Document:

FIRST AMENDMENT TO LEASE

     This  FIRST AMENDMENT TO LEASE (the "Amendment")  dated
December 19, 2001 between AEI REAL ESTATE FUND 85-A  LIMITED
PARTNERSHIP,   a   Minnesota  limited   partnership,   whose
corporate  general  partner is Net Lease  Management,  85-A,
Inc.,  a  Minnesota  corporation,  whose  address  is   1300
Minnesota  World Trade Center, 30 East Seventh  Street,  St.
Paul,  Minnesota, 55101 ("Landlord") and HOPS GRILL  &  BAR,
INC.,  a  Florida corporation and successor in  interest  to
Hops  of Palm Harbor, Inc., having and address of 2701 North
Rocky Point Drive Suite 300, Tampa, FL  33607 ("Tenant").

                         BACKGROUND

     Landlord and Tenant entered into a Lease Agreement (the
"Lease") dated January 2, 1992 (the "Lease Execution  Date")
with  respect to the Premises leased to Tenant as more fully
described  in the Lease and located at 33086 US  Highway  19
North, Palm Harbor, FL.  Landlord and Tenant desire to amend
the  Lease to extend the Term of the Lease and prescribe the
correlating Rental Payments.  Terms not defined herein shall
have the meanings ascribed to them in the Lease.

                          AGREEMENT

     NOW THEREFORE, in consideration of the mutual covenants
set  forth  herein, Landlord and Tenant agree to  amend  the
Lease as follows:

     1.   TERM.     Article 2 of the Lease is hereby amended
to  extend  the Term of the Lease an additional twelve  (12)
years  (the  "Extended  Term").   The  Extended  Term  shall
commence May 1, 2002 and expire April 30, 2014.

      2.    OPTION TO RENEW.    Article 28 of the  Lease  is
hereby amended to provide Tenant with an option to renew the
Lease  upon  the  same  conditions and  covenants  contained
therein for three (3) consecutive periods of five (5)  years
each.  Base Rent during each Renewal Term shall be equal  to
the  Rental  payable for the last year for the  original  or
expiring  Renewal  Term increased and adjusted  annually  by
three percent (3%).

      3.    BASE  RENT.          Article 4 of the  Lease  is
amended in accordance with the schedule attached hereto  and
made a part of this Amendment, and labeled EXHIBIT "A".

     4.   ENTIRE AGREEMENT.   This Amendment contains all of
the terms and agreements between the parties relating to the
subject matter of this assignment of and assumption  of  the
Lease.

      5.   FACSIMILE SIGNATURES.    A facsimile copy of this
Assignment  and Assumption and any signatures thereon  shall
be considered for all purposes as an original.

      IN  WITNESS  WHEREOF, Landlord and Tenant have  caused
this  Amendment of Lease to be executed as of  the  day  and
year first written.

                                   AEI REAL ESTATE FUND 85-A
                                   LIMITED PARTNERSHIP,  by
                                   and through its general
                                   partner   NET    LEASE
                                   MANAGEMENT  85-A, INC.

Signed, sealed and delivered in
presence of:

    /s/ Paula Powell               By: /s/ Mark E Larson
Print:  Paula Powell               Print:  Mark E Larson
                                   Its: CFO

Signed, sealed and delivered in    HOPS GRILL & BAR, INC.
presence of:

    /s/ Kate G Asturias            By: /s/ Zack A Kollias
Print:  Kate G Asturias            Print: VP CFO
                                   Its:  Zack A Kollias

                         EXHIBIT "A"

                                   ANNUAL
YEAR       DATE         RENT      INCREASE

1          5/02      96,437.79      3%
2          5/03      99,330.92      3%
3          5/04     102,310.85      3%
4          5/05     105,380.17      3%
5          5/06     108,541.58      3%
6          5/07     111,797.83      3%
7          5/08     115,151.76      3%
8          5/09     118,606.31      3%
9          5/10     122,164.50      3%
10         5/11     125,829.44      3%
11         5/12     129,604.32      3%
12         5/13     133,492.45      3%PURCHASE AGREEMENT
                       6048 S. Hulen Road
                         Fort Worth, TX

This  AGREEMENT, entered into effective as of the 20 of December,
2001.

l.   PARTIES.  Seller  is  AEI  Real  Estate  Fund  85-B  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  Omni
Group, 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, subject to the
provisions  of  Buyer  review of title  as  set  forth  below  in
paragraph 8.

3.  PURCHASE  PRICE.  The purchase price  for  this  Property  is
$625,000  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 $10,000
     in  cash or good funds (the "First Payment") to Commonwealth
     Land  Title  Company, Attn: Kimberly Foster, 601 W.  Abrams,
     Arlington, Texas 76010 ("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.   After   the
     expiration  of the Review Period as defined in  paragraph  6
     below,  the  First  Payment held for the account  of  Seller
     shall  become  non-refundable unless  Seller  shall  default
     hereunder or this agreement is properly cancelled  by  Buyer
     pursuant to the terms hereof.

     (b)  Buyer  will pay the balance of purchase price  for  the
     Property,  $615,000  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  Inspection  and  Feasibility  Study  Period  (as
extended, if applicable) is completed.

6.  DUE  DILIGENCE. Buyer will have until the expiration  of  the
120th  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 shall have the right to extend the Inspection  and
Feasibility  Study Period by an additional thirty  (30)  days  by
paying  Escrowee  an  additional $2,000, thereby  increasing  the
First  Payment by an additional $2,000, before expiration of  the
initial  120 day Inspection and Feasibility Study Period.   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 in 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. If this Agreement is not  canceled  as
set  forth  herein,  the  First Payment shall  be  non-refundable
unless  Seller  shall  default hereunder  or  this  Agreement  is
properly cancelled by Buyer pursuant to the terms hereof.

