Document:

PURCHASE AGREEMENT
                Children's World Learning Center
                        New Albany, Ohio

This AGREEMENT, entered into effective as of the 19th of October,
2002.

l.  PARTIES.  Seller is AEI Fund Management XVII, Inc.,  AEI  Net
Lease Income & Growth Fund XX Limited Partnership, and AEI Income
&  Growth Fund 23 LLC which own an undivided 100% interest in the
fee  title to that certain real property legally described in the
attached Exhibit "A" (the "Property")  Buyer is Peter A. Pepi and
Regula  E. Pepi.  Seller wishes to sell and Buyer wishes  to  buy
the Property.

2. PROPERTY. The Property to be sold to Buyer in this transaction
consists  of  an undivided 100% percentage interest (hereinafter,
simply the "Property").

3.  PURCHASE  PRICE.  The  purchase  price  for  this  percentage
interest  in  the  Property is $2,015,000 (two  million,  fifteen
thousand and no/100 dollars), all cash.

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

     (a) When  this  agreement is executed, Buyer will pay $50,000
         to Seller (which shall be deposited into escrow according
         to the  terms  hereof)  (the "First Payment").  The First
         Payment will be  credited against the purchase price when
         and if escrow closes and the sale is completed.

     (b) Buyer  will  deposit  the  balance of the purchase price,
         $1,965,000  (the  Second  Payment")   into   escrow    in
         sufficient  time  to allow escrow to close on the closing
         date.

5.  CLOSING DATE.  Escrow shall close thirty days after  the  due
diligence period.

6.  DUE  DILIGENCE. Buyer will have thirty (30) days (The "Review
Period")  after execution of this purchase agreement  to  conduct
all  of  its  inspections and due diligence  and  satisfy  itself
regarding:  each item listed below to be supplied by Seller,  the
Property,  and  this transaction.  Buyer agrees to indemnify  and
hold  Seller  harmless for any loss or damage to the Property  or
persons  caused  by  Buyer  or its agents  arising  out  of  such
physical inspections of the Property.

      Seller shall supply Buyer with the following items  to  the
extent the same are in Seller's possession.

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

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

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

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

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

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

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

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

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

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

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

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

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

9.   CLOSING  COSTS.  Seller and Buyer will each pay one-half  of
all closing costs, which shall include escrow fees, all recording
fees,  transfer taxes and clerk's fees imposed upon the recording
of  the  deed, the cost of the title commitment, the cost  of  an
update  to  the  Survey in Sellers possession (if  an  update  is
required  by  Buyer), and the cost of issuing a  Standard  Owners
Title  Insurance Policy in the full amount of the purchase price,
if  Buyer shall decide to purchase the same.  Each party will pay
its  own  attorney's fees and costs to document  and  close  this
transaction.

10.  REAL ESTATE TAXES, SPECIAL ASSESSMENTS AND PRORATIONS.

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

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

11.  SELLER'S REPRESENTATION AND AGREEMENTS.

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

     (i)  Except for the Lease Agreement in existence between AEI Fund
          Management XVII, Inc., AEI Net Lease Income & Growth Fund XX
          Limited Partnership, and AEI Income & Growth Fund 23 LLC (as
          Lessors) and Aramark Educational Resources, Inc.,kba Children's
          World Learning Centers, Inc., a Delaware corporation (as Tenant),
          dated March 30, 2001.

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

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

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

     (b)  Provided  that  Buyer performs  its  obligations  when
     required, Seller agrees that it will not enter into any  new
     contracts that would materially affect the Property  and  be
     binding  on  Buyer  after the Closing Date  without  Buyer's
     prior consent, which will not be unreasonably withheld.

12.  DISCLOSURES.

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

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

     (c)   Seller  knows  of no facts nor has  Seller  failed  to
     disclose  to  Buyer  any fact known to  Seller  which  would
     prevent  the  Tenant from using and operating  the  Property
     after  the  Closing in the manner in which the Property  has
     been  used and operated prior to the date of this Agreement.
     If  Seller shall receive any notice to the contrary prior to
     Closing, Seller will inform Buyer prior to Closing.

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

     (e)   Buyer agrees that it shall be purchasing the  Property
     in  its  then present condition, as is, where is, and Seller
     has  no  obligations to construct or repair any improvements
     thereon  or to perform any other act regarding the Property,
     except as expressly provided herein.

     (f)   Seller has no actual knowledge of any misstatement  of
     fact  in  any document to be supplied by Seller  from  third
     parties  upon  which Buyer may be relying  to  make  Buyer's
     decision  to  purchase  the  Property.   Seller  will   make
     available   such  information  in  Seller's  possession   as
     Purchaser may request in writing.  Buyer acknowledges  that,
     having  been  given the opportunity to inspect the  Property
     and  such financial information on the Lessee and Guarantors
     of  the Lease as Buyer or its advisors shall request, if  in
     Seller's  possession, Buyer is relying  solely  on  its  own
     investigation  of  the Property and not on  any  information
     provided  by  Seller or to be provided except as  set  forth
     herein.   Buyer  further acknowledges that  the  information
     provided  and to be provided by Seller with respect  to  the

