.  CONTINGENCIES AND CONDITIONS PRECEDENT.  This Agreement
shall  be  subject to the following contingencies  or  conditions
precedent:

          a.    DOCUMENT DELIVERY AND REVIEW CONTINGENCY.  Within
     five   (5)  days  after  full  execution  of  this  Purchase
     Agreement,  Seller shall provide to Purchaser the  following
     document and information:
               (1)   Copies  of building plans and specifications
          and   a   survey   of  the  property  showing   present
          improvements  to the extent that the same  are  in  the
          Seller's possession or available to Seller.

               (2)    Copies  of  any  warranties  or  guarantees
          relating  to  the property or any fixtures or  personal
          property located thereon.

               (3)   Copies of any written notices received  from
          any  governmental agency or authority relating  to  the
          property.

               (4)   Copies  of  present leases relating  to  the
          property   and  any  addenda,  agreements  or  material
          correspondence with tenants or other relative thereto.

               (5)   Copies of present rent rolls and  an  income
          and  expense statement relating to the operation of the
          property for 1999 and current 2000.

               (6)    Copies   of  all  management  and   service
          contracts  relating to the operation  of  the  property
          that shall survive closing.

               (7)  Lists of all personal property located on the
          premises.

               Purchaser may terminate this Agreement as his sole
          discretion   within   thirty   (30)   days    following
          Purchaser's receipt of all of the documents referred to
          in  subparagraphs (1), (3), (4), (5)  and  (6)  and  in
          paragraph (a) above.

          b.   ENVIRONMENTAL INVESTIGATION.  Purchaser shall have
     the  right to obtain a Phase I Environmental Evaluation  and
     soils investigation by parties acceptable to Purchaser.  The
     cost  of  such  investigation  shall  be  paid  equally   by
     Purchaser and Seller in the event that Purchaser desires  to
     obtain  environmental and/or soils investigation.  Purchaser
     shall   obtain  such  report(s)  within  thirty  (30)   days
     following  the date of full execution of this Agreement  and
     shall  have thirty (30) days after receipt of such report(s)
     to  terminate  this  Agreement if the  report(s)  reveals  a
     condition  affecting the property which is  unacceptable  to
     the Purchaser in the Purchaser's sole discretion.  Purchaser
     shall make arrangements for such investigation.

          c.    PROPERTY  INSPECTION CONTINGENCY.  Purchaser  and
     Purchaser's  agent shall have the right to make  a  thorough
     examination of the property within thirty (30) days  of  the
     date   of   full  execution  of  this  Purchase   Agreement.
     Purchaser  shall  advise the Seller, in writing  within  ten
     (10)  days  of  the  expiration  of  said  thirty  (30)  day
     inspection  period  of  any  defects  or  conditions  deemed
     unacceptable  by the Purchaser.  Seller shall,  at  Seller's
     option,   either  correct  such  conditions  to  Purchaser's
     satisfaction at Seller's expense or terminate this  Purchase
     Agreement   and  refund  all  earnest  money  to  Purchaser.
     Purchaser  shall  have the right to reinspect  the  property
     within  five  (5)  days  of  the date  of  closing.   Seller
     covenants and agrees that Seller shall maintain the property
     in its present condition until the date of closing and shall
     repair  or  correct any conditions noted by  Purchaser  upon
     reinspection which have occurred or arisen since the date of
     Purchaser's original inspection.

          D.   CONTINGENCY REGARDING FINANCING.  This Purchase Agreement
     and the obligations of Purchaser hereunder shall be contingent
     upon Purchaser's ability to obtain a commitment for financing
     from a lender of Purchaser's choice in an amount and upon terms
     and conditions satisfactory to Purchaser in Purchaser's
     discretion within thirty (30) days of the date of full execution
     of this Agreement.  In the event that such commitment is not
     obtained by Purchaser, Purchaser shall have the right to
     terminate this Purchase Agreement by providing written notice to
     Seller within thirty (30) days of the date of full execution of
     this Purchase Agreement.

     In  the  event  that this Purchase Agreement  is  terminated
pursuant  to  any of the foregoing contingencies  and  conditions
precedent,  all  earnest money, together with  accrued  interest,
shall  be promptly refunded to the Purchaser and Purchaser  shall
execute  a  termination statement or quit claims  deed  upon  the
request of Seller or Seller's agent.

     17.   NOTICE.   Any  notice required or  permitted  by  this
Purchase  Agreement  or  the purchase  money  mortgage  shall  be
considered   to  have  been  given  and  received  if  personally
delivered  to the parties or their agents personally or deposited
in  the  United  States  mail postage  prepaid  by  certified  or
registered  mail  addressed  to  the  parties  at  the  following
addresses:

          Seller:           AEI Fund Management, Inc.
                            Attn:  Robert P. Johnson
                            1300 Minnesota World Trade Center
                            30 Seventh Street East
                            St. Paul, Minnesota 55101-4901

          With copies to:   Mr. Michael B. Daugherty
                            Attorney of Law
                            1300 Minnesota World Trade Center
                            30 East Seventh Street
                            St. Paul, Minnesota 55101-4901

          With copies to:   Mr. John J. Johannson
                            Welsh Companies
                            8200 Normandale Boulevard
                            Suite 200
                            Minneapolis, Minnesota 55437-1060

