Document:

PROPERTY CO-TENANCY
                       OWNERSHIP AGREEMENT
                  Champps Americana Restaurant
                      Schaumburg, Illinois

THIS CO-TENANCY AGREEMENT,

Made  and entered into as of the 6th day of March, 2002,  by  and
between  The  David and Nancy Reed Family Trust dated  March  29,
1999,  David  M.  Reed  and Nancy N. Reed, trustees  (hereinafter
called "Reed"), and AEI Net Lease Income & Growth Fund XX Limited
Partnership  (hereinafter called "Fund XX") (Reed, Fund  XX  (and
any  other  Owner  in Fee where the context so  indicates)  being
hereinafter   sometimes  collectively  called  "Co-Tenants"   and
referred to in the neuter gender).

WITNESSETH:

WHEREAS, Fund XX presently owns an undivided 29.5939% interest in
and to, and Reed presently owns an undivided 4.5427% interest  in
and  to,  and Shelley S. Kung presently owns an undivided 3.7856%
interest in and to, and The Patricia A. Struif Trust dated August
21, 2000, Patricia A. Struif, trustee presently owns an undivided
3.9077%  interest in and to, and Kenneth Robert Mayne Properties,
L.C.,  Kenneth  R.  Mayne,  managing  member  presently  owns  an
undivided  3.3313% interest in and to, and Barbara A. Bou-Sliman,
Trustee  of  the  First Amended and Restated Trust  Agreement  of
Barbara  A.  Bou-Sliman  dated July 8,  1992  presently  owns  an
undivided  12.3951% interest in and to, and The  Hoang/Do  Family
Living  Trust dated 8/19/97, Truong Hoang and Thanh Do,  Trustors
and/or  Trustees presently owns an undivided 3.1261% interest  in
and  to,  and  Munkberg Farms, Inc. presently owns  an  undivided
3.9077%  interest  in and to, and The White Family  Living  Trust
dated  August  5,  1996  Larry Zane White  and  Mary  Joy  White,
Trustors  and/or  Trustees presently owns  an  undivided  3.3919%
interest  in  and  to,  and Charles M.  Westfahl  and  Judith  K.
Westfahl,  Trustees,  or their successors  in  trust,  under  the
Charles M. Westfahl and Judith K. Westfahl Community Trust  dated
June  2,  1994,  and  any amendments thereto  presently  owns  an
undivided   2.5009%  interest  in  and  to,   and   David   Louis
Cruickshank,  trustee under the trust created by  the  and  David
Louis  Cruickshank, trustee under the trust created by  the  will
dated   June  5,  1964  of  Louis  William  Achenbach,  deceased,
presently  owns  an undivided 3.3434% interest  in  and  to,  and
Michael  J. Rush presently owns an undivided 3.3762% interest  in
and to, and Charles M. Westfahl and Judith K. Westfahl, Trustees,
or  their successors in trust, under the Charles M. and Judith K.
Westfahl  Community  Trust dated June 2, 1994  presently  own  an
undivided  3.1261% interest in and to, and Neal Goldman,  Trustee
of  the Neal Goldman Revocable Trust dated 5/26/92 presently owns
an  undivided  2.9495%  interest in  and  to,  and  Garden  Ridge
Development  LLC presently owns an undivided 5.1125% interest  in
and  to,  and  Darrel Dobbs, Trustee of the Darrel  Dobbs  Living
Trust dated December 21, 1990 presently owns an undivided 4.5305%
interest  in and to, and Norma LaRue presently owns an  undivided
3.9327%  interest in and to, and Maricopa Land & Cattle  Company,
Inc.  presently owns an undivided 3.1462% interest in and to  the

Co-Tenant Initial: /s/ DR /s/ NR
Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

land,  situated in the City of Schaumburg, County  of  Cook,  and
State  of  Illinois, (legally described upon Exhibit  A  attached
hereto  and  hereby  made  a  part hereof)  and  in  and  to  the
improvements located thereon (hereinafter called "Premises");

WHEREAS,  The  parties  hereto wish to provide  for  the  orderly
operation  and management of the Premises and Reed`s interest  by
Fund XX; the continued leasing of space within the Premises;  for
the  distribution  of  income from and the  pro-rata  sharing  in
expenses of the Premises.

