Document:

PURCHASE AGREEMENT
                               FOR
                      IMPROVED REAL ESTATE

       THIS  PURCHASE AGREEMENT (hereinafter referred to  as  the
"Agreement") is made and entered  into  as  of  the  6th  day  of
February, 2004,  by   and   among AEI REAL ESTATE FUND 85-B LP, a
Minnesota  limited  partnership  (hereinafter  referred   to   as
"Seller"),  RTM   OPERATING   COMPANY, a   Delaware   corporation
(hereinafter   referred  to   as   "Purchaser"), and LAND AMERICA
FINANCIAL GROUP, INC. ("Escrow Agent").

                           WITNESSETH:

     WHEREAS,  Seller desires to sell to Purchaser and  Purchaser
desires  to  purchase  from  Seller  certain  real  property   in
accordance with the terms and conditions hereinafter provided.

     NOW,  THEREFORE, for and in consideration of the sum of  Ten
and No/100 Dollars ($10.00), in hand paid, the premises and other
good  and valuable consideration, the receipt and sufficiency  of
which  are  hereby acknowledged, Seller and Purchaser  do  hereby
covenant and agree as follows:

                      ARTICLE I - PROPERTY

     1.1  Purchase of Property. Seller agrees to sell and  convey
to  Purchaser,  and  Purchaser agrees to  buy  from  Seller,  the
following:  (a)  that  certain real  property  lying  in  Madison
County,  in  the  State  of  Tennessee, being  more  particularly
described on Exhibit "A" attached hereto and incorporated  herein
by  reference, together with all of the tenements, hereditaments,
improvements,  buildings,  fixtures,  facilities,  appurtenances,
rights,  easements and rights-of-way incident thereto,  including
without  limitation all rights, title and interest of  Seller  in
and  to any and all roads, streets, alleys and ways bounding such
property,  free  and  clear of all liens,  claims,  encumbrances,
mortgages,  leases,  leasehold estates and/or  installment  sales
contracts (collectively, the "Property"); and (b) all of Seller's
interest,  if  any,  in  the  furniture,  fixtures,  furnishings,
machinery  and equipment situated on or about the Property  which
is   used  in  connection  with  the  maintenance,  operation  or
management of the Property, including, but not limited to,  those
items  listed  on  Exhibit "B" attached hereto  and  incorporated
herein,  free  and  clear  of  all liens,  encumbrances,  leases,
installment sales agreements, UCC financing statements,  security
agreements   and/or   chattel   mortgages   (collectively,    the
"Personalty"). A more definitive description of the Property  may
be obtained by Purchaser having prepared an accurate boundary and
topographic survey acceptable to Purchaser (hereinafter  referred
to  as  the  "Survey"), at Purchaser's election,  sole  cost  and
expense.

                   ARTICLE II- PURCHASE PRICE

     2.1  The  purchase price shall be EIGHT HUNDRED  EIGHTY-FIVE
THOUSAND  AND  NO/l00  DOLLARS ($885,000.00) ("Purchase  Price"),
with  an earnest money deposit being represented by check in  the
amount  of  One  Thousand  and No/l00  Dollars  ($1,000.00)  (the
"Earnest  Money"),  which  shall be delivered  within  three  (3)
business  days  after  Purchaser has received  a  fully  executed
duplicate original of this Agreement. The Earnest Money shall  be
held  in  escrow  by Escrow Agent and shall be  considered  as  a
portion  of  the  Purchase Price at Closing. The balance  of  the
Purchase Price shall be payable in cash at Closing. In the  event
Purchaser fails or refuses to consummate the subject sale for any
reason whatsoever, other than either Seller's failure, refusal or
inability  to  perform any of Seller's covenants  and  agreements
hereunder  or the failure of any of the conditions to Purchaser's
obligation  to close hereunder, then Purchaser and  Seller  agree
that  the  damage which Seller would reasonably  be  expected  to
sustain is the amount of the Earnest Money. Purchaser and  Seller
acknowledge  and  agree that it would be extremely  impracticable
and  difficult  to  ascertain the actual damages  that  would  be
suffered by Seller in such event. Purchaser and Seller

have considered carefully the loss to Seller as a consequence  of
the  negotiation  and execution of this Agreement,  the  personal
expense of Seller incurred in connection with the preparation  of
this  Agreement and Seller's performance hereunder, and the other
damages,  general and special, that Purchaser and Seller  realize
and recognize Seller will sustain but that Seller cannot, at this
time,  calculate  with absolute certainty.  Based  on  all  those
considerations, Purchaser and Seller have agreed that the  damage
to  Seller would reasonably be expected to amount to the  Earnest
Money,  as  full, complete and final liquidated damages sustained
by the Seller, and Seller shall have no other recourse or remedy,
either in law or in equity.

     Accordingly,  if  all  conditions precedent  to  Purchaser's
obligation to consummate the purchase of the Property  have  been
waived by Purchaser or satisfied, and if Seller has performed its
covenants  and agreements hereunder, but Purchaser  has  breached
its covenants and agreements hereunder and has failed, refused or
is  unable to consummate the purchase and sale of the Property by
the  date  of  the Closing, then the Escrow Agent shall  pay  the
Earnest  Money  to  Seller by check as full, complete  and  final
liquidated damages. Upon delivery of the Earnest Money  check  to
Seller, as above provided, no party to this Agreement shall  have
any  liability  to  any other party to this Agreement,  and  this
Agreement shall, in its entirety, be deemed null, void and of  no
further force and effect.

                ARTICLE III - DEEDS AND DOCUMENTS

     3.1  Conveyance by Seller to Purchaser shall be  by  General
Warranty Deed, as to the Property, and General Warranty  Bill  of
Sale,  as to the Personalty. Such conveyances shall be free  from
dower or statutory rights, taxes, assessments and all other liens
and   encumbrances  of  any  kind,  without  exceptions,   unless
otherwise specified herein, so as to convey to the Purchaser good
and  marketable title. Any transfer tax, documentary  stamp  tax,
excise  tax and/or use tax imposed on this transaction and/or  on
Seller's  General Warranty Deed shall be paid by  Seller.  Seller
shall pay the recording cost of any recordable closing documents.

     3.2  If the legal description of the Property prepared  from
the  Survey  differs from the legal description by  which  Seller
acquired  title  to  the  Property, as described  in  the  "Title
Company's" "Commitment" for the "Title Policy" (as such terms are
defined in Article VII below), then Seller shall also execute and
deliver  to  Purchaser at Closing a Quitclaim Deed, in recordable
form,  duly  executed  by Seller and conveying  the  Property  to
Purchaser using the Survey legal description.

     3.3  Seller  shall deliver to Purchaser at Closing:  (a)  an
Affidavit  of  vacant  possession  stating  that  there  are   no
unrecorded leases of or agreements regarding the Property  except
as  may be in existence between Seller and Purchaser; and  (b)  a
Vendors  Affidavit containing such certifications as are required
by  the  Title  Company  to  enable it to  delete  the  "Standard
Exceptions"  (as  described or contained in the Commitment)  from
the Title Policy to be issued to Purchaser.

     3.4  Seller shall deliver to Purchaser at Closing, a closing
statement,  duly executed by Seller and Purchaser, setting  forth
in  reasonable  detail the financial transaction contemplated  by
this  Agreement,  including,  without  limitation,  the  Purchase
Price,  all prorations, the allocation of costs specified  herein
and the source, application and disbursement of all funds.

     3.5   Seller  shall  deliver  to  Purchaser  at  Closing   a
certificate  duly  executed  by  Seller  setting  forth  Seller's
address  and  Social  Security or tax identification  number  and
certifying  that Seller is not a foreign person for  purposes  of
the  Foreign Investment in Real Property Tax Act (FIRPTA) and any
similar certificate required under applicable State law.

             ARTICLE IV - CONDITIONS TO CLOSING AND
                    CONSUMMATION OF THE SALE

     4.1  Purchaser's  obligation to purchase  is  contingent  on
Purchaser being able to obtain the following:

          (a)   Licenses,   permits  and   other   authorizations
     necessary  to construct, open and operate Purchaser's  free-
     standing   fast-food  drive-through  restaurant   with   its
     standard  pole sign and reader board as well  as  curb  cuts
     for  reasonable  traffic access. [This  condition  precedent
     has been satisfied.];

          (b)  An estoppel letter from Arby's, Inc. regarding the
     issuance  of a franchise to operate an Arby's restaurant  at
     the  Property location. [This condition precedent  has  been
     satisfied.];

          (c)  Approval  from the RTM, Inc. Board  of  Directors.
     [This condition precedent has been satisfied.]; and

          (d)  A  non-revocable commitment from an  institutional
     lender  or  from  an  investor  to  provide  mortgage  loan,
     sale/lease-back,  build-to-suit or  other  funding  for  the
     purchase and development of the Property and Personalty.