          Purchaser:        Mr. Mark A. Hotzler
                            MAH Properties LLC
                            18317 Java Trail
                            Lakeville, Minnesota 55044

          With copies to:   Mr. Robert D. Schwartz
                            Robert D. Schwartz Law Office
                            130 International Centre
                            900 Second Avenue South
                            Minneapolis, Minnesota 55402

     18.   DESTRUCTION  AND EMINENT DOMAIN.   In  the  event  the
property is destroyed, substantially damaged or any part  thereof
shall  be  taken by eminent domain, this Agreement  shall  become
null  and  void,  at  Purchaser's option,  and  all  monies  paid
hereunder shall be refunded to Purchaser.  Should Purchaser elect
to  proceed and close the transaction contemplated hereby,  there
shall be no reduction in or abatement of the purchase price,  but
Seller  shall  assign  to  Purchaser Seller's  right,  title  and
interest in and to all insurance proceeds or award resulting from
such destruction or taking.

     19.   POSSESSION.   Possession  of  the  property  shall  be
granted by Seller to Purchaser on the date of closing.

     20.   CLOSING.  The closing shall take place at the  offices
of Commercial Partners Title, LLC, 330 Second Avenue South, Suite
820,  Minneapolis,  Minnesota 55401, on July 10,  2000  at  10:00
a.m.,  unless  otherwise  agreed by  Purchaser  and  Seller.   At
closing,  Seller shall deliver to Purchaser, at Seller's expense,
the documents specified in paragraph 5 of this Agreement.

     21.   CLOSING  PRORATION.  All rental and other income  from
the  property  shall be prorated as of the closing date  and  any
such  income allocable through the day of closing and  thereafter
which  has  been paid to Seller shall be credited  to  Purchaser.
All  rental and other income from the property which is  paid  to
Purchaser or its employees after closing allocable to the  period
prior  to the day of closing shall be paid by Purchaser to Seller
upon  receipt.   All  rental and other income from  the  property
allocable to the period after closing which is paid after closing
to  Seller or its employees or agents shall be paid by Seller  to
Purchaser upon receipt.

     All  expenses  of  or  relating to  the  property  shall  be
prorated  as  of  the  closing date.  Any  bills  received  after
closing  shall be paid by Seller to the extent they are allocable
to the period prior to the closing date.

     All credits to Purchaser of items of income, expenses, taxes
or  assessments prorated or adjusted at closing shall reduce  the
cash  portion of the purchase price payable at closing.  All such
credits to Seller shall increase the cash portion of the purchase
price payable at closing.  In the event any closing proration  is
based   upon  incorrect  information,  adjustment  or  correction
thereof  shall be made within sixty (60) days after the  date  of
closing or shall be deemed to be waived.

     22    INDEMNIFICATION.  Seller agrees to indemnify and  hold
Purchaser, its successors and assigns, harmless of and  from  any
and all liabilities, claims, causes of action, penalties, demands
and expenses of any kind or nature whatsoever (except those items
which  by  this  Agreement specifically become the obligation  of
Purchaser)  arising  out  of, resulting  from,  relating  to,  or
incident to the Property up to and including the date of  closing
or  which are in any way related to the ownership, maintenance or
operation  of  the  Property, and all expenses  related  thereof,
including, without limitation, court costs and attorney's fees.

     23.   SUCCESSORS  AND ASSIGNS.  Subject to  any  restriction
upon assignment of this Agreement, this Agreement shall inure  to
the benefit of and be binding upon Seller and Purchaser and their
respective  heirs,  executors, legal representatives,  successors
and assigns.

     24.   TIME OF THE ESSENCE.  Time is of the essence  of  this
Agreement and the closing of the transaction contemplated hereby.

     25.  GOVERNING LAW.  This Agreement shall be governed by and
construed in accordance with the laws of the State of Minnesota.

     26.   ENTIRE  AGREEMENT.   This  Agreement  constitutes  the
entire  agreement  of the parties relative to  the  sale  of  the
property.   The parties acknowledge there exists no understanding
or  provisions relative to the sale of the property except as set
forth  in  this  Agreement.  This Agreement may not  be  changed,
waived,  discharged or terminated except in writing  executed  by
Purchaser and Seller or canceled pursuant to statute.

     27.  CONSTRUCTION.  No provision of this Agreement shall  be
construed by any court or other judicial authority against either
Seller  or Purchaser by reason of any such party being deemed  to
have drafted or structured such provision.

     Headings contained in this Agreement are for convenience  of
reference  only  and shall not be considered in the  construction
hereof.

     28.  AGENT AND BROKER STATUS.  Seller and Purchaser mutually
represent   to  each  other  that  each  has  had  no   dealings,
negotiations  or  consultations with any broker,  representative,
employee,  agent  or other intermediary in connection  with  this
Agreement  on the sale of the Premises other than Welsh Companies
whose  brokerage commission will be paid by Seller and that  each
will  indemnify, defend and hold the other free and harmless from
the  claims  of  any  other brokers, representatives,  employees,
agents  or  other  intermediaries claiming  to  have  represented
Seller  or  Purchaser,  respectively  in  connection  with   this
Agreement  or  in connection with the sale of the Premises.   The
provisions of this paragraph shall survive delivery of the Deed.