NOW  THEREFORE, in consideration of the purchase by  Reed  of  an
undivided  interest  in and to the Premises,  for  at  least  One
Dollar  ($1.00) and other good and valuable consideration by  the
parties  hereto  to  one another in hand paid,  the  receipt  and
sufficiency of which are hereby acknowledged, and of  the  mutual
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:

1.    The  operation  and  management of the  Premises  shall  be
delegated  to  Fund  XX, or its designated agent,  successors  or
assigns.  Provided, however, if Fund XX shall  sell  all  of  its
interest in the Premises, the duties and obligations of  Fund  XX
respecting  management  of  the Premises  as  set  forth  herein,
including but not limited to paragraphs 2, 3, and 4 hereof, shall
be exercised by the holder or holders of a majority undivided co-
tenancy interest in the Premises. Except as hereinafter expressly
provided to the contrary, each of the parties hereto agrees to be
bound   by  the  decisions  of  Fund  XX  with  respect  to   all
administrative,  operational  and  management  matters   of   the
property  comprising the Premises, including but not  limited  to
the  management of the net lease agreement for the Premises. Reed
hereto hereby designates Fund XX as its sole and exclusive  agent
to deal with, and Fund XX retains the sole right to deal with any
property  agent  or tenant and to negotiate and  enter  into,  on
terms  and  provisions satisfactory to Fund XX, and  to  monitor,
execute  and  enforce  the terms of leases of  space  within  the
Premises,  including but not limited to any amendments,  consents
to  assignment, sublet, releases or modifications  to  leases  or
guarantees  of  lease  or easements affecting  the  Premises,  on
behalf  of  Reed.  As  long as Fund XX owns an  interest  in  the
Premises,  only  Fund XX may obligate Reed with  respect  to  any
expense for the Premises.

As  further  set forth in paragraph 2 hereof, Fund XX  agrees  to
require any lessee of the Premises to name Reed as an insured  or
additional  insured in all insurance policies  provided  for,  or
contemplated by, any lease on the Premises. Fund XX shall use its
best  efforts  to obtain endorsements adding Co-Tenants  to  said
policies  from  lessee  within 30 days of  commencement  of  this
agreement.  In any event, Fund XX shall distribute any  insurance
proceeds it may receive, to the extent consistent with any  lease
on  the  Premises,  to  the Co-Tenants  in  proportion  to  their
respective ownership of the Premises.

2.    Income and expenses shall be allocated among the Co-Tenants
in  proportion to their respective share(s) of ownership.  Shares
of  net income shall be pro-rated for any partial calendar  years
included  within the term of this Agreement. Fund XX  may  offset
against,  pay to itself and deduct from any payment due  to  Reed
under  this Agreement, and may pay to itself the amount of Reed's
share  of any reasonable expenses of the Premises which  are  not

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

paid  by  Reed  to Fund XX or its assigns, within ten  (10)  days
after  demand  by  Fund  XX. In the event there  is  insufficient
operating  income  from which to deduct Reed's  unpaid  share  of
operating expenses, Fund XX may pursue any and all legal remedies
for collection.

Operating  Expenses  shall include all normal operating  expense,
including  but not limited to: maintenance, utilities,  supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to  third  parties, a monthly accrual to pay insurance  premiums,
real  estate taxes, installments of special assessments  and  for
structural repairs and replacements, management fees, legal  fees
and accounting fees, but excluding all operating expenses paid by
tenant under terms of any lease agreement of the Premises.