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

     Property,  the Property and to the Lessee and Guarantors  of
     Lease  was  obtained  from a variety of sources  and  Seller
     neither   (a)   has   made  independent   investigation   or
     verification   of  such  information,  or  (b)   makes   any
     representations as to the accuracy or completeness  of  such
     information  except as herein set forth.  The  sale  of  the
     Property as provided for herein is made on an "AS IS" basis,
     and  Buyer expressly acknowledges that, in consideration  of
     the   agreements  of  Seller  herein,  except  as  otherwise
     specified herein in paragraph 11(a) and (b) above  and  this
     paragraph  12,  Seller makes no Warranty or  representation,
     Express  or  Implied,  or  arising  by  operation  of   law,
     including,  but not limited to, any warranty  of  condition,
     habitability,  tenantability,  suitability  for   commercial
     purposes,  merchantability,  or  fitness  for  a  particular
     purpose, in respect of the Property.

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

13.  CLOSING.

     (a)        Before the closing date, Seller will deposit into
     escrow an executed special warranty deed warranting title against
     lawful claims by, through, or under a conveyance from Seller, but
     not  further or otherwise, conveying insurable title of  the
     Property  to  Buyer, subject to the exceptions contained  in
     paragraph  8  above.  Seller will also deliver  an  Estoppel
     Certificate certified by Seller as to the absence  of  known
     defaults by Lessee and Lessor under the Lease

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

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

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

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

15.  BUYER'S REPRESENTATIONS AND WARRANTIES.

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

     a.  Buyer represents and warrants to Seller as follows:

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

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

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

16.  DAMAGES, DESTRUCTION AND EMINENT DOMAIN.

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

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

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

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

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

17.  BUYER'S 1031 TAX FREE EXCHANGE.

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

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

18.  CANCELLATION

     If  any party elects to cancel this Contract because of  any
     breach by another party or because escrow fails to close  by
     the  agreed date, the party electing to cancel shall deliver
     to escrow agent a notice containing the address of the party
     in  breach and stating that this Contract shall be cancelled
     unless  the  breach  is cured within 13 days  following  the
     delivery  of  the notice to the escrow agent.  Within  three
     days  after  receipt of such notice, the escrow agent  shall
     send it by United States Mail to the party in breach at  the
     address contained in the Notice and no further notice  shall
     be  required. If the breach is not cured within the 13  days
     following  the  delivery of the notice to the escrow  agent,
     this Contract shall be cancelled.

19.  MISCELLANEOUS.

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

     (b)   If  this  escrow has not closed by December  30,  2002
     through  no  fault  of Seller, Seller  may  either,  at  its
     election,  extend  the closing date or exercise  any  remedy
     available   to   it  by  law,  including  terminating   this
     Agreement.

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

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

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

     If to Seller:

          AEI Fund Management XVII, Inc.,
          AEI Net Lease Income & Growth Fund XX Limited Partnership, and
          AEI Income & Growth Fund 23 LLC
          1300 Minnesota World Trade Center
          30 East Seventh Street
          St. Paul, MN 55101

     If to Buyer:

          Peter A. Pepi and Regula E. Pepi
          6590 Hillcrest Road
          Medford, OR 97504-9386

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

      This  Agreement  shall be governed by, and  interpreted  in
accordance with, the laws of the state of  Florida.

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

BUYER:    Peter A. Pepi

          By:/s/ Peter A Pepi
                 Peter A. Pepi

          Regula E. Pepi

          By:/s/ Regula E Pepi
                 Regula E. Pepi

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

SELLER:   AEI Fund Management XVII, Inc.

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

            AEI Net Lease Income & Growth Fund XX Limited Partnership
          By: AEI Fund Management XX, Inc., its corporate general partner

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

          AEI Income & Growth Fund 23 LLC
          By:  AEI Fund Management XXI, Inc., its managing member

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

Buyer Initial: /s/ PAP  /s/ REP
Purchase Agreement for Children's World, New Albany, Ohio

                           Exhibit "A"

     PARCEL 1:

     Situated in the State of Ohio, County of Franklin,  City  of
     Columbus, Section 13, Quarter Township 2; Township 2,  Range
     16,  United  States  Military Lands and being  out  of  that
     original  104.471 acre tract as conveyed to The  New  Albany
     Company   of  record  in  Official  Record  16105D10,   (all
     references  refer  to the records of the Recorder's  Office,
     Franklin County, Ohio) and described as follows:

     Beginning,  for  reference,  at the  centerline  of  Central
     College Road with New Albany Road East as shown in Plat Book
     86, Page 78;

     thence South 86 deg. 08' 40" East, with said centerline, the
     northerly line of said Section 13, a distance of 406.13 feet
     to  the  northwesterly corner of that 3.958  acre  tract  as
     conveyed  to  Jean  C. Forino et al of  record  in  Official
     Record 28535G15;

     thence South 03 deg. 42' 07" West, with the westerly line of
     said  3.958 acre tract, a distance of 281.54 feet to an iron
     pin set at the TRUE POINT OF BEGINNING;

     thence  South  03  deg. 42' 07" West, continuing  with  said
     westerly line, a distance of 510.00 feet to an iron pin  set
     at  the  southwesterly  corner  thereof,  the  northwesterly
     corner  of that 5.272 acre tract as conveyed to Nicholas  A.
     Valentine   of  record  in  Official  Record   27335B07,   a
     northeasterly corner of that 50.84 acre tract as conveyed to
     the  Ohio Health Corporation of record in Instrument  Number
     199801070003919;

     thence with the northerly line of said 50.84 acre tract, the
     following courses:

     North  44 deg. 03' 47" West, a distance of 81.04 feet to  an
     iron pin set;

     North  77 deg. 26' 00" West, a distance of 68.05 feet to  an
     iron pin set;

     North  54 deg. 17' 00" West, a distance of 62.00 feet to  an
     iron pin set;

     North  65 deg 53' 00" West, a distance of 127.00 feet to  an
     iron pin set;

     South 48 deg. 23' 00" West, a distance of 121.34 feet to  an
     iron pin set on a curve in the easterly right-of-way line of
     proposed New Albany Road East;

     Thence across said 104.71 acre tract, the following courses:

     with  said curve to the left and with said proposed easterly
     right-of-way line, having a central angle of 08 deg. 15' 08"
     and  a  radius of 1050.00 feet, a chord bearing and distance
     of  North  22 deg. 00' 14" East, 151.10 fee to an  iron  pin
     set;

     South 86 deg. 17' 53" East, a distance of 144.75 feet to  an
     iron pin set at a point of curvature;

     with  said curve to the left, having a central angle  of  90
     deg.  00'  00" and a radius of 100.00 feet, a chord  bearing
     and  distance of North 48 deg. 42' 07" East, 141.42 feet  to
     an iron pint set a t appoint of tangency;

     North 03 deg. 42' 07" East, a distance of 220.85 feet to  an
     iron pin set;

     South 86 deg. 17' 53 East, a distance of 145.00 feet to  the
     True  Point of Beginning and containing 2.035 acres of land,
     more or less.

     Bearings are based on the Ohio State Plan Coordinate  System
     as  per NAD83.  Control fro bearings was from coordinates of
     monuments  FRANK 5574  and FRANK 5113, with Central  College
     Road  having  a  bearing  of South 86  deg.  09'  40"  East,
     established  by  the Franklin County Engineering  Department
     using Global Position System procedures and equipment.

     PARCEL 2- Access Easement

     Together  with  an  easement  for  ingress-egress  over  the
     following described property:

     Situated in the State of Ohio, County of Franklin,  City  of
     Columbus,  Section 13, Quarter Township 2, Range 16,  United
     States Military Lands and being out of that original 104.471
     acre  tract as conveyed to the New Albany Company of  record
     in  Official Record 16105D10, (all references refer  to  the
     records of the Recorder's Office, Franklin County, Ohio) and
     described as follows:

     Beginning, for reference, at the centerline intersection  of
     Central  College Road with New Albany Road East as shown  in
     Plat Book 86, Page 78;

     thence  South  86 deg. 08' 40" West, with the centerline  of
     said  Central College Road, a distance of 239.66 feet  to  a
     point;

     thence  South 03 deg. 51' 20" West, leaving said  centerline
     at a right angle and across said New Albany Company tract, a
     distance of 174.38 feet to the True Point of Beginning;

     thence  across said New Albany Company tract, the  following
     courses:

     South  86 deg. 17' 53" East, a distance of 30.00 feet  to  a
     point;

     South 03 deg. 42' 07" West, a distance of 220.85 feet  to  a
     point of curvature;

     With a curve to the right, having a central angle of 90 deg.
     00'  00"  and  a radius of 115.00 feet, a chord bearing  and
     distance  of South 48 deg. 42' 07" West, 162.63  feet  to  a
     point of tangency;

     North 86 deg. 17' 53" West, a distance of 148.66 feet  to  a
     point  on a curve in the easterly right-of-way line  of  the
     proposed New Albany Road East Extension;

     With said easterly right-of-way line and with said curve  to
     the  left, having a central angle of 01 deg. 41' 19"  and  a
     radius  of  1050.00 feet, a chord bearing  and  distance  of
     North 17 deg. 52' 45" East, 30.94 feet to a point; South  86
     deg.  17' 53" East, a distance of 141.08 feet to a point  of
     curvature;

     With  a curve to the left, having a central angle of 90 deg.
     00'  00"  and  a radius of 85.00 feet, a chord  bearing  and
     distance  of North 48 deg. 42' 07" East, 120.20  feet  to  a
     point of tangency;

     North 03 deg. 42' 07 East, a distance of 220.85 feet to  the
     True  Point of Beginning and containing 0.360 acre of  land,
     more or less.

     PARCEL 3-Access and Utility Easements

     Easements  and  other  rights  as  contained  in  the  Cross
     Easement  and Maintenance Agreement by and between  The  New
     Albany  Company LLC and Aramark Educational Resources,  Inc.
     filed  of  record  on December 22, 1999  as  Instrument  No.
     199912220313327,  as  re-recorded  on  June   1,   2000   as
     Instrument  No.  200006010107180, as  modified  by  a  First
     Amendment   to  Cross  Easement  and  Maintenance  Agreement
     recorded on March 1, 2001 as Instrument No. 200103010041025,
     Franklin  County, Ohio Recorder's Office, as  described  and
     contained therein.