     29.   ATTORNEY'S FEES.  If either party commences an  action
against  the other to enforce any of the terms of this  agreement
or  because of the breach by the other party of any of the  terms
hereof,  the  losing  or  defaulting  party  shall  pay  to   the
prevailing  party reasonable attorney's fees, costs and  expenses
incurred  in connection with the prosecution or defense  of  such
action.

     30.  OFFER AND ACCEPTANCE.  This Agreement has been executed
first  by  Purchaser  and shall be deemed a continuing  offer  by
Purchaser  to  Seller until June 7, 2000.   If  an  executed  and
unaltered  acceptance  by  Purchaser  is  not  delivered  to  and
actually  received  by  Purchaser at the  offices  of  Robert  D.
Schwartz Law Office, 130 International Centre, 900 Second  Avenue
South,  Minneapolis, Minnesota 55402, such offer shall be  deemed
withdrawn.  If an executed and unaltered acceptance by Seller  is
returned  to  Purchaser  in  care  of  his  attorney,  Robert  D.
Schwartz, by said time, the date of such delivery shall be the
date of this Agreement.

     31.   DISCLOSURE.  Buyer advises Seller that Mark A. Hotzler
is  the sole shareholder of MAH Properties LLC and is a Minnesota
Licensed  Real  Estate Broker.  This Purchase  Agreement  may  be
assigned to be a newly created entity that may have two  or  more
Minnesota Real Estate Licenses as owners.  No commission shall be
payable to Buyer or its assignees

     Seller and Purchaser have executed this Agreement as of  the
day and year first above written.

               SELLER:    AEI Net Lease Income & Growth Fund  XIX
                          Limited Partnership,
                          A Minnesota limited partnership.

                          By:   AEI  Fund Management XIX, Inc.,  a
                          Minnesota corporation

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

                          AEI  New  Lease Income & Growth Fund  XX
                          Limited    Partnership,   a    Minnesota
                          corporation.

                          By:  AEI Fund Management XX, Inc.,  a
                          Minnesota corporation

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

                          AEI  Income and Growth Fund XXI  Limited
                          Partnership,    a   Minnesota    limited
                          partnership.

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

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

                          PURCHASER:

                          MAH Properties LLC and/or Assigns

                          By:/s/ Mark G Hotzler

                          Its: Chief Manager

                          Date: June 5, 2000PURCHASE AGREEMENT
                Marie Callender's - Henderson, NV

This  AGREEMENT, entered into effective as of the 19th  of  June,
2000.

l.  PARTIES.  AEI  Net  Lease Income & Growth  Fund  XIX  Limited
Partnership  which presently owns an undivided 39.7291%  interest
in  the fee title to that certain real property legally described
in  the  attached Exhibit "A" (the "Entire Property").  Buyer  is
Judith  K.  Westfahl, Trustee of the Judith K. Westfahl  Personal
Living Trust dated September 15, 1994 ("Buyer"). Seller wishes to
sell  and  Buyer wishes to buy a portion as Tenant in  Common  of
Seller's interest in the Entire Property.

2. PROPERTY. The Property to be sold to Buyer in this transaction
consists of an undivided 9.2879 percentage interest (hereinafter,
simply  the  "Property")  as  Tenant  in  Common  in  the  Entire
Property.

3.  PURCHASE  PRICE   The  purchase  price  for  this  percentage
interest in the Entire Property is $200,000, all cash.

4.  TERMS.  The purchase price for the Property will be  paid  by
Buyer as follows:

     (a)  When this agreement is executed, Buyer will pay  $5,000
     to Seller (which shall be deposited into escrow according to
     the  terms hereof) (the "First Payment"). The First  Payment
     will  be  credited against the purchase price  when  and  if
     escrow closes and the sale is completed.

     (b)  Buyer  will deposit the balance of the purchase  price,
     $195,000  (the  "Second Payment") into escrow in  sufficient
     time to allow escrow to close on the closing date.

5.  CLOSING  DATE.  Escrow is anticipated to close on  or  before
June 30, 2000.

6.  DUE  DILIGENCE. Buyer will have until the expiration  of  the
tenth  business day (The "Review Period") after delivery of  each
of  following items, to be supplied by Sellers, to conduct all of
its  inspections  and due diligence and satisfy itself  regarding
each  item, the Property, and this transaction.  Buyer agrees  to
indemnify and hold Sellers harmless for any loss or damage to the
Entire  Property or persons caused by Buyer or its agents arising
out of such physical inspections of the Entire Property.

     (a)   The  original  and  one  copy  of  a  title  insurance
     commitment  for  an  Owner's  Title  insurance  policy  (see
     paragraph 8 below).

     (b)  A  copy  of  a Certificate of Occupancy or  other  such
     document  certifying completion and granting  permission  to
     permanently  occupy the improvements on the Entire  Property
     as are in Seller's possession.

     (c)  A  copy of an "as built" survey of the Entire  Property
     done concurrent with Seller's acquisition of the Property.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

     (d) Lease (as further set forth in paragraph 11(a) below) of
     the Entire Property showing occupancy date, lease expiration
     date,  rent,  and  Guarantys, if any,  accompanied  by  such
     tenant  financial statements as may have been provided  most
     recently to Seller by the Tenant and/or Guarantors.

It  is a contingency upon Seller's obligations hereunder that two
(2)  copies  of Co-Tenancy Agreement in the form attached  hereto
duly  executed  by  Buyer and AEI Real Estate  Fund  XIX  Limited
Partnership and dated on escrow closing date be delivered to  the
Seller on the closing date.