In  the  event Purchaser fails to notify Seller by written notice
within  one  hundred  twenty (120) days from the  date  Purchaser
receives a duplicate original of this Agreement fully executed by
all   parties  hereto,  including  without  limitation  a   legal
description of the Property attached hereto as Exhibit "A"  (said
time  period  being hereinafter referred to as  the  "Feasibility
Period"),   that   it   has  satisfied  or   waived   all   these
contingencies, then this Agreement shall automatically  terminate
without  the necessity of any further act on the part  of  either
party. In such event Purchaser shall be entitled to the return of
the Earnest Money, neither party shall have any further right  or
remedy  against the other, either in law or in equity, the Seller
shall  be entitled to the return of his deed or other instruments
placed  in escrow, and the parties shall be released from further
liability.  In the event Purchaser provides a written  notice  to
Seller that it has satisfied or waived all of these contingencies
prior  to the expiration of the Feasibility Period, then  Closing
shall  be held at the office of Escrow Agent or by mail and wire.
Closing  shall  take  place within ten (10) Business  Days  after
Purchaser's  notification to Seller that all of the contingencies
of  the contract have been fulfilled or waived. Vacant possession
of  the  Property  shall be delivered to  Purchaser  at  time  of
Closing.  Risk  of loss to the Personalty, the Property  and  the
improvements  thereon prior to Closing shall remain with  Seller.
In  the  event  the  final  date of the Feasibility  Period,  the
Closing  date or any other date on which or by which a  party  is
required to take action or perform hereunder falls on a Saturday,
Sunday  or Legal Holiday, then the end of the Feasibility  Period
or  the Closing or such other date, as the case may be, shall  be
extended through the end of the next Business Day following  said
date.

     4.2  Purchaser proposes to construct, alter,  open  and  use
the Property and the improvements therein for the operation of  a
free-standing fast-food drive-through restaurant, including  off-
street  parking incident thereto and the erection of its standard
identification pole sign and reader board. In the event that  the
Property  is restricted by any state, county, municipal or  other
governmental  ordinance,  rule  or regulation  including  limited
access    rules,   restrictions   or   regulations   (hereinafter
collectively  called "zoning) which prohibit, limit  or  restrict
the  use of the Property for such purposes, then Purchaser shall,
at  Seller's expense to be reimbursed at Closing, attempt and use
Purchaser's  good faith efforts to secure rezoning,  special  use
permits  or  variances (hereinafter referred to  collectively  as
"Authorizations"),  so that the Property  may  be  used  for  the
purposes intended by Purchaser as set forth above. Seller  hereby
agrees to cooperate fully with

Purchaser   in   securing  and/or  attempting  to   secure   such
Authorizations, and hereby grants permission to Purchaser to make
application for such Authorizations in the name of the Seller. In
the  event  Purchaser  is  unable to secure  such  Authorizations
within  the  Feasibility Period, Purchaser may notify  Seller  in
writing of such fact, whereupon this Agreement shall become  null
and  void,  Purchaser  shall  not be obligated  to  complete  the
purchase  of  the Property, and any and all Earnest Money  and/or
consideration paid to Seller or held in Escrow shall be  promptly
returned  to  Purchaser. The determination of the  necessity  for
obtaining   such   Authorizations  or   the   adequacy   of   the
Authorizations  granted shall be within the  sole  discretion  of
Purchaser.

     4.3  During  the  Feasibility Period Seller shall  and  does
hereby  authorize  and  permit Purchaser, its  agents,  employees
and/or  contractors, to enter upon the Property to make or update
Surveys;  to  determine  the location of  utilities;  to  perform
engineering studies and to conduct soil tests and borings on  the
Property  (except where buildings, if any, are now  located);  to
inspect   for   asbestos  and  other  hazardous  substances,   as
subsequently defined in paragraph 10.4 below; and to conduct  so-
called  "Phase  I"  and, if necessary, "Phase  II"  environmental
assessments,  studies, inspections and tests;  with  all  of  the
foregoing  being to enable Purchaser to determine the  Property's
suitability for Purchaser's proposed use and improvements. If any
conditions unsuitable to Purchaser for such proposed improvements
or   Purchaser's  contemplated  use  are  indicated  or  revealed
thereby,  then Purchaser may terminate this Agreement,  whereupon
both   parties   shall  be  released  from  further   performance
hereunder,  and  the Earnest Money deposit shall be  returned  to
Purchaser.  If these activities reveal the presence or likelihood
of any hazardous substance contamination, as defined in paragraph
10.4  herein, or other toxic materials, present on the  Property,
and if any city, state, county or federal ordinance, statute,  or
regulation requires or mandates that such finding be reported  to
a  governmental authority or agency, then Seller hereby expressly
directs and authorizes Purchaser and its agents, employees and/or
contractors to immediately report and reveal such finding to  the
appropriate governmental authority or agency, as required. Seller
hereby  expressly waives and relinquishes any claim  for  damages
against  Purchaser  and its agents, employees and/or  contractors
based upon or resulting from such reporting of such findings.

              ARTICLE V - CASUALTY AND CONDEMNATION

     5.1 If, prior to Closing, any part of the Property is
condemned or appropriated by public authority or any party
exercising the right of eminent domain, or is threatened thereby,
or if the buildings and improvements on the above-described
Property shall be destroyed or materially damaged by fire,
windstorm, explosion or other casualty, then this Agreement
shall, at the election of Purchaser made by written notice to
Seller, become null and void, whereupon the Earnest Money and any
consideration paid by the Purchaser to or for the benefit of the
Seller shall be promptly repaid. Should the Purchaser elect to
not terminate this Agreement, the Purchase Price shall be reduced
by the amount of the award or proceeds payable and/or credited to
Seller.

                ARTICLE VI- UTILITY AVAILABILITY

     6.1 [Intentionally Deleted.]

                 ARTICLE VII- EVIDENCE OF TITLE

     7.1  Purchaser  shall  have  the  right  to  order  a  title
insurance binder (the "Commitment"), on the Property prepared  by
a   national  title  insurance  company  (the  "Title  Company"),
acceptable to Purchaser. Seller shall provide a current  abstract
of title to the Title Company, if required, and shall pay for any
costs incurred in title searches and at Closing shall pay for  an
owner's  title  insurance policy (the "Title  Policy"),  insuring
Purchaser in the amount of the Purchase Price, in A.L.T.A. Form B
(or its equivalent if this form is

not available) with the Standard Exceptions deleted. Seller shall
also  pay  for  any premium associated with the deletion  of  the
Survey  exception.  At Closing, Seller will  convey  a  good  and
marketable  fee  simple  title to  the  Property,  and  good  and
marketable  title to the Personalty, with all of the  same  being
free, clear and unencumbered, except those matters that Purchaser
has suffered, caused, or permitted to accrue.

     7.2  Purchaser shall have until Closing to examine title  to
the  Property and submit title objections. Purchaser shall advise
Seller   of   any  defects,  objections,  liens  or  encumbrances
affecting title to the Property as disclosed by such examination.
Purchaser  shall also have until Closing to discover  and  notify
Seller  of title defects or objections revealed by the Survey  of
the Property. If upon such title examination and Survey, title is
found  to be objectionable, or thereafter, if the status of title
changes  and  Purchaser  notifies Seller  of  such  objection  or
objections in writing, then Seller shall have until the  date  of
Closing,  or ten (10) days from the date of the receipt  of  such
notice, whichever date first occurs, to cure, satisfy, remove  or
terminate  any  such  objection. In the  event  Seller  fails  or
refuses  to cure, satisfy, remove or terminate any such objection
or  objections  within  said ten (10)  day  period  or  prior  to
Closing, whichever date first occurs, then Purchaser may, at  its
option elect, to:

          (a)   Waive   any   objections   and   consummate   the
     transaction subject to such objections; or

          (b)  Terminate  this  Agreement by  written  notice  to
     Seller,  whereupon all Earnest Money shall  be  refunded  to
     Purchaser, and thereafter, no party to this Agreement  shall
     have   any   further  rights,  obligations  or   liabilities
     hereunder; or

          (c)  Extend the Closing Date for up to thirty (30) days
     by  written  notice  to Seller, in order  to  permit  Seller
     additional time to cure such objections.

     7.3 [Intentionally Deleted.]

                    ARTICLE VIII- COMMISSIONS

     8.1  Any and all real estate and other commissions or  other
broker's  or finder's fees and/or expenses incident to this  sale
shall be paid by the Seller. Seller hereby indeninifles and holds
harmless  the  Purchaser  from  and  against  all  claims,  loss,
liability,   damages,  costs  and  expenses  (including   without
limitation  reasonable counsel fees) resulting  from  any  claims
that  may  be  made  against  the Purchaser  by  reason  of  this
Agreement and/or the transaction contemplated hereby.