     PARCEL 4- Sign Easement

     Easements  and  other  rights as contained  in  the  Signage
     Easement  and Maintenance Agreement by and Between  The  New
     Albany  Company LLC and Aramark Educational Resources,  Inc.
     filed  of  record  on  March  1,  2001  as  Instrument   No.
     200103010041027, Franklin County, Ohio Recorder's Office.

     Parcel No. 010-251225PURCHASE AGREEMENT
                    868 NE Alsbury Boulevard
                          Burleson, TX

This AGREEMENT, entered into effective as of the 31st of October,
2002.

l.  Parties.  Seller is AEI Net Lease Income  &  Growth  Fund  XX
Limited  Partnership ("Seller").  Seller holds an undivided  100%
interest  in the fee title to that certain real property  legally
described in the attached Exhibit "A" (the "Property").  Buyer is
Continental  Foods,  Inc.  and/or its assigns  ("Buyer").  Seller
wishes to sell and Buyer wishes to buy the Property.

2. Property. The Property to be sold to Buyer in this transaction
is legally described on Exhibit A attached hereto.

3.  Purchase  Price.  The purchase price  for  this  Property  is
$800,000  cash plus $50 independent consideration, based  on  the
following terms:

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

     (a) When this agreement is executed, Buyer will pay $500  in
     cash  or  good funds (the "First Payment") to Land  America,
     Attn: Janice Goodwin, 3636 North Central Avenue, Suite  350,
     Phoenix, AZ 85012 ("Escrowee").  The First Payment  will  be
     credited  against  the purchase price  when  and  if  escrow
     closes  and  the  sale is completed, or otherwise  disbursed
     pursuant to the terms of this Agreement.  The First  Payment
     held  for  the  account  of Seller shall  be  non-refundable
     unless  Seller  shall  default hereunder  or  if  Seller  is
     unwilling   or   unable  to  cure  any  title,   survey   or
     environmental  defects  or if all contingencies  in  section
     19(a) below are not met.

      (b)  Buyer will pay the balance of purchase price  for  the
Property,  $799,500  in  cash or       good  funds  (the  "Second
Payment"),  at  closing  to  the Escrowee  who  shall  close  the
transaction according to the terms hereof.

     (c) When this Agreement is executed, Buyer will also pay $50
     in   cash   in  good  funds  directly  to  Seller   ("Option
     Consideration"),   which  shall  be  in  consideration   for
     Seller's  execution of this Agreement, but will be  credited
     against the purchase price when and if
     escrow  closes  and  the  sale  is  completed.   The  Option
     Consideration shall be considered
     non-refundable  if  this Agreement  is  terminated  for  any
     reason.

5.  Closing Date.  Escrow shall close on or before the  thirtieth
day  after  the Effective Date of this Agreement subject  to  all
contingencies in section 19(a) having been met.

6.  Due  Diligence. Buyer will have until the expiration  of  the
30th  day  after  the  Effective  Date  of  this  Agreement  (the
"Inspection and Feasibility Study Period"), to conduct all of its
inspections and due diligence and satisfy itself regarding  title
to  the  Property, and to inspect the Property  at  Buyer's  sole
expense.  Buyer agrees to indemnify and hold Seller harmless  for
any loss or damage to the Property or persons caused by Buyer  or
its  agents  arising  out  of such physical  inspections  of  the
Property.  Buyer  expressly acknowledges that  the  sale  of  the
Property as provided for herein is made on an "AS IS" basis,  and
such provision shall survive closing.

      Buyer may cancel this Agreement for any reason at its  sole
discretion by delivering a cancellation notice by certified mail,
return  receipt requested, or by personal delivery to Seller  and
escrow  holder  before  the  expiration  of  the  Inspection  and
Feasibility  Study  Period.  The  First  Payment  shall  be  non-
refundable unless Seller shall default hereunder or if Seller  is
unwilling  or  unable to cure any title, survey or  environmental
defects.

      If  Buyer  cancels this Agreement as permitted  under  this
Section  or  Sections 16 or 17, except for any liabilities  under
sections  15(a)(iii)  and  16(b) of this  Agreement  (which  will
survive), (after execution of such documents reasonably requested
by  Seller  to evidence the termination hereof), Buyer will  have
absolutely  no  rights,  claims  or  interest  of  any  type   in
connection  with the Property or this transaction, regardless  of
any alleged conduct by Seller or anyone else.

      Unless  Seller  shall  be  in  default  of  any  obligation
hereunder, or this Agreement is canceled by Buyer pursuant to the
terms  hereof, if Buyer fails to make the Second Payment,  Seller
shall   be  entitled  to  retain  the  First  Payment  and  Buyer
irrevocably  will be deemed to have canceled this  Agreement  and
relinquished all rights in and to the Property. If this Agreement
is not canceled and the Second Payment is made when required, all
of Buyer's conditions and contingencies will be deemed satisfied.

7.  Escrow. Escrow shall be opened by Buyer and the First Payment
shall  be  deposited  by Buyer with Escrowee.   A  copy  of  this
Agreement  will be delivered to the escrow holder and will  serve
as escrow instructions together with the escrow holder's standard
instructions  and  any additional instructions  required  by  the
escrow  holder  to  clarify its rights and duties.   The  parties
agree  to sign these additional instructions of the Escrowee,  if
any.  If  there is any conflict between these other  instructions
and  this  Agreement, this Agreement will control.  Seller  shall
notify Escrowee upon Seller's acceptance of this Agreement.