Reed  has  no  requirement to, but has,  nonetheless  elected  to
retain,  and agrees to annually reimburse, Fund XX in the  amount
of  $814 for the expenses, direct and indirect, incurred by  Fund
XX  in providing Reed with quarterly accounting and distributions
of  Reed`s  share of net income and for tracking,  reporting  and
assessing  the calculation of Reed`s share of operating  expenses
incurred  from  the Premises. This invoice amount shall  be  pro-
rated  for  partial years and Reed authorizes Fund XX  to  deduct
such  amount from Reed`s share of revenue from the Premises. Reed
may   terminate  this  agreement  in  this  paragraph  respecting
accounting  and distributions at any time and attempt to  collect
its  share  of  rental income directly from the tenant;  however,
enforcement of all other provisions of the lease remains the sole
right  of  Fund  XX pursuant to Section 1 hereof.   Fund  XX  may
terminate its obligation under this paragraph upon 30 days notice
to  Reed  prior  to  the end of each anniversary  hereof,  unless
agreed in writing to the contrary.

3.    Full, accurate and complete books of account shall be  kept
in  accordance  with generally accepted accounting principles  at
Fund  XX's principal office, and each Co-Tenant shall have access
to  such  books and may inspect and copy any part thereof  during
normal  business hours. Within ninety (90) days after the end  of
each  calendar year during the term hereof, Fund XX shall prepare
an  accurate  income statement for the ownership of the  Premises
for  said calendar year and shall furnish copies of the  same  to
all  Co-Tenants. Quarterly, as its share, Reed shall be  entitled
to  receive 4.5427% of all items of income and expense  generated
by  the  Premises.   Upon  receipt of  said  accounting,  if  the
payments received by each Co-Tenant pursuant to this Paragraph  3
do  not  equal,  in  the aggregate, the amounts  which  each  are
entitled  to receive proportional to its share of ownership  with
respect to said calendar year pursuant to Paragraph 2 hereof,  an
appropriate  adjustment  shall be made  so  that  each  Co-Tenant
receives the amount to which it is entitled.

4.    If  Net Income from the Premises is less than $0.00  (i.e.,
the  Premises  operates  at a loss), or if capital  improvements,
repairs, and/or replacements, for which adequate reserves do  not
exist,  need  to  be made to the Premises, the  Co-Tenants,  upon
receipt of a written request therefor from Fund XX, shall, within
fifteen  (15) business days after receipt of notice, make payment
to  Fund  XX sufficient to pay said net operating losses  and  to
provide necessary operating capital for the premises and  to  pay

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

for  said capital improvements, repairs and/or replacements,  all
in  proportion  to  their  undivided  interests  in  and  to  the
Premises.

5.    Co-Tenants  may, at any time, sell, finance,  or  otherwise
create  a lien upon their interest in the Premises but only  upon
their  interest  and not upon any part of the interest  held,  or
owned, by any other Co-Tenant.  All Co-Tenants reserve the  right
to escrow proceeds from a sale of their interests in the Premises
to obtain tax deferral by the purchase of replacement property.

6.    If any Co-Tenant shall be in default with respect to any of
its  obligations hereunder, and if said default is not  corrected
within  thirty  (30)  days after receipt by said  defaulting  Co-
Tenant  of written notice of said default, or within a reasonable
period  if  said default does not consist solely of a failure  to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute.

7.    This Co-Tenancy agreement shall continue in full force  and
effect  and shall bind and inure to the benefit of the  Co-Tenant
and  their respective heirs, executors, administrators,  personal
representatives, successors and permitted assigns until  December
31,  2027  or upon the sale of the entire Premises in  accordance
with  the  terms hereof and proper disbursement of  the  proceeds
thereof,   whichever  shall  first  occur.   Unless  specifically
identified  as  a  personal contract right or obligation  herein,
this  agreement shall run with any interest in the  Property  and
with  the  title thereto. Once any person, party  or  entity  has
ceased  to  have an interest in fee in any portion of the  Entire
Property,  it  shall not be bound by, subject to or benefit  from
the  terms  hereof;  but  its  heirs, executors,  administrators,
personal representatives, successors or assigns, as the case  may
be, shall be substituted for it hereunder.