             ARTICLE IX - TAXES AND UTILITY CHARGES

     9.1  All  municipal,  county,  state  and  federal  transfer
taxes, personal property taxes, real property taxes, sales taxes,
water  bills,  utility bills of any nature, as  well  as  special
assessments,  shall be paid by Purchaser pursuant  to  the  Lease
encumbering the Property between Purchaser and Seller.

             ARTICLE X - REPRESENTATIONS. WARRANTIES
                     AND COVENANTS OF SELLER

     To  induce  the  Purchaser  to enter  into  this  Agreement,
Seller   makes  the  representations,  warranties  and  covenants
hereinafter contained, each of which is material to and is relied
upon  by Purchaser. Seller represents, warrants and covenants  as
follows:

     10.1Authority  to  Sell. Seller has  the  right,  power  and
authority  to enter into this Agreement and to sell the  Property
to  Purchaser in accordance with the terms and conditions  hereof
and  will deliver satisfactory evidence of such right, power  and
authority to Purchaser at Closing.

    10.2 Ownership  of  Property and Personaltv.  Seller  is  the
sole  owner of and has good fee simple, marketable and  insurable
title  to  all of the Property and good, unencumbered  marketable
title   to  the  Personalty,  subject  only  to  those  Permitted
Exceptions which are specifically applicable thereto (if any) and
which  Purchaser has agreed to accept as title exceptions in  the
Title Policy for the Property.

     10.3 Zoning and  Permits. To the best of Seller's  knowledge
without   due   inquiry,   the  Property   is   currently   zoned
appropriately  for  use  as a fast-food  restaurant  with  drive-
through  window.  All  necessary  governmental  permits  for  the
development  and/or  operation  of  the  Property,  as  currently
conducted, are readily available. Seller has received  no  notice
or order from any governmental authority having jurisdiction over
the   Property  that  adversely  affects  the  use,  development,
construction  and/or  operation  of  the  Property  as  presently
conducted.

     10.4 Hazardous  Waste.  For  purposes  of  this   paragraph,
"hazardous  substance" means any matter giving rise to  liability
under the Resources Conservation Recovery Act ("RCRA"), 42 U.S.C.
Section  6901 et seq., the Comprehensive Environmental  Response,
Compensation  and  Liability Act ("CERCLA"), 42  U.S.C.  Sections
9601  et  seq.,  or generally any contaminant, oil  or  petroleum
product  of any nature whatsoever, radioactive or other material,
and/or any medical, biological or other toxic substance or waste,
the  removal of which is required or the maintenance of which  is
proscribed, regulated or penalized by any local, state or federal
agency   authority   or  governmental  unit  (collectively,   the
"Governmental Authorities")..

          (a)  To  Seller's best knowledge, without due  inquiry,
     the Property does not contain any hazardous substance.

          (b)  Seller has not conducted, authorized or  permitted
     the    generation,   transportation,   storage,   treatment,
     handling  or  disposal  of any hazardous  substance  at  the
     Property.

          (c)  Seller  is not aware of any pending or  threatened
     litigation or proceedings before any Governmental  Authority
     in  which  any  person  or entity or Governmental  Authority
     alleges  the presence, release, threat of release, placement
     on  or  in  the  Property or the generation, transportation,
     storage,  treatment  or  disposal at  the  Property  of  any
     hazardous substance.

          (d)  Seller has not received any notice of and  has  no
     actual  or  constructive  knowledge  that  any  Governmental
     Authority  or any employee or agent thereof has  determined,
     or  threatens  to  determine,  that  there  is  a  presence,
     release,  threat of release, placement on or in the Property
     or  the  generation, transportation, storage,  treatment  or
     disposal at the Property of any hazardous substance.

          (e)  There  are and have been no communications  to  or
     from  or agreements with any Governmental Authority  or  any
     private  entity and Seller, nor any other party to the  best
     of  Seller's knowledge, including, but not limited  to,  any
     prior  owners  of  the Property or any  adjacent  or  nearby
     property,   relating   in  any  way   to   the   generation,
     transportation,  storage,  treatment  or  disposal  at   the
     Property of any hazardous substance.

          (f) [Intentionally deleted.]

          (g)  To Seller's best knowledge and belief, without due
     inquiry,  there are no underground storage tanks  on  or  in
     the  Property  and  there  has never  been  any  underground
     storage tank or tanks on or in the Property.

     10.5Governmental Code. Statute. Seller knows of no  existing
condition  with  respect to the Property or  its  operation  that
violates  any  government  code,  rule,  statute,  ordinance   or
regulation.

     10.6Further Encumbering. Seller shall not further  encumber,
or  allow the encumbrance of, the title to the Property or modify
the  terms  or conditions of any existing encumbrances,  if  any,
without the written consent of Purchaser.

     10.7No  Condemnation Proceedings. There are no  condemnation
or eminent domain proceedings pending, threatened or contemplated
against the Property or any part of the Property, and Seller  has
received no notice, oral or written, of the desire of any  public
authority or other entity to take or use the Property or any part
of the Property.

     10.8Purchaser's   Reliance.   Purchaser's   obligation    to
purchase   is   expressly   conditioned   upon   all    of    the
representations, warranties and covenants of Seller herein  being
true  and correct, both as of the date of full execution of  this
Agreement and as of the date of Closing.

              ARTICLE XI- MISCELLANEOUS PROVISIONS

     11.1No  term or condition of this Agreement will  be  deemed
to  have been waived or amended unless expressed in writing,  and
the waiver of any condition or the breach of any term will not be
a  waiver  of any subsequent breach of the same or of  any  other
term   or  condition.  This  Agreement  constitutes  the   entire
Agreement of the parties which incorporates prior written or oral
understandings  and  supersedes same.  This  Agreement  shall  be
binding  upon  and  inure to the benefit of the  parties  hereto,
their  heirs,  devisees, personal representatives, successors  or
assigns.

     11.2It  is  the  express  intention  and  agreement  of  the
parties   to  this  Agreement  that  all  covenants,  agreements,
statements, representations and warranties made by Seller in this
Agreement shall survive this Agreement, the delivery of the  Deed
and other closing documents, and the Closing.

     11.3TIME IS OF THE ESSENCE OF THIS AGREEMENT.

     11.4Each  party hereto hereby acknowledges that all  parties
hereto participated equally in the drafting of this Agreement and
that,  accordingly,  no  court construing  this  Agreement  shall
construe it more stringently against one party than the other.

     11.5This  Agreement  shall  be governed  by,  and  construed
under, the laws of the State in which the Property is located.

     11.6Purchaser  may  assign its interest in  this  Agreement,
either  in  whole or part, to any party that assumes  Purchaser's
obligations in writing, without the prior consent of Seller,  and
Purchaser  shall be released here from as a result of any  entire
assignment.

     11.7All  of  the  representations and warranties  of  Seller
contained in the Agreement shall be true, correct and complete on
and  as of the date of the execution of this Agreement and  again
on  and  as  of  the  Closing  date. If  any  representations  or
warranties of Seller in this Agreement become known by Purchaser,

to be untrue and are not remedied by Seller after notice is given
by  Purchaser prior to Closing, Purchaser may: (a) terminate this
Agreement;   or   (b)  waive  its  objections   and   close   the
transactions.

    11.8 The  phrase  "Business Day" as used  herein  shall  mean
          Mondays  -  Fridays from 9:00 a.m. to 5:30 p.m.,  Legal
          Holidays  excepted. The phrase "Legal  Holidays"  shall
          mean  and  refer  to  any  day  which  would  otherwise
          constitute  a Business Day but which is observed  as  a
          holiday  by  employees of the United States  Government
          and of the State of Georgia government.

                     ARTICLE XII- NONCOMPETE

     12.1[Intentionally deleted.]

                     ARTICLE XIII - NOTICES

     13.1All    notices,    requests,    consents    and    other
communications hereunder shall be in writing and shall either  be
(i)   personally   delivered,  or  (ii)  mailed  by   first-class
registered  or certified mail, return-receipt requested,  postage
prepaid,  or  (iii)  sent  by  pre-paid,  receipted  same-day  or
overnight  private courier, or (iv) sent by telecopy or facsimile
transmission with continuation of transmission (provided  a  copy
thereof is sent by any other means described herein within  three
(3)  Business  Days thereafter). Notices shall be effective  when
received  as  evidenced  by  return receipt,  receipt  indicating
refusal  to  accept delivery, or receipt indicating inability  to
deliver, and shall be sent to the following addresses:

    If to Purchaser:c/o RTM Inc.
                    5995 Barfield Road
                    Atlanta, Georgia 30328
                    Attn:  Senior Vice President - Real Estate
                    Phone: (404) 256-4900
                    Fax:  (404) 250-4856

     with copy to:  Hartman, Simons, Spielman & Wood LLP
                    6400 Powers Ferry Road, N.W. Suite 400
                    Atlanta, Georgia 30339
                    Attn:  Susan M Gordon Esq
                    Phone: 770/980-3421
                    Fax:  770/618-8556

    If to Seller:   AEI Real Estate  Fund 85-B LP
                    1300 Wells Fargo Place
                    30 East Seventh Street
                    St. Paul, Minnesotaa 55101

    With copy to:   Michael B Daugherty
                    The Daugherty Firm
                    1300 Wells Fargo Place
                    Saint Paul, Minnesota 55101

    If to Escrow Agent: Land America Financial Group Inc
                        450 South Orange Avenue
                        Orlando, Florida 32801
                        Attn: Juanita A. Schuster

                       ARTICLE XIV - DEFAULT

     14.1In  the event of any litigation brought under the  terms
of  this Agreement, whether at trial or any appellate level,  the
prevailing party in such litigation shall be entitled to an award
of  costs,  expenses  and  reasonable  attorneys'  fees  actually
incurred in addition to any other award of damages made  by  such
court.