      If  Buyer  cancels this Agreement as permitted  under  this
Section  or Section 16, except for any liabilities under sections
15(a)(iii)  and  16(b)  of this Agreement (which  will  survive),
Buyer (after execution of such documents reasonably requested  by
Seller  to  evidence the termination hereof)  shall  be  promptly
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  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. Escrow will  be
opened upon acceptance of this Agreement by Seller.

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.  Seller shall have  a  Title
Commitment issued and tendered to Buyer within twenty  (20)  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 deed stamp taxes, if any,
and  one-half of escrow fees attributable to the closing services
for  this  transaction, and any brokerage commissions payable  to
KemJay  Real  Estate  only.  Seller shall pay  for  the  cost  of
issuing  the title commitment and the cost of the title insurance
premium  for an Owner's policy.  Buyer will pay one-half  of  the
escrow fees, 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 and  Buyer  in  the
manner  in which such costs are customarily paid by such  parties
in transactions involving real property in Tarrant County, Texas.
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 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)   The Property is subject to a Net Lease Agreement dated
     January 1, 1997, (the "Lease").  Prior to the Closing  Date,
     Seller  shall  obtain a written lease termination  agreement
     from  the  tenant  under the Lease.  Buyer's  obligation  to
     close is subject to Seller's conveyance of the Property free
     and clear of the Lease (and any other leases) and the rights
     and claims of any tenants thereunder.

     (ii)   It  is  not  aware  of  any  pending  litigation   or
     condemnation  proceedings against the Property  or  Seller's
     interest  in  the Property that have not been  disclosed  to
     Buyer.

     (iii)   It  is  not  aware of any contracts  affecting  this
     Property and potentially or actually binding on Buyer  after
     the closing date.

     (iv)   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)  This  Agreement is subject to an inspection contingency
     as set forth in Section 5, 6 and 16.  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.

     The provisions (a) through (d) 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 five (5)
     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 other than KemJay Real Estate.

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.

     (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.

     (d)  Seller  shall deliver to Buyer, on or before  ten  (10)
     days  following  the date Seller signs this  Agreement,  the
     following items to the extent within Seller's possession, or
     if such item(s) do not exist or Seller does not possess such
     items, a statement to that effect:

          (a.) Any Environmental reports affecting the Property;
          (b.) Any leases on the Property;
          (c.) All surveys of the property currently in the
               possession of Seller.

     If  this  transaction does not close as scheduled, Purchaser
     shall  return  the  items set forth in (a.)-(c.)  to  Seller
     within  a  reasonable  time following  termination  of  this
     Agreement.

     The  Inspection  and  Feasibility  Study  Period  shall   be
     extended  for  one (1) day for each day by which  Seller  is
     late in delivering the items (a.)-(c.).

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.  Ron Peoples of  KemJay  Real
Estate is the broker representing the Buyer (and the Buyer  only)
in this transaction. The Seller is not represented by a broker in
this  transaction.  Other than KemJay Real Estate  whose  $37,500
commission is to be paid solely by Seller (and only shall be paid
commission if this transaction as contemplated shall close); 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.  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:  Robert P. Johnson
          AEI Real Estate Fund 85-B Limited Partnership
          1300 Minnesota World Trade Center
          30 E. 7th Street
          St. Paul, MN  55101-4901

     If to Buyer:

          Attention: Robert S. Horton
          Omni Group, Inc.
          1618 Rogers Road
          Fort Worth, TX 76107

     (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
$10,000.00  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 five (5) business days after receipt of the  executed
offer, Option Consideration, 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,
and  Broker has executed this agreement confirming the amount and
manner of commission payable to it.

BUYER:                        BROKER:

     Omni Group, Inc.                   KemJay Real Estate

   By:/s/ Robert S Horton             By:/s/Robert S Horton  /s/ Ron Peoples
   Its:   Vice President              Its:  Broker                agent
          Title                             Title

SELLER:

      AEI REAL ESTATE FUND 85-B LIMITED PARTNERSHIP, a Minnesota
      limited partnership.

      By: Net Lease Management 85-B, Inc., its corporate general
          partner

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

                        EXHIBIT A

Approximately  45,873  square feet of land  situated  in  Tarrant
County,  Texas,  and  being LOT 1-A,  BLOCK  1,  HULEN  BEND,  an
Addition  to  the  City  of Fort Worth,  Tarrant  County,  Texas,
according to the Revised Plat thereof recorded in Volume 388-182,
Page 66, Plat Records, Tarrant County, Texas.

     Subject to the burdens and obligations and together with the
rights,  benefits  and appurtenant easement rights  contained  in
Declaration of Covenants and Assessments dated 1-4-84, filled  1-
10-84,  executed by Hulen Street Venture, a Texas  joint  venture
comprised of F/S Hulen Partners, a Texas general partnership, and
Hulen  Land  Partners, a Texas general partnership,  recorded  in
Volume  7713,  Page 464, Tarrant County Records, Tarrant  County,
Texas  and  Deed  of  Declaration  dated  12-19-84,  filed  1-31-
85,executed by Hulen Center, Ltd., a Georgia limited partnership,
having  Charles  A.  Lotz, Jr. as its Managing  General  Partner;
Cardinal Federal Savings Banks; and Loehmann's, Inc. recorded  in
Volume  8080,  Page 888, Tarrant County Records, Tarrant  County,
Texas  and  amended  by  instrument entitled  Acknowledgement  of
Scrivener's  Error dated July 16, 1985, filed  October  9,  1985,
recorded  in  Volume  8366, Page 0432,  Tarrant  County  Records,
Tarrant County, Texas.

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