Document:

RETURN TO AFTER RECORDING:

LandAmerica National Commercial Services
450 S. Orange Avenue, Suite 170
Orlando, Florida 32801
Attn:  Keren Baki

PREPARED BY:

Dale A. Burket, Esquire
Lowndes, Drosdick, Doster,
Kantor & Reed, P.A.              SPACE   ABOVE  THIS   LINE   FOR
215 North Eola Drive             RECORDER'S USE
P. O. Box 2809
Orlando, Florida 32802

             ASSIGNMENT AND ASSUMPTION OF LEASE AND
        UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE

      THIS  ASSIGNMENT AND ASSUMPTION OF LEASE AND  UNCONDITIONAL
GUARANTY  OF PAYMENT AND PERFORMANCE ("Assignment") is  effective
as  of  the  28  day  of  August, 2001,  between  CNL  RESTAURANT
INVESTORS  PROPERTIES, LLC, a Delaware limited liability  company
("Assignor"),  and AEI INCOME & GROWTH FUND 23 LLC,  A  MINNESOTA
LIMITED LIABILITY COMPANY, AS TO AN UNDIVIDED SIXTY PERCENT (60%)
AND AEI PRIVATE NET LEASE MILLENNIUM FUND LIMITED PARTNERSHIP,  A
MINNESOTA  LIMITED PARTNERSHIP, AS TO AN UNDIVIDED FORTY  PERCENT
(40%),  AS  TENANTS IN COMMON ("Assignee"), under  the  following
circumstances:

      A.    Assignor is the Landlord with respect to that certain
Lease Agreement between CNL Restaurant Investors Properties, LLC,
a  Delaware  limited liability company and Franchise  Associates,
Inc.,  a  Minnesota  corporation, dated February  20,  2001  (the
"Lease"), as evidenced by Memorandum of Lease dated February  20,
2001,  filed  of  record May 29, 2001, as  Document  No.  372297,
Office  of  the  Registrar  of Titles, Anoka  County,  Minnesota,
whereby   Assignor  leased  to  Franchise  Associates,  Inc.,   a
Minnesota  corporation, that certain property  known  as  Arby's,
Site  # 6910, 3885 124th Avenue NW, Coon Rapids, MN  55433,  more
particularly described on the attached Exhibit "A";

       B.     Assignor   is  the  beneficiary  of  that   certain
Unconditional  Guaranty  of Payment and Performance  executed  by
RTM,  Inc., a Georgia corporation; RTM Partners, Inc., a  Georgia
corporation;  RTM Acquisition Company, L.L.C., a Georgia  limited
liability company; and RTM Management Company, L.L.C.,  a Georgia
limited   liability  company,  dated  February  20,   2001   (the
"Guaranty")  and  to  and  for  the  benefit  of  CNL  Restaurant
Investors Properties, LLC, a Delaware limited liability  company;
and

       C.    Assignor  desires  to  assign  to  Assignee  all  of
Assignor's right, title and interest in, to and under  the  Lease
and  the  Guaranty,  and  Assignee  desires  to  assume  all   of
Assignor's obligations under the Lease arising after the date  of
this Assignment.

      NOW,  THEREFORE, for the mutual covenants contained  herein
and  other  good  and  valuable consideration,  the  receipt  and
sufficiency  of  which  are  hereby  acknowledged,  Assignor  and
Assignee agree as follows:

      1.    Assignor  assigns to Assignee all  right,  title  and
interest of the Landlord in, to and under the Lease, and Assignee
assumes  and agrees to perform all of the obligations of Assignor
under  the  Lease first arising from and after the date  of  this
Agreement.

      2.    Assignor represents and warrants that Assignor  holds
all  such right, title and interest of Landlord under the  Lease,
has  the  right to convey it to Assignee, that such right,  title
and  interest are unencumbered by Assignor, that the Lease is  in
full  force and effect, and that, to Assignor's actual knowledge,
neither the Landlord nor the Tenant is in material default of any
of  its  obligations under the Lease, nor has any event  occurred
which,  with  notice,  the  passage  of  time,  or  both,   could
constitute a material default under the Lease.