     IN WITNESS WHEREOF, the Seller has caused this instrument
to be executed and sealed this 2nd day of February 2004.

                              SELLER:

                              AEI REAL ESTATE FUND 85-B Limited
                              Partnership, a Minnesota limited
                              partnership
                              SSN or FEIN:

/s/ Debra Jochum               By: Net Lease Management 85-B, Inc.,
      Witness                      its corporate general partner

/s/ Jennifer Schriner           By/s/ Robert P Johnson
      Witness                    Name Robert P Johnson
                                   Its President

     IN WITNESS WHEREOF, the Purchaser has caused this
   instrument to be executed and sealed this 6th day of
   February 2004

                                   PURCHASER:
                                   RTM OPERATING COMPANY, a
                                   Delaware corporation
                                   SSN or FEIN:

                                   By: /s/Daniel T Collins
                                   Name: Daniel T Collins
                                   Its:Vice President

/s/ Lynn McDaniel
    witness

Liz
 witness                           By/Attest /s/ Robert S Stallings
                                                 VP Assistant Secretary

                           EXHIBIT "A"

                        LEGAL DESCRIPTION

                 Description of 0.58 Acre Tract

BEGINNING  at  a  point  in the northern margin  of  Old  Hickory
Boulevard,  said  point being 40 feet at right  angles  from  the
centerline of Old Hickory Boulevard, said point also being  in  a
southwesterly  direction following the  northern  margin  of  Old
Hickory  Boulevard a distance of 415.57 feet from  the  southwest
corner  of  the Town and Country Realtors tract and the southeast
corner  of the Hamilton Hills Shopping Center tract; runs  thence
in  a southwesterly direction following the curve to the right of
the northern margin of Old Hickory Boulevard, having a radius  of
532.96  feet  a  distance of 122.91 feet  (south  54  degrees  46
minutes  west 122.64 feet chord) to a point; runs thence north  4
degrees  east a distance of 301.90 feet to a point;  runs  thence
south  86  degrees east a distance of 95 feet to  a  point;  runs
thence south 4 degrees west a distance of 224.34 feet to a  point
in  the northern margin of Old Hickory Boulevard and the point of
beginning, containing 25,285.97 square feet (0.58 of an acre) and
surveyed by McALEXANDER ENGINEERING on October 18, 1985.ASSIGNMENT
                             OF
                     PURCHASE AGREEMENT

      THIS ASSIGNMENT made and entered into this 1st day  of
March,  2004,  by and between AEI FUND MANAGEMENT,  INC.,  a
Minnesota corporation, ("Assignor") and AEI Income &  Growth
Fund   XXI   Limited   Partnership,  a   Minnesota   limited
partnership,  and AEI Accredited Investor Fund 2002  Limited
Partnership, a Minnesota limited partnership (as tenants  in
common, together collectively referred to as "Assignee");

     WITNESSETH, that:

      WHEREAS,  on the 17th day of December, 2003,  Assignor
entered into a Purchase Agreement ("the Agreement") for that
certain  property located at 2585 Main Street, Buffalo,  New
York,  and more particularly described in Exhibit A attached
hereto  and incorporated herein (the "Property") with Ronald
Benderson  and  David  H. Baldauf,  as  Trustees  under  the
Randall Benderson 1993-1 Trust dated September 22, 1993  and
Richard  Franco  (together  collectively  referred   to   as
"Seller"); and

      WHEREAS,  Assignor desires to assign to AEI  Income  &
Growth Fund XXI, an undivided fifty percent (50.0%) interest
as a tenant in common; and AEI Accredited Investor Fund 2002
Limited  Partnership,  an undivided  fifty  percent  (50.0%)
interest  as  a tenant in common, of its rights,  title  and
interest  in,  to  and  under the Agreement  as  hereinafter
provided;

      NOW, THEREFORE, for One Dollar ($1.00) and other  good
and  valuable  consideration, receipt  of  which  is  hereby
acknowledged,  it is hereby agreed between  the  parties  as
follows:

     1.    Assignor  assigns all of its  rights,  title  and
     interest in, to and under the Agreement to Assignee, to
     have  and  to  hold  the same unto  the  Assignee,  its
     successors and assigns;

     2.    Assignee  hereby  assumes all  rights,  promises,
     covenants,   conditions  and  obligations   under   the
     Agreement  to be performed by the Assignor  thereunder,
     and  agrees  to be bound for all of the obligations  of
     Assignor under the Agreement.

All other terms and conditions of the Agreement shall remain
unchanged and continue in full force and effect.

ASSIGNOR:

AEI FUND MANAGEMENT, INC.

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

ASSIGNEE:

AEI INCOME & GROWTH
  FUND XXI LIMITED PARTNERSHIP,
a Minnesota limited partnership

BY: AEI FUND MANAGEMENT XXI, INC.,
    a Minnesota corporation, its General Partner

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

AEI ACCREDITED INVESTOR FUND 2002
     LIMITED PARTNERSHIP,
a Delaware corporation

BY: AEI FUND MANAGEMENT XVIII, INC.,
     a Minnesota corporation, its General Partner

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

                          EXHIBIT A

                      Legal description

      All  That Tract or Parcel of Land, situate in the City
of  Buffalo,  County of Erie, and State of New  York,  being
part of Lot No. 44, Township 11, Range 8 of the Holland Land
Company's Survey, bounded and described as follows:

     Beginning at the intersection of the southeasterly line
of  Main  Street  and the westerly line of Fillmore  Avenue;
thence  southerly  and along the westerly line  of  Fillmore
Avenue a distance of 418.93 feet to a point' thence westerly
and  along a line drawn at right angles to the westerly line
of  Fillmore  Avenue  a  measured distance  of  147.38  feet
(147.69  feet) to a point' thence northerly at  an  interior
angle of 66 18' 29" a measured distance of 22.11 feet  to  a
point  on  a  line drawn at right angles to a  southeasterly
line  of Main Street and measuring 139.22 feet (139.38  feet
deed)  therefrom; thence westerly at a n interior  angle  of
255  16'  31"  a measured distance 139.22 feet (138.38  feet
deed)  to a point in the southeasterly line of Main  Street;
thence northeasterly at an interior angle of 90 00' 00"  and
along  the  southeasterly line of Main Street a distance  of
398.43 feet to a point and place of beginning.

                 PURCHASE AND SALE AGREEMENT

      This Purchase and Sale Agreement (this "Agreement") is
entered  into  as  of this 17th day of November,  2003  (the
"Effective  Date")  among  RONALD  BENDERSON  and  DAVID  H.
BALDAUF,  as  Trustees  under the Randall  Benderson  1993-1
Trust dated September 22, 1993 (the "1993-1 Trust"), RICHARD
FRANCO ("Franco") and AEI FUND MANAGEMENT, INC., a Minnesota
corporation ( "Buyer").