8.    Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be  given
to  all known Co-Tenants and deemed given or served in accordance
with  the  provisions  of  this  Agreement,  if  said  notice  or
elections addressed as follows;

If to Fund XX:

AEI Net Lease Income & Growth Fund XX Limited Partnership
30 East Seventh Street, Suite 1300
St. Paul, MN  55101

If to Reed:

The David and Nancy Reed Family Trust dated March 29, 1999,
David M. Reed and Nancy N. Reed, trustees
48752 Highway 70
Quincy, CA  95971

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

If to Kung:

Shelley S. Kung
c/o Sunshine Industrial Corporation
2nd Floor
No. 75 Chang An East Road, Section 1
Taipei 104, Taiwan R.O.C.

If to Struif

The Patricia A. Struif Trust dated August 21, 2000
Patricia A. Struif, trustee
3660 Bunker Hill Drive
Algonquin, IL 60102

If to Mayne:

Kenneth Robert Mayne Properties, L.C.
Kenneth R. Mayne, managing member
4683 Sagebrush Road
Park City, UT 84060

If to Bou-Sliman:

Barbara A. Bou-Sliman, Trustee of the
First Amended and Restated Trust Agreement of
Barbara A. Bou-Sliman dated July 8, 1992
267 Colonade Circle
Naples, FL 34103

If to Hoang-Do:

The Hoang/Do Family Living Trust dated 8/19/97,
Truong Hoang, and Thanh Do, Trustors and/or Trustees
3420 Kings Cove Lane
Chattanooga TN 37416

If to Munkberg:

Munkberg Farms, Inc., a Minnesota corporation
John Munkberg, President
3000 325th Ave. NE
Cambridge, MN 55008

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

If to: White

The White Family Living Trust dated August 5, 1996
Larry Zane White and Mary Joy White, Trustors and/or Trustees
2587 Calypso Drive
Lake Havasu City, AZ 86406

If to Westfahl:

Charles M. Westfahl and Judith K. Westfahl, Trustees, or their
Successors in trust, under the Charles M. and Judith K. Westfahl
Community Trust, dated June 2, 1994
3356 E Tall Pine Lane
Salt Lake City, UT  84124

If to Cruickshank:

David Louis Cruickshank, trustee under the trust created
by the will dated June 5, 1964
of Louis William Achenbach, deceased
8050 Poplar Lane
Carmel CA 93923

If to Rush:

Michael J. Rush
8310 West 123rd Street
Palos Park, IL  60465

If to Westfahl:

Charles M. Westfahl and Judith K. Westfahl, Trustees,
or their successors in trust,
under the Charles M. and Judith K. Westfahl
Community Trust dated June 2, 1994
3356 E Tall Pine Lane
Salt Lake City, UT  84121

If to Goldman:

Neal Goldman, Trustee of the
Neal Goldman Revocable Trust dated 5/26/92
5646 Woodlake Avenue
Woodland Hills, CA  91367

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

If to Garden Ridge:

Garden Ridge Development LLC
Nancy Lindstrom, Chief Financial Manager
8280 W 160th Street
Rosemount, MN  55068

If to Dobbs:

Darrel Dobbs, Trustee of the
Darrel Dobbs Living Trust dated December 21, 1990
6608 Puerto De Lomas
Falbrook, CA  92028

If to LaRue:

Norma LaRue
6 Mission Bay Drive
Corona Del Mar, CA  92625

If to Maricopa:

Maricopa Land & Cattle Company, Inc.
Mr. J.W. Gieszl, President
5724 E. Exeter Boulevard
Phoenix, AZ  85018

Each mailed notice or election shall be deemed to have been given
to,  or served upon, the party to which addressed on the date the
same  is  deposited in the United States certified  mail,  return
receipt  requested,  postage prepaid, or given  to  a  nationally
recognized  courier  service guaranteeing overnight  delivery  as
properly addressed in the manner above provided. Any party hereto
may  change  its address for the service of notice  hereunder  by
delivering  written notice of said change to  the  other  parties
hereunder, in the manner above specified, at least ten (10)  days
prior to the effective date of said change.  Upon written request
from   Co-Tenancy  Manager  from  time  to  time  at   reasonable
intervals, Co-Tenant shall provide a current Affidavit of Trustee
or  Certificate of Trustee verifying the name and address of  the
current  trustee(s)  empowered  to  transfer  interests  in   the
Premises owned by Co-Tenant.