      Buyer may cancel this agreement for ANY REASON in its  sole
discretion  by  delivering a cancellation notice, return  receipt
requested,  to Seller and escrow holder before the expiration  of
the  Review  Period. Such notice shall be deemed  effective  only
upon  receipt  by Seller.  If this Agreement is not cancelled  as
set forth above, the First Payment shall be non-refundable unless
Seller shall default hereunder.

      If  Buyer  cancels this Agreement as permitted  under  this
Section,  except  for  any  escrow  cancellation  fees  and   any
liabilities  under  the first paragraph  of  section  6  of  this
agreement  (which will survive), Buyer (after execution  of  such
documents   reasonably  requested  by  Seller  to  evidence   the
termination  hereof)  shall be returned its  First  Payment,  and
Buyer  will have absolutely no rights, claims or interest of  any
type  in  connection  with  the  Property  or  this  transaction,
regardless of any alleged conduct by Sellers or anyone else.

      Unless this Agreement is canceled by Buyer pursuant to  the
terms  hereof, if Buyer fails to make the Second Payment,  Seller
shall   be  entitled  to  retain  the  First  Payment  and  Buyer
irrevocably will be deemed to be in default under this Agreement.
Seller  may, at its option, retain the First Payment and  declare
this Agreement null and void, in which event Buyer will be deemed
to  have canceled this Agreement and relinquish all rights in and
to  the Property or Sellers may exercise its rights under Section
14  hereof.   If  this Agreement is not canceled and  the  Second
Payment  is  made  when required, all of Buyer's  conditions  and
contingencies will be deemed satisfied.

7.  ESCROW. Escrow shall be opened by Seller and funds  deposited
in  escrow upon acceptance of this Agreement by both parties. The
escrow  holder  will  be a nationally-recognized  escrow  company
selected by Seller. A copy of this Agreement will be delivered to
the  escrow holder and will serve as escrow instructions together
with the escrow holder's standard instructions and any additional
instructions required by the escrow holder to clarify its  rights
and  duties  (and  the  parties agree to  sign  these  additional
instructions).  If  there  is any conflict  between  these  other
instructions and this Agreement, this Agreement will control.

8.   TITLE.  Closing will be conditioned on the  agreement  of  a
title  company selected by Seller to issue an Owner's  policy  of
title  insurance, dated as of the close of escrow, in  an  amount
equal  to  the  purchase  price, insuring  that  Buyer  will  own
insurable  title  to  the Property subject  only  to:  the  title
company's  standard exceptions; current real property  taxes  and
assessments;  survey  exceptions;  the  rights  of   parties   in
possession pursuant to the lease defined in paragraph  11  below;
and other items of record as shown in the title commitment.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

      Buyer shall be allowed five (5) days after receipt of  said
commitment  for examination and the making of any  objections  to
marketability thereto, said objections to be made in  writing  or
deemed  waived.  If any objections are so made, the Seller  shall
be  allowed eighty (80) days to make such title marketable or  in
the  alternative  to  obtain  a commitment  for  insurable  title
insuring  over  Buyer's objections.  If Sellers shall  decide  to
make  no  efforts to make title marketable, or is unable to  make
title  marketable or obtain insurable title, (after execution  by
Buyer  of  such  documents  reasonably  requested  by  Seller  to
evidence  the termination hereof) Buyer's First Payment shall  be
returned  and  this Agreement shall be null and void  and  of  no
further force and effect.  Seller has no obligation to spend  any
funds or make any effort to satisfy Buyer's objections, if any.

      Pending  satisfaction of Buyer's objections,  the  payments
hereunder  required shall be postponed, but upon satisfaction  of
Buyer's objections and within ten (10) days after written  notice
of  satisfaction of Buyer's objections to the Buyer, the  parties
shall perform this Agreement according to its terms.

9.   CLOSING COSTS.  Seller will pay one-half of escrow fees, the
cost  of  the  title  commitment and  any  brokerage  commissions
payable.   The  Buyer  will pay the cost of  issuing  a  Standard
Owners  Title Insurance Policy in the full amount of the purchase
price,  if  Buyer shall decide to purchase the same.  Buyer  will
pay all recording fees, one-half of the escrow fees, and the cost
of  an update to the Survey in Seller possession (if an update is
required by Buyer.)  Each party will pay its own attorney's  fees
and costs to document and close this transaction.

10.  REAL ESTATE TAXES, SPECIAL ASSESSMENTS AND PRORATIONS.

     (a)  Because the Entire Property (of which the Property is a
     part) is subject to a triple net lease (as further set forth
     in  paragraph 11(a)(i), the parties acknowledge  that  there
     shall  be no need for a real estate tax proration.  However,
     Seller  represents  that to the best of its  knowledge,  all
     real  estate  taxes and installments of special  assessments
     due  and  payable in all years prior to the year of  Closing
     have been paid in full.  Unpaid real estate taxes and unpaid
     levied and pending special assessments existing on the  date
     of  Closing shall be the responsibility of Buyer and  Seller
     in   proportion  to  their  respective  Tenant   in   Common
     interests,  pro-rated, however, to the date of  closing  for
     the   period   prior  to  closing,  which   shall   be   the
     responsibility of Seller if Tenant shall not pay  the  same.
     Seller  and  Buyer  shall likewise pay  all  taxes  due  and
     payable   in   the  year  after  Closing  and   any   unpaid
     installments  of special assessments payable  therewith  and
     thereafter,  if  such  unpaid  levied  and  pending  special
     assessments and real estate taxes are not paid by any tenant
     of the Entire Property.