      In  consideration  of the mutual covenants  set  forth
herein  and  in  consideration of the earnest money  deposit
herein called for, the parties agree as follows:

      Section 1.     SALE AND PURCHASE.  The Trustees of the
1993-1 Trust and Franco (collectively, "Seller") shall sell,
convey,  and  assign  to  Buyer, and Buyer  shall  purchase,
assume  and  accept  from  Seller, for  the  Purchase  Price
(hereinafter  defined) and on and subject to the  terms  and
conditions herein set forth, the following:

          (a)  the   tract  or  parcel  of  Land  containing
               approximately 1.337 acres and located at 2585
               Main  Street,  Buffalo, New  York,  and  more
               particularly described in Exhibit A  attached
               hereto (the "Land"), all improvements located
               on  the  Land,  including  a  certain  retail
               building   which  consists  of  approximately
               11,347  square  feet  of  retail  space  (the
               "Improvements");  and  all  rights,   titles,
               easements  and interests appurtenant  to  the
               Land and/or Improvements;

          (b)  any  and  all  equipment,  including  without
               limitation    HVAC   equipment,    furniture,
               fixtures and other personal property owned by
               Seller  and  now  or as of the  Closing  Date
               installed   on,  attached  to  or   otherwise
               located  on  the Land or in the  Improvements
               (collectively, the "Personal Property"); and

          (c)  all of the landlord's interest in and  rights
               and   obligations  under   the  Lease   dated
               August  26,  1998, originally by and  between
               (i)  Seller, as landlord, with the landlord's
               interest  thereunder having been assigned  to
               Randall  Benderson and David H.  Baldauf,  as
               Trustees  of the Ronald Benderson 1995  Trust
               dated  December 29, 1995 (the  "1995  Trust")
               and  Franco, and (ii) Fay's Incorporated,  as
               tenant, with the tenant's interest thereunder
               having been assigned to or otherwise acquired
               by Eckerd Corporation, a Delaware corporation
               ("Tenant"), which Lease provides for the  use
               and  occupancy of the Improvements  and  Land
               (the   "Lease"),   and  all   rents   prepaid
               thereunder for any period subsequent  to  the
               Closing Date (defined below);

          (d)  all  permits and other governmental approvals
               or  consents relating to the Landlord/or  the
               Improvements including without limitation any
               variances,  conditional use permits,  special
               use     permits    or    occupancy    permits
               (collectively, "Seller Permits"); and

           (e)       all  rights  and  interests  of  either
               Seller  or the trustees of the 1995 Trust  in
               any  of the following to the extent the  same
               relate  to  the Land and/or the Improvements:
               (1)    any    warranties,   guaranties    and
               indemnities,     (2)     plans,     drawings,
               specifications, surveys, engineering reports,
               permits,  governmental  approvals  and  other
               technical  information,  and  (3)  any  trade
               names  or  other intangible property relating
               to  the leasing, maintenance, service, use or
               operation of the Land, Improvements,  or  the
               Lease  (collectively, the "Warranties,  Plans
               and Intangible Property").

The  above-listed items are herein collectively  called  the
"Property".   All  of the Property shall be sold,  conveyed,
and  assigned to Buyer at Closing (defined below)  free  and
clear  of  all  liens except for the lien of  real  property
taxes  not yet due and payable, and subject to the Permitted
Encumbrances (defined below).

      Section  2.     PURCHASE AND SALE.  Seller  agrees  to
sell to Buyer, and Buyer agree to purchase from Seller,  the
Property  upon  the terms and conditions set forth  in  this
Agreement.

      Section  3.      PURCHASE PRICE.  The  Purchase  Price
("Purchase  Price") for the Property shall be Three  Million
Two   Hundred   Thirteen   Thousand   and   00/100   Dollars
($3,213,000.00) to be paid in cash or cash equivalent as set
forth  in  Section 11 hereof.  Such Purchase Price is  based
upon a projected 8.25% yield for Buyer based on current base
rent payable under the Lease (on a fully net basis) .

      Section 4.     EARNEST MONEY.  Within two (2) business
days  after  the  Effective Date,  Buyer  shall  deliver  to
Commonwealth Land Title Insurance Company ("Title Company"),
at  its  office  in  St. Paul, Minnesota  a  check  or  wire
transfer in the amount of $50,000.00 which the Title Company
shall  immediately deposit for collection  in  an  interest-
bearing account, upon Buyer executing and delivering an  IRS
Form W-9 to the Title Company and Seller and Buyer executing
an escrow agreement with respect to the Earnest Money in the
form  attached hereto and incorporated herein as Exhibit  B.
As  used  in this Agreement, the term "Earnest Money"  shall
mean  the  amount  deposited by  Buyer,  together  with  all
interest  earned  thereon  while in  the  custody  of  Title
Company.  At the Closing, the Earnest Money and any interest
earned  thereon  will be paid to Seller  and  applied  as  a
credit  against  the Purchase Price.  If this  Agreement  is
terminated  for any reason other than Buyer's  default,  the
Earnest Money and any interest earned thereon in full  shall
be promptly returned to Buyer.

      Section  5.      DELIVERY  OF INFORMATION  BY  SELLER.
Within five (5) days after the Effective Date hereof, Seller
shall  deliver  to Buyer all of the following (collectively,
"Due  Diligence Documents"), to the extent the same  are  in
Seller's  possession  or  control  or  otherwise  reasonably
available to Seller:

      (a)  Any Phase I Environmental Reports, testing reports  and
           any other reports or documents regarding or relating to
           the environmental condition of the Property;

      (b)  A  copy  of  the  executed Lease and any amendments  or
           modifications thereto;

      (c)  Any soils, geotechnical or other  engineering  reports;

      (d)  Any  zoning  letter   or   other  written   information
           concerning the current zoning of the Property;

      (e)  As  built    Building   and/or   landscape  plans   and
           specifications;

      (f)  The  current real estate tax statement for the Land and
           Improvements;

      (l)  Any  management,  maintenance   or   service agreements
           relating to  the Property ("Property Agreements");

      (m)  Seller's general construction contract  with respect to
           the Improvements;

      (n)  Seller's Permits;

      (o)  Any   financial  statements or  sales  reports received
           by   Seller  from  the Tenant applicable to years  2000
           through 2003;

      (p)  Any  appraisals of the Property or  any  part  thereof;

      (q)  Copy of all Seller Permits;

      (r)  A  copy of a  survey  of  the  Land   and Improvements
           dated   February  7, 2000  prepared by   W.  Schutt  &
           Associates (the  "Existing Survey");

      (s)  Copies  of   any  existing   or   proposed warranties,
           guaranties   or    indemnities relating to the Land or
           the Improvements; and

      (t)  All  other  books,  records  and  reports prepared in
           connection  with   the   ownership,    management  or
           maintenance of the Property.

     Seller  represents  that the copies of  the  documents,
agreements and other materials delivered to Buyer  hereunder
are true, correct and complete copies thereof.

      Section 6.     DUE DILIGENCE PERIOD.  Buyer shall have
the  right during a period commencing with the date of  this
Agreement  and ending thirty (30) days after the receipt  of
the Due Diligence Documents (the "Due Diligence Period"), at
its  sole cost, expense and risk, to examine and inspect the
physical and environmental condition of the Property, status
of  compliance  of  the  Property with applicable  building,
zoning  and  health laws and to conduct feasibility  studies
with  regard to the ownership and operation of the Property.
Buyer, its contractors, consultants and representatives, may
enter upon the Property, whether before or after the end  of
the  Due  Diligence  Period, to  inspect  the  Property  and
conduct  a due diligence review of the same, and may conduct
tests  and  examinations with regard thereto.   Buyer  shall
promptly  restore  the  Property to substantially  the  same
condition  in  which  it existed immediately  prior  to  any
physical  tests conducted by or on behalf of  Buyer.   Buyer
shall  hold  Seller  harmless  from  any  and  all  damages,
liabilities  or claims caused by the negligence or  wrongful
act  of  Buyer,  their employees, agents or contractors,  in
exercising their rights under this Section 6.  If at the end
of  the  Due Diligence Period, Buyer elects to proceed  with
the  purchase of the transaction contemplated hereby,  Buyer
shall  so  notify Seller in writing (a "Notice to Proceed"),
given  within five (5) days after the expiration of the  Due
Diligence Period.  In the event that Buyer fails to  provide
such   notice,   this   Agreement,  and   the   transactions
contemplated herein, will be considered terminated  and  all
Earnest  Money, will be returned to Buyer.   If  Buyer  does
provide  Seller  a Notice to Proceed as contemplated  above,
the Earnest Money shall become non-refundable, except to the
extent  that any of the contingencies to Buyer's performance
hereunder  shall  not be satisfied or  waived  by  Buyer  in
writing.

     Section  7.      TITLE; SURVEY.  As soon as  reasonably
possible,  but in any event within the timeframes set  forth
below,  Seller shall, at its expense, furnish the  following
(collectively, the "Title Evidence") to Buyer:

          (a)  Title   Insurance  Commitment  and  Abstract.
               Within ten (10) days after the date hereof, a
               current  commitment for an ALTA 1992  Owner's
               Policy  of  Title  Insurance,  with  extended
               coverage,  issued  by Ticor  Title  Insurance
               Company  copies  of all documents  referenced
               therein,  and  endorsements  for  appurtenant
               easements  (if any), the so-called  "Fairway"
               endorsement, and such other matters as may be
               reasonably identified by Buyer, in the amount
               of  the  Purchase  Price (the  "Commitment").
               The  Commitment shall disclose in writing any
               liens,  charges or encumbrances which  remain
               of  record  but which the Title  Company  has
               agreed to "insure over."  The Commitment will
               commit  the Title Company to insure title  to
               the   Real  Property  subject  only  to   the
               encumbrances permitted by Buyer in accordance
               with the provisions set forth in this Section
               7.