8.  Title.  Closing  will be conditioned  on  the  commitment  of
Escrowee to issue an Owner's policy of title insurance, dated  as
of the close of escrow, in an amount equal to the purchase price,
insuring that Buyer will own marketable and insurable fee  simple
title  to  the Property subject only to: the exceptions reflected
in  the  title  commitment reasonably acceptable  to  Buyer  (the
"Permitted   Exceptions"),  current  real  property   taxes   and
assessments;  and survey exceptions.  Buyer shall  have  a  Title
Commitment  issued and tendered to Buyer, with a copy to  Seller,
within  ten  (10)  days  of the date this Purchase  Agreement  is
delivered to Escrowee.

       Buyer  shall  be  allowed  until  the  expiration  of  the
"Inspection and Feasibility Study Period" for examination and the
making  of  any  objections to the survey and  to  any  exception
contained in the Title Commitment, said objections to be made  in
writing  or  deemed waived.  If any objections are so  made,  the
Seller  shall  be  allowed  thirty  (30)  days  to  cure  Buyer's
objections,  or  in the alternative to obtain  a  commitment  for
insurable title insuring over Buyer's objections.  If within such
30-day  period  Seller fails to cure Buyer's  objections,  or  is
unable   to   obtain   insurable  title  to  Buyer's   reasonable
satisfaction, Buyer may elect to cancel this Agreement and (after
execution  by  Buyer  of such documents reasonably  requested  by
Seller  to evidence the termination hereof) Buyer's First Payment
shall  be returned and this agreement shall be null and void  and
of no further force and effect.

      If  Buyer shall make no written objection to Seller  within
the  Review Period setting forth Buyer's objections to the status
of  title, Buyer shall have been deemed to have waived  any  such
objections.

9.  Closing Costs.  Seller will pay the transfer taxes,  if  any.
Seller  will  pay  all escrow fees attributable  to  the  closing
services  for  this transaction.  Seller will  pay  the  cost  of
issuing  the title commitment and the cost of the title insurance
premium  for  an Owner's policy.  Seller  will pay  the  mortgage
registration tax, the costs of a new survey or an update  to  the
Survey  in  Seller's  possession (if an  update  is  required  by
Buyer).   All other closing costs shall be paid by Seller.   Each
party will pay its own attorneys' fees and costs to document  and
close this transaction.

10.  Real  Estate  Taxes,  Special  Assessments  and  Prorations.
Seller  represents  that to the best of its knowledge,  all  real
estate  taxes and assessments due and payable in all years  prior
to  the  year  of Closing have been paid in full.  Responsibility
for  real  estate taxes and special assessments shall be prorated
as  of the date of closing based upon the most recently available
tax  bill and any known increase in the assessed valuation or the
tax  rate. All real estate taxes and special assessments due  and
payable  in the years following the year in which closing  occurs
shall  otherwise be the responsibility of Buyer.  However, Seller
shall remain responsible for the pro-rata share of taxes prior to
closing  and  Buyer assumes the responsibility for  the  pro-rata
share  of taxes after closing.  Seller will deposit their  amount
of  pro-rated  taxes with the Escrowee to be held  and  disbursed
when  the actual property tax bill is received. Seller and  Buyer
agree  that the parties shall, if necessary, re-prorate the taxes
when  actual  tax  bills for the year of closing  are  available.
This agreement to re-prorate taxes shall survive closing.

11. Seller's Representation and Agreements.

     Seller represents and warrants as of this date that:

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

     (ii)   It  is  not  aware  of any contracts  affecting  this
     Property and potentially or actually binding on Buyer  after
     the  closing  date  except (a.) that certain  Waiver  signed
     September  30,  1997  by Seller in favor  of  the  Franchise
     Finance   Division   of   Green  Tree  Financial   Servicing
     Corporation ("Green Tree") and (b.) the Net Lease  Agreement
     effective  December  6, 1994 between Huntington  Restaurants
     Group,  Inc.  and  AEI Net Lease Income  &  Growth  Fund  XX
     Limited Partnership as may have been amended in writing from
     time to time.

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

12. Disclosures.

     (a)   Seller  has  been an absentee landlord.  Consequently,
     Seller  has  little,  if  any,  knowledge  of  the  physical
     characteristics of the Property.

     Accordingly, except as otherwise specifically stated in  the
     Agreement,   Seller   hereby  specifically   disclaims   any
     warranty,  guaranty,  or representation,  oral  or  written,
     past,  present, or future of, as to, or concerning  (i)  the
     nature  and  condition of the Property,  including,  without
     limitation,   the   water,  soil,  and  geology,   and   the
     suitability  thereof and of the Property  for  any  and  all
     activities  and  uses  which  Buyer  may  elect  to  conduct
     thereon; (ii) except for the warranty of title contained  in
     the  Deed  to  be  delivered by Seller at the  closing,  the
     nature  and  extent of any right of way, lease,  possession,
     lien,  encumbrance,  license,  reservation,  condition,   or
     otherwise, and (iii) the compliance of the Property  or  its
     operation with any laws, ordinances, or regulations  of  any
     government or other body.