      3.    Assignor hereby agrees to indemnify Assignee against,
and  hold  Assignee harmless from, any and all  cost,  liability,
loss,   damage   or   expense,  including,  without   limitation,
reasonable  attorneys' fees, first arising or accruing  prior  to
the  date  hereof  in connection with Assignor's  performance  or
observance  of,  or  the  failure  to  perform  or  observe,  any
agreement  or  obligation of Assignor arising  under  the  Lease.
Assignee  hereby agrees to indemnify Assignor against,  and  hold
Assignor harmless from, any and all cost, liability, loss, damage
or  expense, including, without limitation, reasonable attorneys'
fees,  arising or accruing as of or subsequent to the date hereof
in  connection with Assignee' performance or observation  of,  or
failure to perform or observe any agreement or obligation arising
under the Lease hereby assumed by Assignee.

      4.   Pursuant to paragraph 10 of that certain Unconditional
Guaranty  of  Payment and Performance dated as  of  February  20,
2001,  to  and  for  the  benefit  of  CNL  Restaurant  Investors
Properties, LLC (the "Guaranty"), the Guaranty shall apply and is
hereby assigned to and for the benefit of the Assignee.

                    [Signatures on Next Page]

     SIGNED as of the date first written above.

                                        "ASSIGNOR"

Signed, Sealed and Delivered
In the presence of:              CNL     RESTAURANT     INVESTORS
                                 PROPERTIES,  LLC,   a   Delaware
                                 limited liability company
  /s/ Catherine Walker
Name: Catherine Walker           BY:  CNL   RESTAURANT  INVESTORS
                                      PROPERTIES,     INC.,     a
                                      Delaware  corporation,   as
  /s/ Peter J Behr                    Managing Member
Name: Peter J Behr
                                 By: /s/ Robert W. Chapin
                                 Name:   Robert W Chapin
                                 Title:  President

STATE OF FLORIDA
COUNTY OF ORANGE

     The  foregoing  was acknowledged before me this  27  day  of
August,  2001, by Robert W Chapin as President of CNL  RESTAURANT
INVESTORS  PROPERTIES, INC., a Delaware corporation, as  Managing
Member  of  CNL RESTAURANT INVESTORS PROPERTIES, LLC, a  Delaware
limited  liability  company, on behalf  of  the  corporation  and
limited liability company.

/s/ Emma R Rullan
Notary Public, State of Florida

Printed Name: Emma R Rullan             [notary seal]
Notary Commission No.
My Commission Expires:

                                        "ASSIGNEE"

Signed, Sealed and Delivered     AEI Income  &  Growth  Fund   23
In the presence of:                   LLC,  a  Minnesota  limited
                                      liability company

  /s/ Sarah Blazier              By:  AEI  Fund  Management  XXI,
Name: Sarah Blazier                   Inc.,      a      Minnesota
                                      corporation,  as   Managing
                                      Member
  /s/ Angela Terryll
Name: Angela Terryll
                                 By:  /s/ Robert P Johnson
                                          Robert P. Johnson, President

STATE OF Minnesota
COUNTY OF Ramsey

      The  foregoing was acknowledged before me this  27  day  of
August,  2001,  by Robert P. Johnson, as President  of  AEI  Fund
Management XXI, Inc., a Minnesota corporation as managing  member
of AEI Income & Growth Fund 23 LLC, a Minnesota limited liability
company,  on  behalf  of said corporation and  limited  liability
company.

/s Michael B Daugherty
Notary Public, State of Minnesota                 [notary seal]

Printed Name: Michael B Daugherty
Notary Commission No.
My Commission Expires: Jan 31, 2005

Signed, Sealed and Delivered          AEI  Private   Net    Lease
In the presence of:                   Millennium   Fund   Limited
                                      Partnership,  a   Minnesota
                                      limited partnership
  /s/ Debra L Achman
Name: Debra L Achman             By:  AEI  Fund Management XVIII,
                                      Inc.,      a      Minnesota
                                      corporation,   as   General
  /s/ Brent D Cook                    Partner
Name: Brent D Cook

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

STATE OF Minnesota
COUNTY OF Ramsey

      The  foregoing was acknowledged before me this 27th day  of
August,  2001,  by Robert P. Johnson, as President  of  AEI  Fund
Management  XVIII,  Inc.,  a  Minnesota  corporation  as  general
partner   of  AEI  Private  Net  Lease  Millennium  Fund  Limited
Partnership, a Minnesota limited partnership, on behalf  of  said
corporation and limited partnership.