          (b)  UCC Searches.  As soon as reasonably possible
               after the date hereof, duly certified reports
               covering  the  filing of security  agreements
               and/or financing statements, affecting any of
               the Personalty (the "UCC Report").

Buyer  shall be allowed fifteen (15) days after  receipt  of
all  of  the Title Evidence for examination of the same  and
making of any objections thereto, said objections to be made
in  writing or deemed to be waived; provided, however,  that
Buyer  shall  not  be  obligated  to  object  to  liens   or
encumbrances which may be removed by the payment  of  money.
If  any  objections are so made, Seller shall use reasonable
efforts to correct any valid title objections within  thirty
(30) days after receipt of said objections and, pending such
correction,  the closing hereunder shall be  postponed,  but
upon  correction of such title objections and within  twenty
(20)  days after written notice of such correction given  by
Seller  to  Buyer,  Seller  and  Buyer  shall  perform  this
Agreement  according to its terms.  If such objections  are,
in  Buyer's  reasonable  judgment,  not  correctable  within
thirty  (30) days, or if the same are not in fact  corrected
within  thirty (30) days for any reason, then Buyer may,  at
its  option, terminate this Purchase Agreement by notice  to
Seller,  in  which case all Earnest Money paid by  Buyer  to
Seller  hereunder  (including all accrued interest  thereon)
shall  be  promptly  refunded to Buyer, or  may  proceed  to
closing  based on title in its then current condition.   Any
matters or encumbrances set forth in the Title Evidence  (i)
which  are  acceptable to Buyer or (ii) to which Buyer  does
not  object  as  provided above shall be  deemed  "Permitted
Encumbrances."

      Section  8.      SELLER'S REPRESENTATIONS, WARRANTIES,
AND  COVENANTS.  Seller hereby represents and  warrants  to,
and covenants with Buyer that:

          (a)  There   are   no  unrecorded  agreements   or
               restrictions, other than the Lease  and  that
               certain Ground Lease dated August 1, 1998  by
               and  between  Seller, as ground  lessor,  and
               Franco and the trustees of the 1995 Trust, as
               ground  lessee (the "Ground Lease"), relating
               to  the Property or by which the Property  or
               Buyer would be bound;

          (b)  There  are no Property Agreements which  will
               survive Closing, unless Buyer shall otherwise
               agree in writing;

          (c)  There  are no actions or proceedings pending,
               which  would materially affect the  Property,
               or  interrupt  or delay construction  of  the
               Improvements;

          (d)  The  Lease  is in full force and  effect;  no
               event  has occurred or condition arisen which
               either constitutes, or would constitute  with
               the  passage  of time or giving of notice  or
               both, a default by Tenant under the Lease;

          (e)  The    consummation   of   the   transactions
               contemplated  hereunder, and the  performance
               of  this  Agreement and the delivery  of  the
               "Deed"  (as define below) to Buyer, will  not
               result  in  any  breach of, or  constitute  a
               default under, any instrument to which Seller
               is a party or by which Seller may be bound or
               affected;

          (f)    Seller has full right, power, and authority
               to  execute and deliver this Agreement and to
               consummate  the purchase and sale transaction
               provided  for  herein without  obtaining  any
               further  consents or approvals from,  or  the
               taking of any other actions with respect  to,
               any  third parties; and this Agreement,  when
               executed  and delivered by Seller and  Buyer,
               will   constitute  the  valid   and   binding
               agreement  of  Seller,  enforceable   against
               Seller in accordance with its terms;

          (g)  The   Property  abuts  on  and   has   direct
               vehicular and pedestrian access to  a  public
               road;

          (h)  There  is  no litigation pending or,  to  the
               best  knowledge of Seller, threatened against
               or relating to the Property;

          (i)  To  Seller's  best  knowledge,  there  is  no
               pending   investigation,   condemnation    or
               proceeding  of  any kind  which  may  have  a
               material adverse affect upon the Property;

          (j)  There  are  no outstanding or unpaid  claims,
               actions, or causes of action related  to  any
               transaction  or  obligation entered  into  or
               incurred  by  Seller  with  respect  to   the
               Property prior to the date hereof;

          (k)  The  Property has not been used by Seller for
               the  storage or disposal of any hazardous  or
               toxic  substance as defined in any applicable
               state or federal law governing or relating to
               the environment;;

          (l)  Seller  is not a "foreign person" (as defined
               in   Section  1445(f)  (3)  of  the  Internal
               Revenue    Code   and   regulations    issued
               thereunder);

          (m)  Seller  has received no written notice  that,
               and has no actual knowledge of, any condition
               on  or  about the Property which would  cause
               the  Property or any part thereof  to  be  in
               violation of, or out of compliance with,  any
               building codes, zoning ordinances, health and
               safety   codes  or  other  applicable  rules,
               regulations or laws;

          (n)  The  present  zoning of the Property  permits
               the  proposed use thereof by the Tenant under
               the  Lease and the Property has, or will have
               upon   completion  of  the  Improvements,   a
               legally  adequate number of  on-site  parking
               spaces; and

          (o)  Seller  is not insolvent and is not and  will
               not  be rendered insolvent as a result of the
               transaction contemplated hereby.

Seller  hereby agrees that the truthfulness of each of  said
representations and warranties and all other representations
and  warranties herein made in a condition precedent to  the
performance  by Buyer of Buyer's obligations hereunder;  and
that  the said representations and warranties shall be  true
as  of  the  date hereof and on the Closing Date.  Upon  the
breach of any thereof, Buyer, prior to the Closing Date, may
declare  this  Agreement to be null and void, or  Buyer  may
elect  to  close this sale. If Buyer elects to declare  this
Agreement null and void, neither party shall have any rights
or  obligations  hereunder, except that  all  Earnest  Money
herein  paid,  plus  interest  thereon,  shall  be  promptly
refunded to Buyer.

      Section  9.      CONTINGENCIES TO BUYERS' PERFORMANCE.
The  obligation of Buyer to close this transaction,  at  the
option  of  Buyer, shall be subject to each of the following
conditions precedent:

          (a)  All of the representations and warranties  by
               Seller contained in Section 8 hereof shall be
               true and correct as of the Closing Date.

          (b)  Seller  shall  have fully complied  with  and
               performed  the  conditions and agreements  on
               its part required by the terms hereof.

          (c)  Tenant   shall   not  have  ceased   business
               operations at and from the Property.

          (d)  All  necessary government permits for the use
               and   occupancy  of  the  Property  for   the
               purposes contemplated by the Lease, including
               without    limitation    a    permanent    or
               unconditional certificate of occupancy, shall
               have been duly issued to Seller.

          (e)  Seller  shall  have delivered to  Buyer,  not
               later than ten (10) days prior to the Closing
               Date  an estoppel letter from Tenant, in form
               attached  hereto and incorporated  herein  as
               Exhibit C (the "Tenant Estoppel").

          (f)  There  shall  have  been no material  adverse
               change   in  the  physical  or  environmental
               condition of the Property between the end  of
               the  Due  Diligence Period  and  the  Closing
               Date.

          (g)  Seller  shall  have  delivered  to  Buyer  an
               amendment to the Lease, in form and substance
               acceptable  to  the Buyer in  its  reasonable
               discretion, pursuant to which the Tenant  has
               agreed to convert the Lease to a "fully  net"
               lease.

Buyer  shall  have  the  right  to  unilaterally  waive  any
condition  herein set forth and proceed to  close.   If  any
such condition has not been satisfied or waived by Buyer  as
of  the  Closing  Date,  Buyer may terminate  this  Purchase
Agreement by written notice to Seller.  If this Agreement is
so  terminated,  the  Earnest Money, plus  interest  accrued
thereon,    shall   be   promptly   refunded    to    Buyer.
Notwithstanding anything contained herein to  the  contrary,
in   the  event  that  Seller  is  unable  to  satisfy   the
contingency  set forth in subparagraph (g)  above  and  this
Purchase  Agreement is terminated as a result, Seller  shall
reimburse  to Buyer all of Buyer's reasonable out of  pocket
expenses, including without limitation attorney's fees, paid
or  incurred by Buyer in connection with (i) negotiation and
preparation  of  this Purchase Agreement or  any  amendments
thereto,  (ii) review of the Due Diligence Documents  and/or
Title Evidence or (iii) exercise of its rights under Section
6  hereof (collectively, "Buyer Expenses"), in any event not
to  exceed the aggregate sum of $25,000.00.  In such  event,
Buyer  shall  deliver  to Seller an  itemized  list  of  all
Buyer's Expenses, with reasonable backup information; Seller
shall  reimburse  Buyer  the  amount  due  pursuant  to  the
preceding  sentence within fifteen (15) days  after  receipt
thereof.