     (b)  Buyer acknowledges and agrees that Buyer is not relying
     upon  any  representation or warranties made  by  Seller  or
     Seller's Agent except those provided herein.

     (c)   Buyer   acknowledges  that,  having  been  given   the
     opportunity to inspect the Property, Buyer is relying solely
     on  its  own  investigation of the Property and not  on  any
     information provided by Seller or to be provided  except  as
     set  forth  herein.  Buyer expressly acknowledges  that,  in
     consideration of the agreements of the Seller herein, except
     as  otherwise specified herein, Seller makes no Warranty  or
     representation, express or implied, or arising by  operation
     of  law,  including,  but not limited to,  any  warranty  of
     condition,  habitability,  tenantability,  suitability   for
     commercial  purposes,  merchantability,  profitability,   or
     fitness  for  a  particular  purpose,  in  respect  of   the
     Property.

     (d) BUYER AGREES THAT IT SHALL BE PURCHASING THE PROPERTY IN
     ITS  THEN PRESENT CONDITION, AS IS, WHERE IS, AND SELLER HAS
     NO  OBLIGATION  TO  CONSTRUCT  OR  REPAIR  ANY  IMPROVEMENTS
     THEREON, OR TO PERFORM ANY OTHER ACT REGARDING THE PROPERTY.
     WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, BUYER ALSO
     AGREES  THAT  SELLER  WILL HAVE NO LIABILITY  OF  ANY  TYPE,
     DIRECT OR INDIRECT, TO BUYER OR BUYER'S SUCCESSORS, ASSIGNS,
     LENDERS  OR  AFFILIATES IN CONNECTION  WITH  ANY  HAZARDOUS,
     TOXIC,   DANGEROUS,   FLAMMABLE,   EXPLOSIVE   OR   CHEMICAL
     SUBSTANCES OF ANY TYPE (WHETHER OR NOT DEFINED AS SUCH UNDER
     ANY  APPLICABLE LAWS) ON OR IN CONNECTION WITH THE  PROPERTY
     EITHER BEFORE OR AFTER THE CLOSING DATE.

     (e)   Buyer  acknowledges and agrees that  the  Property  is
     subject  to  that  certain Lease by and between  Seller  and
     Lessee Huntington Restaurants Group, Inc., dated December 6,
     1994, as may have been amended in writing from time to time.
     Buyer  understands that the Lessee is in substantial default
     under  the Lease, that said defaults may not be cured  prior
     to  the  date of Closing, that said defaults are  likely  to
     persist  after the date of Closing, and that Seller reserves
     all  rights to pursue Lessee and any Guarantors of the Lease
     for  all  matters of default occurring prior to the date  of
     Closing of the sale to Buyer hereunder.  Furthermore,  Buyer
     understands and agrees that the Lease is subject to a  Right
     of  First  Refusal  in favor of Lessee,  and  that  Seller's
     obligation  to  perform  hereunder is  subject  to  Seller's
     receipt  of  a  waiver  of said Right of  First  Refusal  by
     Lessee.

     The provisions (a) through (e) shall survive closing.

13. Closing.

     (a) Before the closing date, Seller will deposit into escrow
     an  executed special warranty deed subject to the  Permitted
     Exceptions  conveying  good and indefeasible  title  of  the
     Property  to  Buyer.  At Closing, Seller  shall  deliver  to
     Buyer  and  the Title Company a standard Seller's  Affidavit
     regarding liens and judgments.  Buyer will be given two  (2)
     business  days, prior to closing, to review and approve  all
     closing documents.

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

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

14.  Defaults.  If Buyer defaults, Buyer will forfeit all  rights
and  claims  to the Property and Seller will be relieved  of  all
obligations and will be entitled to retain all monies  heretofore
paid by the Buyer as Seller's sole remedy.

      If  Seller shall default, Buyer may, at its option,  either
terminate this Agreement and receive a full and immediate  refund
of  the First Payment or seek to enforce specific performance  of
this Agreement.  Provided, however, that in no event shall Seller
be  liable for any consequential, punitive or speculative damages
arising out of any default by Seller hereunder.

15. Buyer's Representations and Warranties.

     a.  Buyer represents and warrants to Seller as follows:

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

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

     (iii)   Buyer  agrees to indemnify and hold Seller  harmless
     from any and all claim of any persons or entities claiming a
     brokerage  or  other  fee arising out of  representation  of
     Buyer.

16. Property Inspection and Environmental.

     (a)  Seller shall provide Buyer access to the Property  from
     time  to  time  for  the  purpose of conducting  inspections
     thereof  including  mechanical, structural,  electrical  and
     other  physical inspections. Buyer has until the end of  the
     Inspection  and  Feasibility Study Period to  complete  such
     physical inspections.

     (b)  Buyer shall indemnify, defend, and hold harmless Seller
     from  and  against  any and all losses,  claims,  causes  of
     action, liabilities, and costs to the extent caused  by  the
     actions  of  Buyer, its agents, employees,  contractors,  or
     invitees,  during  any  such entry upon  the  Property.  The
     foregoing duty of indemnification shall include the duty  to
     pay all reasonable attorney's fees incurred by the Seller in
     responding  to or defending any such claims or  proceedings,
     and shall survive closing.