/s/ Michael B Daugherty
Notary Public, State of Minnesota

Printed Name:                                [notary seal]
Notary Commission No.
My Commission Expires:

                           EXHIBIT "A"

                        Legal Description

Lot 2, Block 1, Riverdale Commons Fourth Addition, together with
appurtenant easements created pursuant to Reciprocal Easement
Agreement and Consent, Document No. 275288, as amended and
Operation and Easement Agreement, Document No. 303551, as
amended.FIRST AMENDMENT TO NET LEASE AGREEMENT

     THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made  and  entered
into  effective  as  of  the 26 day of September,  2001,  by  and
between AEI Net Lease Income & Growth Fund XX Limited Partnership
("Fund  XX"),  AEI Income & Growth Fund 23 LLC ("Fund  23"),  AEI
Income  &  Growth Fund XXI Limited Partnership ("Fund XXI"),  and
AEI  Real  Estate  Fund 85-A Limited Partnership  ("Fund  85-A"),
whose  address  is  1300 Minnesota World Trade  Center,  30  East
Seventh Street, St. Paul, Minnesota 55101 ("Lessor")(fax #651 227
7705),  and  Kona Restaurant Group, Inc., a Delaware corporation,
whose  address is 3555 Ranch Road, 620 South, Austin, Texas 78734
("Lessee") (fax # 512 263 8055);

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and improvements located at Austin, Texas, and  legally
described   in  Exhibit  "A",  which  is  attached   hereto   and
incorporated  herein by reference and shall  substitute  for  the
Exhibit  A  heretofore attached to the Lease (as defined  below);
and

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

     WHEREAS,  Lessee and Lessor have entered into  that  certain
Net  Lease  Agreement dated March 8, 2001 (the ?Lease?) providing
for  the  lease  of  said real property and Building  (said  real
property  and  Building hereinafter referred to  as  the  "Leased
Premises"),  from  Lessor upon the terms and  conditions  therein
provided in the Lease;

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

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

ARTICLE 2.     TERM

     (A)   The  term of this Lease ("Term") shall be  the  period
commencing March 8, 2001 ("Occupancy Date") through the effective
date  hereof, plus seventeen (17) consecutive "Lease  Years",  as
hereinafter  defined,  commencing on the effective  date  hereof,
with the contemplated initial term hereof ending on September 30,
2018.

   (B)  The  first full Lease Year shall commence on the date  of
this  First  Amendment and continue through September  30,  2002.
Each  Lease Year after the first Lease Year shall be a successive
period of twelve (l2) calendar months.

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

ARTICLE 4.  RENT PAYMENTS

  (A)  Annual Rent Payable for the first Lease Year:  Lessee shall
       pay to Lessor an annual Base Rent of $240,765.00, which amount
       shall be payable in advance on the first day of each month in
       equal monthly installments of $4,012.75 to Fund XX, $4,414.02 to
       Fund 23, $5,015.94 to Fund XXI, and $6,621.04  to Fund 85-A.  If
       the first day of the Lease Term is not the first day of  a
       calendar month, then the monthly Rent payable for that partial
       month  shall  be a prorated portion of the  equal  monthly
       installment of Base Rent.

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

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

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

6.   This  Agreement  may  be executed in multiple  counterparts,
     each of which shall be deemed an original and all of which shall
     constitute one and the same instrument.

IN  WITNESS  WHEREOF, Lessor and Lessee have respectively  signed
and sealed this Lease as of the day and year first above written.

                     LESSEE:  Kona Restaurant Group, Inc.,

                                   By: /s/ Pete Turner
                                   Its: CFO

LESSOR:

               AEI  NET  LEASE  INCOME & GROWTH FUND  XX  LIMITED
               PARTNERSHIP

               By:  AEI  FUND  MANAGEMENT XX, INC.,  a  Minnesota
                    corporation

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

               AEI INCOME & GROWTH FUND 23 LLC

               By:  AEI  FUND MANAGEMENT XXI, INC., a  Minnesota
                    corporation

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

               AEI INCOME & GROWTH FUND XXI LIMITED PARTNERSHIP

               By:  AEI  FUND MANAGEMENT XXI, INC.,  a Minnesota
                    corporation

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

               AEI REAL ESTATE FUND 85-A LIMITED PARTNERSHIP

               By:  NET  LEASE MANAGEMENT 85-A, INC., a Minnesota
                    corporation

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

GF # 20010017
Owner Policy No. 44-905-100-20010017

                           EXHIBIT "A"
                           DESCRIPTION

Tract 1:

Lot  1C,  SECOND RESUBDIVISION OF LOT ONE BLOCK F, SUNSET  VALLEY
VILLAGE  SUBDIVISION SECTION ONE, a subdivision in Travis County,
Texas, according to the map or plat of record in Document No. (s)
199900324, Official Public Records of Travis County, Texas.