     Section 10.    CLOSING.  The closing of the sale of the
Property  by Seller to Buyer (the "Closing") shall occur  on
or  before  the later of (i) a date fifteen (15) days  after
the satisfaction of the contingencies to Buyer's performance
set  forth in Section 9 or (ii) a date sixty (60) days  from
the Effective Date hereof (the "Closing Date").  The parties
may  elect to close prior to the scheduled Closing Date upon
mutual  consent.   The  Closing  shall  occur  through   the
submission  of  all  executed closing  documents  and  funds
necessary  to close the transaction contemplated  hereby  to
the  Title  Company  along with written escrow  instructions
from  each  party.  An escrow officer of the  Title  Company
will  coordinate the Closing with the Title Company's branch
office  or its affiliate in the county in which the Property
is  located.   Time  is of the essence with  regard  to  the
Closing Date.

      Section 11.    BUYER'S CLOSING DELIVERIES.  Buyer,  at
their  expense,  shall deliver or cause to be  delivered  to
Seller at Closing the following:

               (1)  the Purchase Price, by wire transfer  or
                    other immediately available funds;

               (2)  an  Assignment and Assumption  of  Lease
                    and an Assignment of the Guaranty in the
                    form to be prepared by Seller and to  be
                    mutually  agreed  upon  by  the  parties
                    prior  to  the  expiration  of  the  Due
                    Diligence  Period,  fully  executed  and
                    acknowledged by Buyer;

               (3)  evidence  satisfactory  to  Seller   and
                    Title Company that the persons executing
                    the Closing documents on behalf of Buyer
                    have full right, power, and authority to
                    do so; and

               (4)  such   other   documents   as   may   be
                    reasonably   requested  by   the   Title
                    Company  or  Seller in  accordance  with
                    this Agreement.

     Section  12.  SELLER'S CLOSING DELIVERIES.  Seller,  at
its expense, shall deliver or cause to be delivered to Buyer
the following:

               (1)  Termination  of the Ground  Lease,  duly
                    executed  by all parties thereto,  along
                    with   evidence   that  the   landlord's
                    interest  thereunder and all rights  and
                    interests  of  the ground lessess  under
                    the  Ground Lease in and to any  portion
                    of  the  Property shall  have  been  re-
                    assigned  to  Seller by Franco  and  the
                    Trustees of the 1995 Trust;

               (2)  An  Assignment and Assumption of  Lease,
                    assigning   to   Buyer  the   landlord's
                    interest  in and to the Lease, free  and
                    clear  of liens, claims or encumbrances,
                    in  a form to be mutually agreed upon by
                    the  parties prior to the expiration  of
                    the  Inspection  Period, fully  executed
                    and  acknowledged by Seller, accompanied
                    by   the  original  Lease  and  original
                    Amendments thereto, if any;

                    (3)   A  New  York  statutory  form   of
                    general warranty deed in the form to  be
                    prepared  by  Seller and to be  mutually
                    agreed upon by the parties prior to  the
                    expiration of the Due Diligence  Period,
                    fully   executed  and  acknowledged   by
                    Seller, conveying to Buyer the Land  and
                    Improvements (the "Deed");

               (4)  A  warranty  Bill  of  Sale  as  to  the
                    Personal Property;

               (5)  An  assignment of Seller's rights in and
                    to  all Seller Permits, pursuant  to  an
                    assignment in form acceptable  to  Buyer
                    in its reasonable discretion.

               (6)  An  assignment of all of Seller's  right
                    in  and  to  the Warranties,  Plans  and
                    Intangible  Property,  pursuant  to   an
                    assignment in form acceptable  to  Buyer
                    in its reasonable discretion;

               (7)  The original Tenant Estoppel;

               (8)  Evidence   reasonably  satisfactory   to
                    Buyer and Title Company that the persons
                    executing  and  delivering  the  Closing
                    documents on behalf of Seller and/or the
                    Trustees  of  the 1995 Trust  have  full
                    right, power and authority to do so;

               (9)  A  certificate meeting the  requirements
                    of  Section 1445 of the Internal Revenue
                    Code  of 1986, executed and sworn to  by
                    Seller;

               (10) A  bring  down  certificate,  warranting
                    that    all   Seller's   representations
                    contained herein are true and correct as
                    of the Closing Date;

               (11) Such   other   documents   as   may   be
                    reasonably   requested  by   the   Title
                    Company  or by Buyer in accordance  with
                    this  Agreement,  or as are  customarily
                    executed  in New York to effectuate  the
                    conveyance  of property similar  to  the
                    Property;

               (12) Keys to the Improvements; and

               (13) An  opinion  of Seller's in house  legal
                    counsel,   in  form  and  substance   as
                    acceptable  to  Buyer in its  reasonable
                    discretion that (i) the Lease is  valid,
                    binding  and enforceable on  Tenant  and
                    (ii)  to  the  best  of  such  counsel's
                    knowledge,   (A)   the   execution   and
                    delivery   of   the  Lease   have   been
                    authorized  by  all necessary  corporate
                    action on behalf of the Tenant, (B)  the
                    Lease  does  not conflict with  Tenant's
                    Articles  of  Incorporation,  Bylaws  or
                    other organizational documents, and  (C)
                    the  person(s)  signing  the  Lease   on
                    behalf   of   Tenant  have   been   duly
                    authorized to do so.

     Section 13.  CLOSING COSTS; PRORATIONS.

          (a)  Seller  shall pay at Closing (i) all transfer
               taxes,   deed  taxes,  intangible  taxes   or
               similar  taxes  payable  in  connection  with
               transfer  of  title to real property  in  the
               county in which the Property is located; (ii)
               all   filing  and  recording  fees  for   all
               documents required to be filed or recorded as
               a condition to delivery of the Deed to buyer,
               with  title to the Property in the  condition
               required  thereunder;  (iii)  one   half   of
               Buyer's  title  insurance  premiums   for   a
               standard  form  ALTA policy of owner's  title
               insurance, with extended coverage,  including
               the    premiums   or   charges   for    those
               endorsements identified in Section 7  hereof,
               but  excluding the cost of any lender's title
               policy (collectively, "Buyer's Title Costs");
               and  (iv)  one  half of the  Title  Company's
               escrow and closing fee.

          (b)  Buyer shall pay at Closing (i) all filing and
               recording fees with respect to the Deed, (ii)
               the  balance of Buyer's Title Costs and (iii)
               one  half  of the Title Company's escrow  and
               closing fee.

          (c)  All  other  closing costs shall be  allocated
               between  the  parties  consistent  with   the
               custom  and  practice in similar transactions
               in  the  county  in  which  the  Property  is
               located.

          (d)  Rent due under the Lease shall be prorated as
               of the Closing Date, Seller being charged and
               credited  for all of same up to  the  Closing
               Date and Buyer being charged and credited for
               all  of  same on and after the Closing  Date;
               provided,  however, that, if the wire  payoff
               to  Seller's mortgagee is received later than
               1:00  pm  EST on the day of Closing then  the
               Seller, and not Buyer, shall be credited  for
               the  Rent  paid  under  the  Lease  that   is
               attributable  to the day of closing.  Utility
               charges and taxes are paid by the Tenant  and
               shall  not  be  prorated  at  Closing.    All
               prorations   made   at   Closing   shall   be
               considered  a  final settlement  between  the
               parties.

      Section  14.    DESTRUCTION, DAMAGE, OR TAKING  BEFORE
CLOSING.   If, before Closing, all or any material  part  of
the Land or Improvements are destroyed or damaged, or become
subject to condemnation or eminent domain proceedings,  then
Seller shall promptly notify Buyer thereof.  Buyer may elect
to proceed with the Closing (subject to the other provisions
of  this  Agreement and with no reduction  in  the  Purchase
Price)  by delivering notice thereof to Seller within twenty
(20)  business days of receipt of Seller's notice respecting
the  damage, destruction, or taking, but in such event Buyer
shall  be entitled to all insurance proceeds or condemnation
awards payable as a result of such damage or taking and,  to
the  extent the same may be necessary or appropriate, Seller
shall  assign  to Buyer at Closing Seller's rights  to  such
proceeds or awards.  If, within twenty (20) business days of
receipt   of   Seller's   notice  respecting   the   damage,
destruction, or taking, Buyer notifies Seller of its  intent
to  terminate  this Agreement, or if Buyer gives  no  notice
within  such  period, then Buyer shall  be  deemed  to  have
terminated this Agreement.

     Section 15.    TERMINATION AND REMEDIES

               (a)    If  Buyer  fails  to  consummate   the
               purchase  of  the Property pursuant  to  this
               Agreement   for   any   reason   other   than
               termination  hereof  pursuant  to   a   right
               granted  to  Buyer  in herein,  or  if  Buyer
               breaches  any covenant or provision  of  this
               Agreement,  then Seller, as its sole  remedy,
               may  terminate  this Agreement  by  notifying
               Buyer  thereof, in which event Title  Company
               shall  deliver  the Earnest  Money,  together
               with  all  interest  thereon,  to  Seller  as
               LIQUIDATED  DAMAGES.   In  addition  to   the
               foregoing,  Seller shall also be entitled  to
               recover  all  reasonable expenses,  including
               reasonable  attorney's  fees  and  litigation
               costs,  incurred in connection with obtaining
               the  Earnest Money following a breach  hereof
               by Buyer.