     (c) Buyer shall pay for any Phase I Environmental studies it
     wants  to  be performed on the Property. If Buyer desires  a
     Phase  I  Environmental, Buyer shall obtain and  review  the
     same within the Inspection and Feasibility Study Period.  If
     Buyer  terminates this Agreement prior to the expiration  of
     the  Inspection  and  Feasibility Study Period,  Buyer  will
     provide  Seller with copies of all reports and test  results
     Buyer had performed on the Property.

17. Damages, Destruction and Eminent Domain.

     (a)  If,  prior to closing, the Property or any part thereof
     be  destroyed  or further damaged by fire, the elements,  or
     any cause, due to events occurring subsequent to the date of
     this Agreement to the extent that the cost of repair exceeds
     $20,000,  this  Agreement shall become  null  and  void,  at
     Buyer's  option exercised, if at all, by written  notice  to
     Seller within ten (10) days after Buyer has received written
     notice  from Seller of said destruction or damage.   Seller,
     however,  shall  have  the right to  adjust  or  settle  any
     insured  loss  until  (i)  all contingencies  set  forth  in
     Paragraph 6 hereof have been satisfied, or waived; and  (ii)
     any  period provided for above in this Subparagraph 17a  for
     Buyer  to  elect to terminate this Agreement has expired  or
     Buyer has, by written notice to Seller, waived Buyer's right
     to terminate this Agreement.  If Buyer elects to proceed and
     to   consummate   the  purchase  despite  said   damage   or
     destruction, there shall be no reduction in or abatement  of
     the  purchase  price, and Seller shall assign to  Buyer  the
     Seller's  right, title, and interest in and to all insurance
     proceeds  resulting from said damage or destruction  to  the
     extent  that the same are payable with respect to damage  to
     the Property.

     If  the cost of repair is less than $20,000.00, Buyer  shall
     be  obligated  to  otherwise  perform  hereinunder  with  no
     adjustment  to  the Purchase Price, reduction or  abatement,
     and  Seller shall assign Seller's right, title and  interest
     in  and  to  all  insurance  proceeds  in  relation  to  the
     Property.

     (b) If, prior to closing, the Property, or any part thereof,
     is  taken  or  notice  of  a taking  is  received  from  any
     condemning authority (other than as disclosed in writing  to
     Buyer  prior  to  the  date of this  Agreement)  by  eminent
     domain,  this  Agreement  shall become  null  and  void,  at
     Buyer's  option.   If  Buyer  elects  to  proceed   and   to
     consummate the purchase despite said taking, there shall  be
     no  reduction in, or abatement of, the purchase  price,  and
     Seller  shall assign to Buyer all the Seller's right, title,
     and interest in and to any award made, or to be made, in the
     condemnation proceeding in relation to the Property.

      In the event that this Agreement is terminated by Buyer  as
provided above in Subparagraph 17(a) or 17(b), the First  Payment
shall  be immediately returned to Buyer (after execution by Buyer
of  such documents reasonably requested by Seller to evidence the
termination hereof).

18.  Seller's and Buyer's Brokers.  The Seller is not represented
by  a  broker  in  this  transaction.   Any  real  estate  broker
commission earned by a broker enlisted by the Buyer is to be paid
solely by the Buyer.  Both parties represent and warrant that  no
other broker has been involved on behalf of the warranting party,
and  both  parties agree to indemnify the other and hold harmless
from any claim through or on behalf of such other party.

19.   (a)  Contingencies.   This  Agreement  is  subject  to  the
following contingencies:

       1) Subject to Purchasers ability to obtain a One Million Seven
       Hundred Fifty Thousand Dollar ($1,750,000) loan from Textron
       Financial, fully amortized over 20 years with a 7.5% annual
       interest rate and no prepayment penalty.

       2) Subject to Purchasers ability to purchase the existing
       Denny's Restaurants located on the property from Huntington
       Restaurants Group, Inc. for a sum not to exceed Four Hundred
       Fifty Thousand Dollars ($450,000) with Textron Financial
       providing a loan for the full amount fully amortized over 20
       years with a 7.5% annual interest rate and no prepayment penalty.

       3) Subject to Textron Financial providing Buyer with an
       additional $300,000 for remodeling expenses to be fully amortized
       over 20 years with a 7.5% annual interest rate and no prepayment
       penalty.

       4) Subject to Denny's, Inc. approving this transaction as well
       as the purchase of the Denny's businesses;

       5) Subject to a simultaneous closing with the purchase of the
       Denny's businesses.

       6) Subject to the simultaneous sale of the Denny's restaurant
       property located at 1505 William D. Tate Boulevard, Grapevine,
       Texas from AEI Net Lease Income & Growth Fund XX Limited
       Partnership to Continental Foods, Inc.

     In  the event that any of the above contingencies cannot  be
     met this Agreement will terminate and all of Sellers deposit
     or earnest money shall be refunded immediately.

     (b)  Cancellation   If either party elects  to  cancel  this
     Contract because of any breach by the other party, the party
     electing to cancel shall deliver to the defaulting party and
     the  escrow agent a notice stating that this Contract  shall
     be  canceled  unless  the  breach is  cured  within  5  days
     following  the  delivery  of the notice  to  the  defaulting
     party.   If  the  breach  is not cured  within  the  5  days
     following  the  delivery  of the notice  to  the  defaulting
     party, this Contract shall be canceled.