FIELDNOTE DESCRIPTION:

Of  a  1.979  acre tract of land situated in the City  of  Sunset
Valley,  Travis County, Texas, being Lot 1C, Second Resubdivision
of  Lot  One, Bock "F", Suset Valley Village Subdivision  Section
One,  a  Subdivision of record in Document No. 199900324  of  the
Official Public Records of Travis county, Texas; said 1.979 acres
being more particularly described by metes and bounds as follows:

Beginning  at  a  1/2  inch  iron  rod  found  at  the  point  of
intersection  of the Easterly right-of-way line  of  Brodie  Lane
(95;  R.  O.  W.) being the northeasterly corner of that  certain
0.653  acre right of way dedication to the City of Sunset  Valley
of  Record in Volume 13134, Page 961 of the Real Property Records
of  Travis County, Texas with the southerly right-of-way line  of
that  certain 110' right-of-way dedication to the City If  Sunset
Valley by Deed of Record in Volume 13134, Page 1008 of said  Real
Property  records,  same being the most northwesterly  corner  of
said Lot 1C;

Thence,  leaving  the  easterly line of Brodie  Lane,  along  the
southerly  line of said 110' right-of-way dedication,  being  the
northerly  line  of  said Lot 1C, same being the  northerly  line
hereof, the following two (2) courses and distances:

1)  S61  degrees 27 minutes 36 seconds East, a distance of 136.43
feet to a 1/2 inch iron rod found for the point of curvature of a
curve to the right;

2)  Along said curve to the right having a radius of 545.00 feet,
a  central  angle  of  13 degrees, 06 mins. 50  seconds,  an  arc
distance  of 124.74 feet and a chord which bears S54  degrees  54
mins.  11  sec. E, a distance of 124.47 feet to the end  of  said
curve,  to  a  cut "X" found in concrete being the  northeasterly
corner  of Lot 1B of said second resubdivision of Lot One,  Block
"F", for the northeasterly corner hereof;

Thence,  leaving  the  southerly line of said  110'  right-of-way
dedication, along the common lines of said Lot 1B and Lot  1A  of
said  second  reubdivision  of Lot  One,  Block  "F",  along  the
irregular easterly and southerly lines hereof, the following four
(4) courses and distances:

1)   S28 degrees 28 minutes 47 seconds West, a distance of 261.34
feet  to  a  PK nail found for an angle point hereof,  being  the
southwesterly corner of said Lot 1B;

2)   N61 degrees 31 minutes 13 seconds West, a distance of  20.56
feet to a 1/2 inch iron rod found for an angle point;

3)  S28  degrees 28 minutes 47 seconds West, a distance of  62.96
feet to PK nail found for the southeasterly corner of said Lot 1C
and hereof;

4)  N61  degrees 31 minutes 13 seconds West, a distance of 239.51
feet  to  a  PK  nail found in the easterly line of Brodie  Lane,
being  the  westerly line of said Lot 1A, for  the  southwesterly
corner of said Lot 1C and hereof;

THENCE,  N28  degrees  28  minutes 47  seconds  East,  along  the
easterly line of Brodie Lane, being the westerly line of said Lot
1C,  same  being the Westerly line hereof, a distance  of  338.78
feet to the point of beginning, containing an area of 1.979 acres
(86,193  square feet) of land, more or less, within  these  metes
and bounds.

NOTE: THIS COMPANY DOES NOT REPRESENT THAT THE ABOVE ACREAGE  AND
/OR SQUARE FOOTAGE CALCULATIONS ARE CORRECT.

Tract II:

Non-exclusive  easement  for  vehicular  and  pedestrian  access,
parking  and utilities as created and more particularly described
under  Section  3.1  and 3.2 and shown on  Exhibit  "C"  of  that
certain  reciprocal  easement  and  development  agreement   with
restrictive  covenants recorded in Volume 13325,  Page  1780  and
recorded  in   Volume  13667, Page 2563,  of  the  Real  Property
Records of Travis County, Texas.

Tract III:

Non-exclusive  easement for vehicular and  pedestrian  access  as
created  and  more particularly described under Section  3.1  and
3.2,  and  as  shown  on Exhibit "C" of that  certain  reciprocal
access easement agreement with restrictive covenants recorded  in
Document  No. 1999113951 of the Real Property Records  of  Travis
County.

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