     (b)   All income and all operating expenses from the  Entire
     Property  shall be prorated between the parties and adjusted
     by them as of the date of Closing.  Seller shall be entitled
     to  all  income  earned  and shall be  responsible  for  all
     expenses  incurred prior to the date of Closing,  and  Buyer
     shall  be entitled to its proportionate share of all  income
     earned and shall be responsible for its proportionate  share
     of all operating expenses of the Entire Property incurred on
     and after the date of closing.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

11.  SELLER'S REPRESENTATION AND AGREEMENTS.

     (a)  Seller represents and warrants as of this date that:

     (i)  Except for the Lease Agreement in existence between AEI
     Net  Lease Income & Growth Fund XIX Limited Partnership, AEI
     Income   &   Growth   Fund  XXII  Limited  Partnership   (as
     "Landlord")  and  Marie Callender Pie Shops  Inc.("Tenant"),
     dated  September 27, 1999, Seller is not aware of any leases
     of the Property.  The above referenced lease agreement has a
     right  of first refusal in favor of the Tenant as set  forth
     in  Article  34  of said lease agreement, which  right  will
     apply  to  any  attempted disposition of Property  by  Buyer
     after this transaction.

     (ii)   It  is  not  aware  of  any  pending  litigation   or
     condemnation  proceedings against the Property  or  Seller's
     interest in the Property.

     (iii)   Except  as  previously disclosed  to  Buyer  and  as
     permitted in paragraph (b) below, Seller is not aware of any
     contracts Seller has executed that would be binding on Buyer
     after the closing date.

     (b)   Provided  that  Buyer performs  its  obligations  when
     required, Seller agrees that it will not enter into any  new
     contracts that would materially affect the Property  and  be
     binding  on  Buyer  after the Closing Date  without  Buyer's
     prior  consent,  which  will not be  unreasonably  withheld.
     However,  Buyer acknowledges that Seller retains  the  right
     both  prior to and after the Closing Date to freely transfer
     all or a portion of Seller's remaining undivided interest in
     the  Entire Property, provided such sale shall not  encumber
     the  Property being purchased by Buyer in violation  of  the
     terms hereof or the contemplated Co-Tenancy Agreement.

12.  DISCLOSURES.

     (a)   Seller  has not received any notice of  any  material,
     physical,  or  mechanical defects of  the  Entire  Property,
     including  without  limitation, the plumbing,  heating,  air
     conditioning, ventilating, electrical system. To the best of
     Seller's  knowledge without inquiry, all such items  are  in
     good  operating condition and repair and in compliance  with
     all  applicable  governmental, zoning, and  land  use  laws,
     ordinances,  regulations and requirements.  If Seller  shall
     receive any notice to the contrary prior to Closing,  Seller
     will inform Buyer prior to Closing.

     (b)   Seller  has not received any notice that the  use  and
     operation  of the Entire Property is not in full  compliance
     with  applicable building codes, safety, fire,  zoning,  and
     land use laws, and other applicable local, state and federal
     laws,  ordinances, regulations and requirements.  If  Seller
     shall  receive any notice to the contrary prior to  Closing,
     Seller will inform Buyer prior to Closing.

     (c)  Seller knows of no facts nor has Seller failed to disclose
     to Buyer any fact known to Seller which would prevent the Tenant
     from using and operating the Entire Property after the Closing in
     the manner in which the Entire Property has been used and
     operated

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

     prior  to  the  date  of this Agreement.   If  Seller  shall
     receive any notice to the contrary prior to Closing,  Seller
     will inform Buyer prior to Closing.

     (d)   Seller  has  not received any notice that  the  Entire
     Property is in violation of any federal, state or local law,
     ordinance, or regulations relating to industrial hygiene  or
     the  environmental conditions on, under, or about the Entire
     Property,   including,  but  not  limited  to,   soil,   and
     groundwater conditions.  To the best of Seller's  knowledge,
     there  is  no  proceeding  or inquiry  by  any  governmental
     authority   with  respect  to  the  presence  of   Hazardous
     Materials  on  the  Entire  Property  or  the  migration  of
     Hazardous Materials from or to other property.  Buyer agrees
     that  Seller will have no liability of any type to Buyer  or
     Buyer's  successors,  assigns, or affiliates  in  connection
     with  any  Hazardous Materials on or in connection with  the
     Entire  Property  after  the  Closing  Date.  Seller   shall
     indemnify  Buyer for any liability arising due to  Hazardous
     Materials on or in connection with the Entire Property prior
     to  the Closing Date.  If Seller shall receive any notice to
     the  contrary  prior to Closing, Seller  will  inform  Buyer
     prior to Closing.

     (e)   BUYER AGREES THAT IT SHALL BE PURCHASING THE  PROPERTY
     IN  ITS  THEN PRESENT CONDITION, AS IS, WHERE IS, AND SELLER
     HAS  NO  OBLIGATIONS TO CONSTRUCT OR REPAIR ANY IMPROVEMENTS
     THEREON  OR TO PERFORM ANY OTHER ACT REGARDING THE PROPERTY,
     EXCEPT AS EXPRESSLY PROVIDED HEREIN.