9.    This  Agreement shall not create any partnership  or  joint
venture  among or between the Co-Tenants or any of them, and  the
only  relationship  among  and between the  Co-Tenants  hereunder
shall  be  that  of owners of the premises as tenants  in  common
subject to the terms hereof.

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

10.    The  unenforceability or invalidity of  any  provision  or
provisions  of  this Agreement as to any person or  circumstances
shall  not render that provision, nor any other provision hereof,
unenforceable or invalid as to any other person or circumstances,
and  all  provisions hereof, in all other respects, shall  remain
valid and enforceable.

11.   In  the  event  any litigation arises between  the  parties
hereto  relating  to  this Agreement, or any  of  the  provisions
hereof, the party prevailing in such action shall be entitled  to
receive  from the losing party, in addition to all other  relief,
remedies  and  damages  to  which it is otherwise  entitled,  all
reasonable  costs  and expenses, including reasonable  attorneys'
fees,  incurred by the prevailing party in connection  with  said
litigation.

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Co-Tenant Initial: /s/ DR /s/ NR
Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to be executed and delivered, as of the day and year first above
written.

     The David and Nancy Reed Family Trust dated March 29, 1999,

     By: /s/ David M Reed
             David M. Reed, trustee

     WITNESS:

     /s/ S Paulsen

         S Paulsen
        (Print Name)

     The David and Nancy Reed Family Trust dated March 29, 1999,

     By:  /s/ Nancy N Reed
              Nancy N. Reed, trustee

     WITNESS:

     /s/ S Paulsen

         S Paulsen
        (Print Name)

STATE OF CALIFORNIA     )
                         ) ss
COUNTY OF PLUMAS        )

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify  there  appeared  before  me  this  15th  day  of
February, 2002, David M. Reed and Nancy N. Reed, trustees of  The
David  and  Nancy  Reed Family Trust dated March  29,  1999,  who
executed the foregoing instrument in said capacity.

                              /s/ S Paulsen
                                Notary Public

[notary seal]

Co-Tenant Initial: /s/ DR /s/ NR
Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

Fund XX:  AEI Net Lease Income & Growth Fund XX Limited Partnership

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

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

          WITNESS:

          /s/ Linda A Bisdorf

              Linda A Bisdorf
               (Print Name)

State of Minnesota )
                                   ) ss.
County of Ramsey  )

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify there appeared before me this 6th day  of  March,
2002,  Robert  P. Johnson, President of AEI Fund  Management  XX,
Inc.,  corporate general partner of AEI Net Lease Income & Growth
Fund XX Limited Partnership who executed the foregoing instrument
in said capacity and on behalf of the corporation in its capacity
as   corporate  general  partner,  on  behalf  of  said   limited
partnership.

                              /s/ Debra A Jochum
                                   Notary Public

[notary seal]

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Co-Tenancy Agreement for Champps Americana Restaurant-Schaumburg, IL

                              EXHIBIT "A"

                           Legal Description

    Parcel 1

                 Lot   2   in  American-Commons  Subdivision,   a
     Resubdivision of Lots 1 and 2 in Anderson's Woodfield Common
     West,  a  subdivision  of part of the Northeast  quarter  of
     Section  14, Township 41 North, Range 10 East of  the  Third
     Principal Meridian, in Cook County, Illinois.

    Parcel 2

                Non-exclusive easement for ingress,  egress,  and
     parking as established by reciprocal easement agreement made
     by  Chi-Chi's, Inc., a Minnesota corporation  and  Bob  Evan
     Farm,  Inc., and Ohio corporation, dated May 10,  1983,  and
     recorded May 13, 1983, as Document 26604303.AGREEMENT TO PURCHASE

Mandeville, LA                            October 19, 2001

Purchaser:   Tony Thai Nguyen and/or his assigns offers  and
agrees to purchase

Property  Description: Land, building, and all  improvements
thereon having municipal address 720 North Highway 190,  St.
Tammany  Oaks  Lot 4 on grounds measuring about  1.27  acres
(Exhibit  A  attached for identification or as  per  title).
Sale  is  to  include all furniture, fixtures and  equipment
owned  by  AEI Income & Growth Fund XXI Limited  Partnership
that is presently located on the premises.