               (b)  If Seller defaults in performance of any
               of   its   duties  or  obligations  contained
               herein, may: (1) terminate this Agreement  by
               notifying Seller thereof, in which  case  the
               Earnest  Money,  together with  all  interest
               thereon,  shall  be  returned  to  Buyer  and
               neither  party hereto shall have any  further
               rights  or obligations hereunder, except  for
               those which expressly survive the termination
               of  this  Agreement; or (2) enforce  specific
               performance  of  the  obligations  of  Seller
               hereunder, or (3) exercise any other right or
               remedy available at law or in equity.

               (c)   The provision for payment of liquidated
               damages  in  Section 15(a) has been  included
               because,  in the event of a breach by  Buyer,
               the  actual damages to be incurred by  Seller
               can reasonably be expected to approximate the
               amount  of  liquidated  damages  called   for
               herein and because the actual amount of  such
               damages  would be difficult if not impossible
               to measure accurately.

      Section  16.     NOTICES.   All  notices  provided  or
permitted  to  be  given under this  Agreement  must  be  in
writing  and may be served by depositing same in the  United
States  mail, addressed to the party to be notified, postage
prepaid  and  registered or certified  with  return  receipt
requested;  by delivering the same in person to such  party;
by  reputable  overnight courier delivery; or  by  facsimile
copy  transmission  with  printed  confirmation  of  receipt
thereof.   Notice  given  in accordance  herewith  shall  be
effective  upon  delivery to the address of  the  addressee.
Any notice given by facsimile transmission shall be followed
by a hard copy or by hand delivery.  For purposes of notice,
the addresses of the parties shall be as follows:

           If to Seller, to:

          Ronald Benderson, David H. Baldauf and Richard
Franco
          c/o Benderson Development Company, Inc.
          570 Delaware Avenue
          Buffalo, New York 14202-1207
          Facsimile No.: (716) 886-2269

     With a copy to:

          Kevin Kinney, Esq.
          Benderson Development Company, Inc.
          570 Delaware Avenue
          Buffalo, New York 14202-1207
          Facsimile No.: (716) 878-9694

     If to Buyer, to:

          AEI Fund Management, Inc.
          30 Seventh Street East, Suite 1300
          St. Paul, MN  55101-4901
          Attention:  Ms. Barbara Kochevar
          Facsimile No.: (651) 227-7705

     With a copy to:

          Thomas M. Hart
          Winthrop & Weinstine, P.A.
          225 South Sixth Street, Suite 3500
          Minneapolis, MN  55402
          Facsimile No.: (612) 604-6800

Either  party  hereto may change its address for  notice  by
giving  three (3) days' prior written notice thereof to  the
other party.

     Section 17.    ASSIGNS/BENEFICIARIES.  Either Seller or
Buyer  may assign its or their rights and obligations  under
this Agreement to a third party or parties and shall provide
written notice thereof to the other not later than five  (5)
business days prior to the Closing Date.  No such assignment
shall  relieve  Seller or Buyer of its or  their  covenants,
duties and obligations hereunder.

     Section  18.    COMMISSIONS.  Seller agrees at  Closing
to  pay  a  commission to Horn Capital Realty, Inc. ("Seller
Broker")  in  an  amount equal to two percent  (2%)  of  the
Purchase Price at Closing as required under Seller's written
agreement with Seller's Broker.  Buyer and Seller  agree  to
hold  each other harmless and defend one another from claims
made  by or arising from any other broker claiming by, under
or through the indemnifying party.

      Section 19.    COMPUTATION OF TIME.  If the expiration
date  of any period or time for performance hereunder  falls
on  a  Saturday,  Sunday, or legal holiday,  then,  in  such
event,  the  expiration  date of such  period  or  time  for
performance shall be extended to the next business day.

      Section 20.    GOVERNING LAW.  This Agreement shall be
governed  and construed in accordance with the laws  of  the
State in which the Property is located.

     Section 21.    ENTIRE AGREEMENT.  This Agreement is the
entire  agreement  between Seller and Buyer  concerning  the
sale  of  the  Property,  and  no  modification  hereof   or
subsequent  agreement relative to the subject matter  hereof
shall  be binding on either party unless reduced to  writing
and  signed  by both parties.  All Exhibits attached  hereto
are incorporated herein by this reference for all purposes.

      Section 22.    RULE OF CONSTRUCTION; NO WAIVER.  Buyer
and  Seller  acknowledge that each party has  reviewed  this
Agreement and has had adequate opportunity to consult  legal
counsel   with  respect  thereto  and  that  the   rule   of
construction to the effect that any ambiguities  are  to  be
resolved against the drafting party shall not be employed in
the  interpretation  of  this Agreement  or  any  amendments
hereto.   No provision of this Agreement shall be deemed  to
have  been  waived by either party unless the waiver  is  in
writing  and  signed by that party.  No custom  or  practice
which  may  evolve between the Buyer and Seller  during  the
term of this Agreement shall be deemed or construed to waive
or  lessen  the  right of either of the  parties  hereto  to
insist  upon  strict  compliance  with  the  terms  of  this
Agreement.

      Section  23.    NO RECORDING.  Neither this  Agreement
nor  any  memorandum hereof shall be recorded in any  public
records where the Property is located or elsewhere.

      Section 24.    EXPIRATION.  This offer to Purchase  by
Buyer shall expire if not executed by Seller and returned to
Buyer on or before December 19, 2003.

      Section  25.     ATTORNEY'S FEES.   In  the  event  of
litigation  between  the  parties in  connection  with  this
Agreement,  the  prevailing  party  (i.e.  the  party  whose
position  is  substantially upheld)  shall  be  entitled  to
recover  its reasonable attorneys' fees and costs  from  the
non-prevailing  party.  The obligation  in  the  immediately
preceding  sentence  shall survive any termination  of  this
Agreement or the closing.

       Section   26.      SELLER'S  CONTINUING  OBLIGATIONS.
Notwithstanding anything contained herein to  the  contrary,
Seller  shall  remain responsible after Closing  for  timely
performance  of  any warranties regarding the  condition  of
the  Improvements  and/or the Personalty granted  to  Tenant
under  the Lease.  The provisions of this Section  26  shall
survive Closing of the transaction contemplated hereby.

      Section  27.    CONSTRUCTION.  The parties acknowledge
that  this  Agreement  has been fully  negotiated  at  arm's
length  and  in good faith and that, if any ambiguity  shall
arise  hereunder, these shall be no presumption that  either
party  drafted  this Agreement or shall have such  ambiguity
resolved  against  either party by virtue  of  its  role  in
drafting or preparing this Agreement.

IN  WITNESS  WHEREOF  Seller and  Buyer  have  caused  their
respective  duly authorized representatives to execute  this
Purchase and Sale Agreement, which shall be effective as  of
the Effective Date.

                              SELLERS:

                              /s/ Richard Franco
                                  RICHARD FRANCO

                              /s/ David H Baldauf
                                  DAVID  H. BALDAUF, Trustee  of
                                  the  Randall Benderson  1993-1
                                  Trust dated September 22, 1993

                                Date:   December  15,   2003

                              BUYER:

                              AEI FUND MANAGEMENT, INC.

                              By: /s/ Robert P Johnson
                                    Its President

                              Date: December 17, 2003

                          EXHIBIT A

                    LEGAL DESCRIPTION OF LAND

                          EXHIBIT A

                      Legal description

      All  That Tract or Parcel of Land, situate in the City
of  Buffalo,  County of Erie, and State of New  York,  being
part of Lot No. 44, Township 11, Range 8 of the Holland Land
Company's Survey, bounded and described as follows:

     Beginning at the intersection of the southeasterly line
of  Main  Street  and the westerly line of Fillmore  Avenue;
thence  southerly  and along the westerly line  of  Fillmore
Avenue a distance of 418.93 feet to a point' thence westerly
and  along a line drawn at right angles to the westerly line
of  Fillmore  Avenue  a  measured distance  of  147.38  feet
(147.69  feet) to a point' thence northerly at  an  interior
angle of 66 18' 29" a measured distance of 22.11 feet  to  a
point  on  a  line drawn at right angles to a  southeasterly
line  of Main Street and measuring 139.22 feet (139.38  feet
deed)  therefrom; thence westerly at a n interior  angle  of
255  16'  31"  a measured distance 139.22 feet (138.38  feet
deed)  to a point in the southeasterly line of Main  Street;
thence northeasterly at an interior angle of 90 00' 00"  and
along  the  southeasterly line of Main Street a distance  of
398.43 feet to a point and place of beginning.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00063-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00063-of-00352.parquet"}]]