     (f)    BUYER  ACKNOWLEDGES  THAT,  HAVING  BEEN  GIVEN   THE
     OPPORTUNITY  TO  INSPECT  THE  ENTIRE  PROPERTY   AND   SUCH
     FINANCIAL  INFORMATION ON THE LESSEE AND GUARANTORS  OF  THE
     LEASE AS BUYER OR ITS ADVISORS SHALL REQUEST, IF IN SELLER'S
     POSSESSION, BUYER IS RELYING SOLELY ON ITS OWN INVESTIGATION
     OF  THE  PROPERTY  AND  NOT ON ANY INFORMATION  PROVIDED  BY
     SELLER OR TO BE PROVIDED EXCEPT AS SET FORTH HEREIN.   BUYER
     FURTHER ACKNOWLEDGES THAT THE INFORMATION PROVIDED AND TO BE
     PROVIDED BY SELLER WITH RESPECT TO THE PROPERTY, THE  ENTIRE
     PROPERTY  AND  TO  THE LESSEE AND GUARANTORS  OF  LEASE  WAS
     OBTAINED  FROM A VARIETY OF SOURCES AND SELLER  NEITHER  (A)
     HAS  MADE INDEPENDENT INVESTIGATION OR VERIFICATION OF  SUCH
     INFORMATION,  OR  (B) MAKES ANY REPRESENTATIONS  AS  TO  THE
     ACCURACY  OR  COMPLETENESS  OF SUCH  INFORMATION  EXCEPT  AS
     HEREIN SET FORTH.  THE SALE OF THE PROPERTY AS PROVIDED  FOR
     HEREIN  IS  MADE  ON AN "AS IS" BASIS, AND  BUYER  EXPRESSLY
     ACKNOWLEDGES  THAT, IN CONSIDERATION OF  THE  AGREEMENTS  OF
     SELLER  HEREIN,  EXCEPT  AS OTHERWISE  SPECIFIED  HEREIN  IN
     PARAGRAPH 11(A) AND (B) ABOVE AND THIS PARAGRAPH 12,  SELLER
     MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED,  OR
     ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED  TO,
     ANY  WARRANTY  OF  CONDITION,  HABITABILITY,  TENANTABILITY,
     SUITABILITY  FOR  COMMERCIAL PURPOSES,  MERCHANTABILITY,  OR
     FITNESS  FOR  A  PARTICULAR  PURPOSE,  IN  RESPECT  OF   THE
     PROPERTY.

     The provisions (d) - (f) above shall survive Closing.

13.  CLOSING.

     (a)  Before the closing date, Seller will deposit into escrow an
     executed special warranty deed warranting title against lawful
     claims by, through, or under a conveyance

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

     from   Seller,  but  not  further  or  otherwise,  conveying
     insurable  title of the Property to Buyer,  subject  to  the
     exceptions contained in paragraph 8 above.

     (b)   On or before the closing date, Buyer will deposit into
     escrow:  the  balance  of the purchase price  when  required
     under  Section  4; any additional funds required  of  Buyer,
     (pursuant to this agreement or any other agreement  executed
     by  Buyer)  to  close escrow.  Both parties  will  sign  and
     deliver  to the escrow holder any other documents reasonably
     required by the escrow holder to close escrow.

     (c)   On  the  closing date, if escrow is in a  position  to
     close,  the  escrow  holder will: record  the  deed  in  the
     official  records  of  the  county  where  the  Property  is
     located;  cause  the title company to commit  to  issue  the
     title  policy; immediately deliver to Seller the portion  of
     the  purchase price deposited into escrow by cashier's check
     or  wire  transfer  (less debits and  prorations,  if  any);
     deliver  to  Seller  and Buyer a signed counterpart  of  the
     escrow  holder's certified closing statement  and  take  all
     other actions necessary to close escrow.

14.   DEFAULTS.  If Buyer defaults, Buyer will forfeit all rights
and  claims  and  Seller will be relieved of all obligations  and
will  be  entitled to retain all monies heretofore  paid  by  the
Buyer.   In  addition, Seller shall retain all remedies available
to Seller at law or in equity.

     If Seller shall default, Buyer irrevocably waives any rights
to file a lis pendens, a specific performance action or any other
claim,  action or proceeding of any type in connection  with  the
Property or this or any other transaction involving the Property,
and  will  not  do  anything to affect title to the  Property  or
hinder,  delay  or  prevent  any  other  sale,  lease  or   other
transaction involving the Property (any and all of which will  be
null  and void), unless: it has paid the First Payment, deposited
the  balance  of the Second Payment for the purchase  price  into
escrow, performed all of its other obligations and satisfied  all
conditions  under  this  Agreement, and unconditionally  notified
Seller  that it stands ready to tender full performance, purchase
the  Property and close escrow as per this Agreement,  regardless
of  any  alleged  default  or misconduct  by  Seller.   Provided,
however,  that  in  no  event shall  Seller  be  liable  for  any
punitive, consequential or speculative damages arising out of any
default by Seller hereunder.