Price:  Property  sold in its present  condition  after  all
inspections are complete and purchaser is satisfied with the
building  and  its components after Purchaser has  completed
his  due  diligence.  Property is purchased subject  to  all
title  and  zoning restrictions, servitudes on  record,  and
laws  or  ordinances  for the sum of nine  hundred  thousand
dollars   ($900,000.00) Dollars on the terms of all cash  to
seller at act of sale.

Financing:  This  sale is conditioned upon  the  ability  of
purchaser  to  borrow upon this property as  security  by  a
mortgage  loan or loans on the terms agreeable to Purchaser.
Commitment  by  lender to make loan subject to  approval  of
title  shall constitute obtaining of loan.  Should Purchaser
be  unable  to  obtain  the  loan stipulated  on  or  before
December  10, 2001 this contract shall then become null  and
void  and  the  agent  is hereby authorized  to  return  the
purchaser's  deposit  in full, upon  receipt  of  a  written
cancellation  signed  by  all parties  involved,  evidencing
mutual consent to the release of said deposit.  Purchaser is
obligated  to  make a good faith application  of  said  loan
within five (5) calendar days from acceptance of this offer.
Purchaser's  failure to apply for said  loan  to  reasonably
produce  all  documents required by lender,  and  diligently
pursue loan approval shall not void this agreement but shall
be considered a breach hereof.  If Purchaser fails to notify
seller of Purchaser's inability to obtain such a loan within
the  period  herein provided, Purchaser shall be  deemed  to
have obtained such a loan and this condition shall be deemed
satisfied.

Leases:

Property is to be acquired free of any leases.  If seller is
unable  to  timely terminate the existing lease between  AEI
Income  & Growth Fund XXI Limited Partnership and Huntington
Restaurant Group, the purchaser at his option may extend the
act  of  sale  date at his discretion  to  allow  seller  to
terminate the lease or declare this purchase agreement  null
and  void.    Premises  to be vacated by Denny's  Restaurant
prior  to Act of Sale. Property is to be free of accumulated
trash.

Occupancy: at Act of Sale.

Liens:  All  improvement liens and assessments of  any  kind
bearing against the property at time of act of sale  are  to
be paid by Seller.

Prorations/Other Cost: Real Estate Taxes are to be  prorated
to  date of Act of Sale.  All keys are to be transferred  to
Purchaser  at Act of Sale.  All costs and fees for necessary
Seller's  certificates, and Seller's closing fee are  to  be
paid  by Seller.  Cost of survey and/or title insurance,  if
required or requested, is to be paid by Purchaser.

Act of Sale: Time being of the essence, the Act of Sale,  is
to  be  passed before Purchaser's Notary Public, on December
19, 2001, or sooner if mutually agreeable.

Curative  Work:   In the event curative work  in  connection
with  the  title is required, the parties, agree to  and  do
extend  the date for passing the Act of Sale to a  date  not
more  than  ten (10) days following completion  of  curative
work;  but  in  no event shall such extension exceed  thirty
(30)  days without the written consent of all parties.   The
parties  hereby  agree that Seller may or  may  not  perform
curative  work and if Seller chooses not to perform curative
work  then Purchaser may elect to purchase the property  "as
is"  or  terminate  this  agreement  and  have  his  deposit
returned in full.

Deposit:  Seller  and Purchaser shall be bound  by  all  the
terms  and  conditions  as stated herein  and  Purchaser  is
obligated to deposit with Purchaser's agent/broker  at  date
of  notification by seller of Huntington Restaurant  Group's
termination of lease an amount of seven thousand  ($7000.00)
dollars and failure to do so shall be considered a breech of
this  agreement.  This deposit is to be non-interest bearing
and  may  be placed in any bank in Metropolitan New Orleans,
without  responsibility on the part of the agent in case  of
failure or suspension of such bank.

