Document:

ASSIGNMENT AND ASSUMPTION OF LEASE

     THIS  ASSIGNMENT AND ASSUMPTION OF LEASE (this "ASSIGNMENT")
is  made  and entered into as of the 25 day of October, 2001,  by
and   between   NNN-CW,   LP,  a  Delaware  limited   partnership
("ASSIGNOR"), and AEI REAL ESTATE FUND 85-A LIMITED  PARTNERSHIP,
a  Minnesota  limited partnership, and AEI FUND MANAGEMENT  XVII,
INC., a Minnesota corporation  (collectively, "ASSIGNEE").

                            RECITALS:

      A.   Assignor and Assignee (as successor in interest to AEI
Fund  Management, Inc., a Minnesota corporation) are  parties  to
that certain Purchase and Sale Agreement dated September 6, 2001,
as  it may have been amended (the "AGREEMENT"), pursuant to which
Assignee  is  acquiring  from  Assignor  the  real  property  and
improvements, located on property more particularly described  on
EXHIBIT  A  attached  hereto  and  incorporated  herein  by  this
reference.

     B.  Pursuant to the terms of the Agreement, Assignor desires
to sell, assign, convey, transfer and set  over to  Assignee  and
Assignee  desires  to assume all of Assignor's  interest  in  and
rights  and  obligations under that certain Net  Lease  Agreement
dated  September 27, 2000 (the "LEASE"), by and between  Assignor
and  ARAMARK EDUCATIONAL RESOURCES, INC., a Delaware corporation,
d/b/a Children's World Learning Centers (the "TENANT"), including
all  rents prepaid for any period subsequent to the date of  this
Assignment, subject to the terms and conditions set forth below.

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

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

      1    Assignor hereby irrevocably and unconditionally sells,
assigns,  conveys,  transfers and sets over  unto  Assignee,  its
heirs,  successors  and  assigns  as  of  the  date  hereof  (the
"EFFECTIVE  DATE"), all of Assignor's right, title  and  interest
in,  to  and  under: (i) the Lease, together  with  any  and  all
guaranties thereof, if any, and (ii) any and all rents prepaid as
of  the  Effective Date, held by Assignor in connection with  the
Lease (the "RENT").

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

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

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

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

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

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

             [Signatures are on the following page]

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

          ASSIGNOR:      NNN-CW, LP.
                         a Delaware Limited Partnership

                         By:   TCC NNN Trading, Inc., a
                               Delaware corporation
                         Its:  General Partner

                         By: /s/ William E Ryan
                                 William E. Ryan, Vice President

          ASSIGNEE:      AEI REAL ESTATE FUND 85-A LIMITED
                         PARTNERSHIP

                         By:  Net Lease Management 85-A, Inc.,
                              a Minnesota corporation
                         Its: General Partner

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

                         AEI FUND MANAGEMENT XVII, INC.,
                         a Minnesota corporation

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

STATE OF COLORADO              )
                               ) ss.
CITY AND COUNTY OF DENVER      )

      The  foregoing instrument was acknowledged before  me  this
24th  day  of October, 2001, by William E Ryan, as Vice President
of  TCC  NNN  Trading, Inc., a Delaware corporation, the  general
partner of NNN-CW, LP, a Delaware Limited Partnership.

      WITNESS my hand and official seal.

      My commission expires:  [notary stamp]

                          /s/ Donna L Haug
                              Notary Public

             (Jurats continue on the following page)

STATE OF MINNESOTA             )
                               ) ss.
CITY/ COUNTY OF RAMSEY         )

     The  foregoing  instrument was acknowledged before  me  this
24th day of October, 2001, by Robert P. Johnson, as President  of
Net  Lease Management 85-A, Inc., as general partner of  AEI REAL
ESTATE FUND 85-A LIMITED PARTNERSHIP.

      WITNESS my hand and official seal.

      My commission expires:

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

STATE OF MINNESOTA             )
                               ) ss.
CITY/ COUNTY OF RAMSEY         )

     The  foregoing  instrument was acknowledged before  me  this
24th day of October, 2001, by Robert P. Johnson, as President  of
Net  Lease Management 85-A, Inc., as general partner of  AEI REAL
ESTATE FUND 85-A LIMITED PARTNERSHIP.

      WITNESS my hand and official seal.

      My commission expires:

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

        EXHIBIT A TO ASSIGNMENT AND ASSUMPTION OF LEASE

                    DESCRIPTION OF PROPERTY

A  certain  parcel of land in West Bridgewater, Plymouth  County,
Massachusetts, being located on the Northerly side of West Center
Street,  and being identified as Lot 5 on Land Court Plan  4709-B
filed  with Plymouth Registry District of the Land Court to which
plan  reference  is  made  for  a  more  particular  description,
including the appurtenant easement over Lots 1 to 4 and 6  to  9,
shown  on  Land Court Plan 4709-B, as more particularly described
in the Declaration of Access Easement dated May 27, 1999, created
by  George  N.  Asack, Jr., Trustee of Cynthia  G.  Asack  Family
Realty  Trust  filed  as Document No. 449324  and  shown  on  the
easement plan attached thereto.FIRST AMENDMENT TO NET LEASE AGREEMENT

     THIS  AMENDMENT  TO NET  LEASE AGREEMENT, made  and  entered
into  effective  as  of  the 2nd day of November,  2001,  by  and
between   AEI  Net  Lease  Income  &  Growth  Fund  XIX   Limited
Partnership ("Fund XIX"), whose  corporate general partner is AEI
Fund  Management XIX, Inc., and AEI Income & Growth Fund  23  LLC
("Fund  23"),  whose  corporate  general  partner  is  AEI   Fund
Management XXI, Inc., 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 San  Antonio,  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  February  2,  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  February  2,  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
November 30, 2018.

   (B)  The  first full Lease Year shall commence on the date  of
this  First Amendment and continue through November 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 and second Lease
     Year:   Lessee  shall pay to Lessor Fund 23  an  annual
     Base Rent of $116,524.80, which amount shall be payable
     in  advance  on  the first day of each month  in  equal
     monthly installments of $9,710.40 to Lessor Fund 23 and
     shall  pay  to Lessor Fund XIX an annual Base  Rent  of
     $126,235.20, which amount shall be payable  in  advance
     on  the  first  day  of  each month  in  equal  monthly
     installments of $10,519.60 to Lessor Fund XIX.  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.

7.   The Lease does not contain an Exhibit B.

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/ Roy Turner

                              Its:CFO

LESSOR:              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 NET LEASE INCOME & GROWTH FUND XIX LIMITED
                     PARTNERSHIP

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

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

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