15.  BUYER'S REPRESENTATIONS AND WARRANTIES.

     a.  Buyer represents and warrants to Seller as follows:

     (i)   In  addition to the acts and deeds recited herein  and
     contemplated  to  be performed, executed, and  delivered  by
     Buyer, Buyer shall perform, execute and deliver or cause  to
     be  performed,  executed, and delivered at  the  Closing  or
     after  the  Closing,  any and all further  acts,  deeds  and
     assurances as Seller or the Title Company may require and be
     reasonable   in   order  to  consummate   the   transactions
     contemplated herein.

     (ii)   Buyer  has  all  requisite  power  and  authority  to
     consummate  the  transaction contemplated by this  Agreement
     and  has by proper proceedings duly authorized the execution
     and  delivery of this Agreement and the consummation of  the
     transaction contemplated hereby.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

     (iii)   To  Buyer's  knowledge, neither  the  execution  and
     delivery  of  this  Agreement nor the  consummation  of  the
     transaction  contemplated  hereby  will  violate  or  be  in
     conflict with (a) any applicable provisions of law, (b)  any
     order  of  any  court or other agency of  government  having
     jurisdiction  hereof, or (c) any agreement or instrument  to
     which Buyer is a party or by which Buyer is bound.

16.  DAMAGES, DESTRUCTION AND EMINENT DOMAIN.

     (a)   If, prior to closing, the Property or any part thereof
     is  destroyed  or further damaged by fire, the elements,  or
     any cause, due to events occurring subsequent to the date of
     this Agreement to the extent that the cost of repair exceeds
     $10,000.00,  this Agreement shall become null and  void,  at
     Buyer's  option exercised, if at all, by written  notice  to
     Seller within ten (10) days after Buyer has received written
     notice  from Seller of said destruction or damage.   Seller,
     however,  shall  have  the right to  adjust  or  settle  any
     insured  loss  until  (i)  all contingencies  set  forth  in
     Paragraph 6 hereof have been satisfied, or waived; and  (ii)
     any  ten-day  period provided for above in this Subparagraph
     16a  for  Buyer  to  elect to terminate this  Agreement  has
     expired  or  Buyer has, by written notice to Seller,  waived
     Buyer's right to terminate this Agreement.  If Buyer  elects
     to  proceed  and  to  consummate the purchase  despite  said
     damage  or  destruction, there shall be no reduction  in  or
     abatement of the purchase price, and Seller shall assign  to
     Buyer the Seller's right, title, and interest in and to  all
     insurance  proceeds  (pro-rata in  relation  to  the  Entire
     Property) resulting from said damage or destruction  to  the
     extent  that the same are payable with respect to damage  to
     the  Property, subject to rights of any Tenant of the Entire
     Property.

     If  the cost of repair is less than $10,000.00, Buyer  shall
     be  obligated  to  otherwise  perform  hereinunder  with  no
     adjustment  to  the Purchase Price, reduction or  abatement,
     and  Seller shall assign Seller's right, title and  interest
     in and to all insurance proceeds pro-rata in relation to the
     Entire  Property,  subject to rights of any  Tenant  of  the
     Entire Property.

     (b)   If,  prior  to  closing, the  Property,  or  any  part
     thereof,  is  taken by eminent domain, this Agreement  shall
     become null and void, at Buyer's option.  If Buyer elects to
     proceed  and to consummate the purchase despite said taking,
     there  shall  be  no  reduction in,  or  abatement  of,  the
     purchase  price,  and  Seller  shall  assign  to  Buyer  the
     Seller's  right,  title, and interest in and  to  any  award
     made, or to be made, in the condemnation proceeding pro-rata
     in relation to the Entire Property, subject to rights of any
     Tenant of the Entire Property.

      In the event that this Agreement is terminated by Buyer  as
provided  above  in  Subparagraph 16a or 16b, the  First  Payment
shall  be immediately returned to Buyer (after execution by Buyer
of  such documents reasonably requested by Seller to evidence the
termination hereof).

17.  BUYER'S 1031 TAX FREE EXCHANGE.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

      While  Seller  acknowledges that Buyer  is  purchasing  the
Property  as  "replacement property" to  accomplish  a  tax  free
exchange,   Buyer   acknowledges  that   Seller   has   made   no
representations,  warranties, or agreements to Buyer  or  Buyer's
agents  that  the transaction contemplated by the Agreement  will
qualify  for such tax treatment, nor has there been any  reliance
thereon by Buyer respecting the legal or tax implications of  the
transactions contemplated hereby.  Buyer further represents  that
it has sought and obtained such third party advice and counsel as
it  deems  necessary in regards to the tax implications  of  this
transaction.

           Buyer wishes to novate/assign the ownership rights and
interest  of  this Purchase Agreement to Summit Escrow  Services,
L.L.C.  which  will  act  as Accommodator  to  perfect  the  1031
exchange  by preparing an agreement of exchange of Real  Property
whereby  Summit  Escrow  Services, L.L.C. will be an  independent
third party purchasing the ownership interest in subject property
from  Seller  and  selling  the  ownership  interest  in  subject
property  to  Buyer  under  the  same  terms  and  conditions  as
documented in this Purchase Agreement.  Seller consents  to  such
assignments.  Buyer  asks  the  Seller,  and  Seller  agrees   to
cooperate  in  the  perfection of  such  an  exchange  if  at  no
additional  cost or expense to Seller or delay  in  time.   Buyer
hereby  indemnifies  and holds Seller harmless  from  any  claims
and/or  actions  resulting from said exchange.  Pursuant  to  the
direction of Summit Escrow Services, L.L.C.  Seller will deed the
Property directly to Buyer.