Merchantable  Title:  Seller shall deliver  to  Purchaser  a
merchantable  title, and Seller's inability to deliver  such
title, within the time stipulated herein, shall render  this
agreement null and void, reserving unto Purchaser the  right
to demand the return of the deposit

Breach of Agreement by Seller: In the event the Seller fails
to  comply  with  this agreement for any reason  other  than
inability to deliver a merchantable title, within  the  time
specified,  the  Purchaser shall have the  right  to  demand
specific  performance; or at Purchaser's  option,  Purchaser
shall have the right to demand the return of his deposit  in
full.  Purchaser shall have the right to recover from Seller
actual  costs and/or fees, including expenses and reasonable
attorney's  fees incurred as a result of this  agreement  or
breach thereof if Purchaser shall seek specific performance.

Breach of Agreement by Purchaser: In the event the Purchaser
fails  to  comply  with  this  agreement  within  the   time
specified,  the  Seller  shall  have  the  right  to  demand
specific  performance; or, at Seller's option, Seller  shall
have  the  right to reoffer the property for  sale  and  may
declare   the   deposit,  ipso-facto,   forfeited,   without
formality beyond tender of title to Purchaser. Seller  shall
have  the  right to recover any costs and/or fees, including
expenses  and  reasonable attorney's  fees,  incurred  as  a
result  of  this agreement or breach thereof only if  Seller
seeks specific performance.

Deadlines:  Time  is of the essence and  all  deadlines  are
final except where modifications, changes, or extensions are
made in writing and signed by all parties.

Commission: If this offer is accepted, Seller agrees to  pay
to  Property One, Inc. the agent's commission of  four  (4%)
percent of the purchase price, which commission is earned by
agent  at  Act  of  Sale and when title  is  transferred  to
Purchaser.

Inspection:  The  Purchaser shall have through  November  2,
2001  to  have its engineers and attorneys examine,  approve
and certify the physical property for environmental hazards,
approval   of   new   survey,  code   requirements,   zoning
clarification,  maintenance record, and  any  other  matters
affecting  the ownership of the property as a  condition  to
Purchaser's obligation   Purchaser has the right to  inspect
and  approve the physical condition of the building and  its
components,   including  but  not   limited   to   plumbing,
electrical, and HVAC and to check and approve the  condition
of   the walk-in coolers, hood, and other kitchen equipment.
Purchaser  shall  be  able to receive the  necessary  liquor
licenses and any local or state governmental licenses and/or
permits.  Seller  shall  be under no  obligation  to  assist
Purchaser  in obtaining such licenses and permits;  however,
Seller  agrees  to allow Purchaser to place a  sign  in  the
window  as  required by law when Purchaser applies  for  the
liquor  license, but only after the Purchase  Agreement  has
been  accepted and the termination process of the  lease  is
agreed  to.   The approval of said inspection  shall  be  at
Purchaser's  sole  discretion.  Seller agrees  to  make  all
records  in  Seller's possession available to the Purchaser,
including  but  not limited to all easement agreements,  tax
bills,  insurance  policies, a  copy  of  a  current  survey
showing all easements, servitudes, and right of ways  and  a
copy of any available plans and building specifications  for
existing structure. Failure to make inspections or  to  give
written  response  to Seller by November 2,  2001  shall  be
deemed  as acceptance by Purchaser of the property's present
condition  and  suitability of the property for  Purchaser's
purposes.    Purchaser   must  indicate   in   writing   the
deficiencies with which he is not satisfied and must provide
Seller   and/or  Purchaser's  agent  with  a  copy  of   all
inspection  reports.   Seller shall have five  (5)  calendar
days  from  receipt of Purchaser's response  to  respond  in
writing   his  willingness  to  remedy  those  deficiencies.
Purchaser  shall at his option the right to accept  Seller's
remedy  or  declare this agreement null and void.  Purchaser
shall  have the right to reinspect the property within  five
(5)  days prior to the act of sale in order to determine  if
the   property  is  in  substantially  the  same  or  better
condition   as  was  present  at  the  initial   inspection.
Purchaser  shall indemnify and hold Seller harmless  against
any  claim  or  cause  of action against  Seller  (including
Seller's  reasonable  attorneys fees)  arising  out  of  the
inspection.  Purchaser agrees to make reasonable repairs  to
any damage caused to the property due to said inspections at
Purchaser's expense.