20. Miscellaneous.

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

     (b)  FUNDS TO BE DEPOSITED OR PAID BY BUYER WILL BE GOOD AND
     CLEAR  FUNDS IN THE FORM OF CASH, CASHIER'S CHECKS  OR  WIRE
     TRANSFERS.

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

     If to Seller:

          Attention:  Mark E. Larson
          AEI  Net  Lease  Income  &  Growth  Fund  XX  Limited
          Partnership
          1300 Minnesota World Trade Center
          30 E. 7th Street
          St. Paul, MN  55101-4901

     If to Buyer:
          Syed J. Ahmad, President
          Continental Foods, Inc.
          13663 Jupiter Road, Suite 410
          Dallas, TX  75238

     (d)  Buyer may assign this Agreement at any time without the
     consent or prior approval of Seller, and following any  such
     assignment, Seller agrees to close this transaction with the
     assignee  of  Buyer.  The original Buyer named herein  shall
     remain liable for any indemnity obligations hereunder.

When  accepted, this offer will be a binding agreement for  valid
and  sufficient consideration which will bind and benefit  Buyer,
Seller  and  their respective successors and assigns.   Buyer  is
submitting  this  offer  by signing a  copy  of  this  offer  and
delivering it to Seller along with the Option Consideration,  and
delivering  a  copy of this Agreement signed  by  Buyer  and  the
$500.00  First  Payment to Escrowee; Escrowee  shall  sign  below
acknowledging receipt of this Agreement signed by Buyer  and  the
First  Payment, which will be deposited in to escrow by Escrowee.
Seller  has seven (7) business days after receipt of the executed
offer  and  acknowledgment of receipt of  the  First  Payment  by
Escrowee  within  which to accept this offer by  fully  executing
this  contract and giving both Buyer and Escrowee written  notice
thereof;  if  not accepted by Seller, Escrowee shall  immediately
return  the  First  Payment to Buyer and shall  not  require  any
releases  by  the Seller.  The Effective Date of  this  Agreement
shall  be  the  date  Buyer  receives a fully  executed  original
counterpart of this Agreement.

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

BUYER:

     Continental Foods, Inc.

     By:/s/ Syed J Ahman
            Syed J. Ahmad

     Its:  President

SELLER:

AEI NET LEASE INCOME & GROWTH FUND XX LIMITED  PARTNERSHIP,  a
Minnesota  limited partnership.

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

      By: /s/ Mark E Larson
              Mark E. Larson, Chief Financial Officer

ESCROWEE:

      The  Title Company hereby acknowledges receipt of  a  fully
executed copy of this Agreement and the First Payment referred to
in the Agreement on                 , 2002, and agrees to accept,
hold,  deliver and disburse the First Payment and Second Payment,
together  with all interest accrued thereon and received  by  the
Title  Company,  strictly  in  accordance  with  the  terms   and
provisions  of this Agreement.  In performing any of  its  duties
hereunder,  the  Title Company shall not incur any  liability  to
anyone   for   any  damages,  losses  or  expenses,  except   for
negligence,  willful  default or breach of trust,  and  it  shall
accordingly  not  incur any liability with  respect  (i)  to  any
action taken or omitted in good faith upon advice of its counsel,
or  (ii)  to  any  action taken or omitted in reliance  upon  any
instrument, including any written notice or instruction  provided
for  in this Agreement, not only as to its due execution and  the
validity and effectiveness of its provisions, but also as to  the
truth  and  accuracy of any information contained therein,  which
the  Title Company shall in good faith believe to be genuine,  to
have  been signed or presented by a proper person or persons  and
to  conform  with the provisions of this Agreement.   Seller  and
Buyer  hereby  agree  to indemnify and hold  harmless  the  Title
Company  against any and all losses, claims, damages, liabilities
and  expenses, imposed upon the Title Company or incurred by  the
Title   Company  in  connection  with  its  acceptance   or   the
performance  of  its duties hereunder, including  any  litigation
arising  from  this  Agreement or involving  the  subject  matter
hereof,  unless  such  losses, claims, damages,  liabilities  and
expenses arise out of Title Company's negligence, willful default
or breach of trust.  In the event of a dispute between Seller and
Buyer  sufficient  in  the discretion of  the  Title  Company  to
justify  its  doing so, the Title Company shall  be  entitled  to
tender into the registry of the District Court of Tarrant County,
Texas,  all  money or property in its hands under this Agreement,
together  with such legal pleadings as it deems appropriate,  and
thereupon  be discharged from all further duties and  liabilities
under this Agreement.  Seller and Buyer shall bear all costs  and
expenses of such legal proceedings.

Land America

By:

Its:

                            Exhibit A

                      Legal Description of
        868 N.E. Alsbury Boulevard, Burleson, Texas 76028

     Lot  1R, Block A, FIRST NATIONAL BANK ADDITION  to  the
     City  of Burleson, Tarrant County, Texas, according  to
     plat recorded in Volume 388-213, Page 52, Deed, Records
     of  Tarrant  County, Texas, subject to  all  covenants,
     conditions,  easement, restrictions and  agreements  of
     record.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00044-of-00352.parquet"}]]