18.  CANCELLATION

     If  any party elects to cancel this Contract because of  any
     breach by another party or because escrow fails to close  by
     the  agreed date, the party electing to cancel shall deliver
     to escrow agent a notice containing the address of the party
     in  breach and stating that this Contract shall be cancelled
     unless  the  breach  is cured within 10 days  following  the
     delivery  of  the notice to the escrow agent.  Within  three
     days  after  receipt of such notice, the escrow agent  shall
     send it by United States Mail to the party in breach at  the
     address contained in the Notice and no further notice  shall
     be  required. If the breach is not cured within the 10  days
     following  the  delivery of the notice to the escrow  agent,
     this Contract shall be cancelled.

19.  MISCELLANEOUS.

     (a)  This Agreement may be amended only by written agreement
     signed by both Seller and Buyer, and all waivers must be  in
     writing  and signed by the waiving party.  Time  is  of  the
     essence.   This  Agreement  will not  be  construed  for  or
     against  a party whether or not that party has drafted  this
     Agreement.  If there is any action or proceeding between the
     parties relating to this Agreement the prevailing party will
     be  entitled to recover attorney's fees and costs.  This  is
     an  integrated  agreement containing all agreements  of  the
     parties  about the Property and the other matters described,
     and  it  supersedes any other agreements or  understandings.
     Exhibits  attached  to this Agreement are incorporated  into
     this Agreement.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

     (b)  If this escrow has not closed by June 30, 2000, through
     no  fault  of  Seller, Seller may either, at  its  election,
     extend the closing date or exercise any remedy available  to
     it by law, including terminating this Agreement.

     (c)  Funds to be deposited or paid by Buyer must be good and
     clear  funds in the form of cash, cashier's checks  or  wire
     transfers.

     (d)   All notices from either of the parties hereto  to  the
     other  shall be in writing and shall be considered  to  have
     been  duly  given or served if sent by first class certified
     mail,  return receipt requested, postage prepaid,  or  by  a
     nationally recognized courier service guaranteeing overnight
     delivery to the party at his or its address set forth below,
     or  to  such  other  address  as such  party  may  hereafter
     designate by written notice to the other party.

     If to Seller:
          Attention:  Robert P. Johnson
          AEI Income & Growth Fund XXII Limited Partnership AND
          AEI  Net  Lease  Income  &  Growth  Fund  XIX  Limited
     Partnership
          1300 Minnesota World Trade Center
          30 E. 7th Street
          St. Paul, MN  55101

     If to Buyer:
          Judith K. Westfahl, Trustee
          3356 E. Tall Pine Lane
          Salt Lake City, UT  84124

     When  accepted, this offer will be a binding  agreement  for
valid  and  sufficient consideration which will bind and  benefit
Buyer, Seller and their respective successors and assigns.  Buyer
is  submitting  this offer by signing a copy of  this  offer  and
delivering it to Seller.  Seller has five (5) business days  from
receipt within which to accept this offer.

             REST OF PAGE INTENTIONALLY LEFT BLANK.

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

IN  WITNESS  WHEREOF,  the Seller and Buyer  have  executed  this
Agreement effective as of the day and year above first written.

BUYER:          Judith  K.  Westfahl, Trustee of  the  Judith  K.
                Westfahl Personal Living
                Trust dated September 15, 1994

                By:/s/ Judith K Westfahl, Trustee
                       Judith K. Westfahl, Trustee

     SELLER:    AEI Net Lease Income & Growth Fund XIX
                Limited Partnership

                By:  AEI Fund Management XIX, Inc.,
                     its corporate general partner

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

     Buyer Initial: /s/ JKW
     Purchase Agreement for Marie Callender's-Henderson, NV

                         EXHIBIT "A"

                         Legal Description
                         (Henderson, Nevada)

     Being a division of Lot One (1) as shown upon the FINAL MAP
     OF GALLERIA COMMONS 9a commercial subdivision) as depicted
     in Book 79, Page 48 of Plats, Official Records, Clark
     County, Nevada, also being a portion of the West Half (W
     1/2) of the Southwest Quarter (SW 1/4) of Section 3,
     Township 22 South, Range 62 East, M.D.M., City of Henderson,
     Clark County, Nevada, more particularly described as
     follows:

     Commencing at the West Quarter Corner (W 1/4 Cor.) of said
     Section 3, said corner being common to Sections 3 and 4;
     Thence South 00 14' 06" West along the West line of said
     Section 3, a distance of 808.13 feet;
     Thence North 88 55' 32" East, a distance of 50.01 feet to a
     point on the Easterly right of way line of Stephanie Street;
     Thence South 00 14' 06" West along said Easterly right of
     way line, a distance of 585.62 feet;
     Thence South 89 45' 54" East, a distance of 20.00 feet to
     the Point of Beginning;

     Thence North 88 51' 28" East, a distance of 147.22 feet;
     Thence South 01 05' 43" East, a distance of 108.33 feet;
     Thence South 88 51' 28" West, a distance of 2.92 feet;
     Thence South 00 36' 35" East, a distance of 179.31 feet;
     Thence South 89 56' 32" West, a distance of 149.41 feet;
     Thence North 00 14' 06" East, a distance of 284.89 feet to
     the POINT OF BEGINNING.

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