Disclosure  of  Agency  Relationship: Purchaser  and  Seller
hereby  acknowledge  that  the agent,  Property  One,  Inc.-
Marcia/Mike D'Amico is acting as an agent for the Purchaser.
Furthermore,  both  Purchaser and Seller hereby  acknowledge
that  they have read and signed the "Agency Disclosure" form
prepared by the Louisiana Real Estate Commission.

Notice:  The Louisiana Bureau of Criminal Identification and
Information  maintains  a  State  Sex  Offender  and   Child
Predator Registry, which is a public access data base of the
locations  of individuals required to register  pursuant  to
LSA-R.S.  15:540 et seq.  Sheriff's Departments  and  Police
Departments  serving jurisdictions of 450,000 also  maintain
such information.  The State Sex Offender and Child Predator
Registry      database     can      be      accessed      at
www.lasocpr.lsp.org/socpr/  and contains  address,  pictures
and   conviction  records  for  registered  offenders.   The
database can be searched by zip cord, city, and parish or by
offender name.  Information is also available by phone at 1-
800-858-0551 or 225-925-6100 or mail at P.O. Box 66614, Mail
Slip  #18, Baton Rouge, Louisiana, 70896.  You can  also  e-
mail   State  Services  at  SOCPR@dps.state.la.us  for  more
information.

Other Conditions:

This  offer remains binding and irrevocable through  October
19, 2001.

Submitted to:
                                         Date

/s/ Tony Thai Nguyen                     10/19/01
Purchaser's Signature                    Date

 Tony Thai Nguyen
Purchaser's Name (Print or Type)

Purchaser's Signature                    Date

Purchaser's Name (Print or Type)

Submitted by: Marcia/Mike D'Amico
                 Selling Agent           Date

I/We  accept  the above  in  all  its
terms and conditions.

AEI  INCOME & GROWTH FUND XXI LIMITED   10/19/01
PARTNERSHIP                             DATE
BY: AEI FUND MANAGEMENT XXI , INC
ITS MANAGING GENERAL PARTNER
BY MARK E LARSON
CHIEF FINANCIAL OFFICER

Seller's Signature                       Date

Seller's Name (Print or Type)

Seller's Signature                       Date

Seller's Name (Print or Type)

Received by:
Time:
Date:

                        Amendment to Purchase Agreement

RE:  Purchase Agreement dated October 19, 2001
     Lot 4 St Tammany Oaks 720 N. Hwy 190
     Covington, LA
     Purchaser:  Tony Thai Nguyen
     Seller:  AEI Income & Growth fund XXI Limited Partnership

Purchaser agrees to accept the above described property in its present
condition and agrees that the cost of all repairs including but not
limited to the roof leaks or replacement of rood and all leaks at the
windows, as well as other repairs listed in the Proposal for Repairs
#4529 by E.C.O. Builders, Inc. dated November 1, 2001, attached hereto
and any other repairs that may be needed for a reduction of the
purchase from $900,000 to $875,000.  Seller assumes no obligation for
the cost of the repairs other than the reduction in the purchase price.

Loan approval date is extended to on or before January 21, 2002.

Act of Sale Date is extended to on or before January 31, 2002.

All other terms and conditions of the Purchase Agreement to
remain unchanged and in full force and effect.

/s/ Tony Thai Nguyen           AEI Income & Growth Fund XXI Ltd Partnership
     Purchaser                 By AEI Fund Management XXI Inc.
                               its Managing General Partner
Tony Thai Nguyen                      Seller

                               By Mark E Larson
                               its Chief Financial Officer

11/11/01                       11/11/01
Date                           Date

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