Document:

PURCHASE AGREEMENT
                  Champps Americana Restaurant
                        Livonia, Michigan

This  AGREEMENT, entered into effective as of the Effective  Date
set  forth  on the Purchase Agreement Data Sheet attached  hereto
and  incorporated  herein by reference.   Capitalized  terms  not
otherwise  defined  herein are defined in the Purchase  Agreement
Data Sheet attached hereto and incorporated herein by reference.

l.  PARTIES. Seller owns the Undivided Percentage Interest in the
fee  title to that certain real property legally described in the
attached  Exhibit "A" (the "Entire Property"). Seller  wishes  to
sell  and  Buyer wishes to buy a portion as tenant in  common  of
Seller's interest in the Entire Property.

2. PROPERTY. The Property to be sold to Buyer in this transaction
consists of an Undivided Percentage Interest (hereinafter, simply
the "Property") as tenant in common in the Entire Property.

3.  PURCHASE  PRICE  .  The Purchase Price  for  this  percentage
interest  in the Entire Property is as set forth on the  Purchase
Agreement Data Sheet, to be paid all cash.

4.  TERMS.  Buyer will deposit the Purchase Price into escrow  in
sufficient time to allow escrow to close on the Closing Date.

5.  CLOSING  DATE.  Escrow shall close on or before  the  Closing
Date.

6.  DUE  DILIGENCE. Buyer will have until the expiration  of  the
fifth  business day (The "Review Period") after delivery of  each
of  following items, to be supplied by Seller, to conduct all  of
its  inspections  and due diligence and satisfy itself  regarding
each  item, the Property, and this transaction.  Buyer agrees  to
indemnify and hold Seller harmless for any loss or damage to  the
Entire  Property or persons caused by Buyer or its agents arising
out of such physical inspections of the Entire Property.

     (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 Entire  Property
     as are in Seller's possession.

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

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

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

     It is a contingency upon Seller's obligations hereunder that
two  (2)  copies of the Co-Tenancy Agreement in the form attached
hereto  duly executed by Buyer and dated on the Closing  Date  be
delivered to the Seller on the Closing Date.

      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  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) 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 pay the Purchase  Price,  Buyer
irrevocably will be deemed to be in default under this Agreement.
Seller may, at its option, 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 Purchase  Price  is  paid  when
required,  all  of Buyer's conditions and contingencies  will  be
deemed satisfied.

7.  ESCROW.  Escrow shall be opened by Seller 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

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

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) 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.

      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 will pay one-half of escrow fees, the
cost  of  the  title  commitment and  any  brokerage  commissions
payable, and the transfer tax fees.  The Buyer will pay 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.   Buyer  will  pay all recording  fees,  clerk's  fees
imposed  upon the recording of the deed, one-half of  the  escrow
fees,  and  the  cost  of  an update to  the  Survey  in  Sellers
possession (if an update is required by Buyer.)  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 Entire Property (of which the Property is a
     part) 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  represents  that to the best of its  knowledge,  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 and  Seller
     in   proportion  to  their  respective  Tenant   in   Common
     interests,  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.
     Seller  and  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 Entire Property.

     (b)   All income and all operating expenses from the  Entire
     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 its proportionate share of all  income
     earned and shall be responsible for its proportionate  share
     of all operating expenses of the Entire Property incurred on
     and after the date of closing.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

11.  SELLER'S REPRESENTATION AND AGREEMENTS.

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

     (i)  Except for the Lease Agreement (as set forth in the Purchase
          Agreement Data Sheet) Seller is not aware of any leases of the
          Property.

     (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.

     (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.
     However,  Buyer acknowledges that Seller retains  the  right
     both  prior to and after the Closing Date to freely transfer
     all or a portion of Seller's remaining undivided interest in
     the  Entire Property, provided such sale shall not  encumber
     the  Property being purchased by Buyer in violation  of  the
     terms hereof or the contemplated Co-Tenancy Agreement.

12.  DISCLOSURES.

     (a)   Seller  has not received any notice of  any  material,
     physical,  or  mechanical defects of  the  Entire  Property,
     including  without  limitation, the plumbing,  heating,  air
     conditioning, 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 Entire 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  Entire
     Property after the Closing in the manner in which the Entire
     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.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

     (d)   Seller  has  not received any notice that  the  Entire
     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 Entire
     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  Entire  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
     Entire  Property  either before or after the  Closing  Date,
     except such Hazardous Materials on or in connection with the
     Entire 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)    BUYER  ACKNOWLEDGES  THAT,  HAVING  BEEN  GIVEN   THE
     OPPORTUNITY  TO  INSPECT  THE  ENTIRE  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 PROPERTY, THE  ENTIRE
     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.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

     (b)   On or before the closing date, Buyer will deposit into
     escrow:  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 the  Co-Tenancy
     Agreement,  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  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 deposited 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  actual,
punitive, consequential 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)   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.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

     (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  Entire
     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 Entire
     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
     Entire  Property,  subject to rights of any  Tenant  of  the
     Entire 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 Entire Property, subject to rights of any
     Tenant of the Entire Property.

      In the event that this Agreement is terminated by Buyer  as
provided  above  in  Subparagraph 16a or  16b,  Buyer  agrees  to
execute such documents reasonably requested by Seller to evidence
the termination hereof.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

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 an Accommodator to perfect
the  1031 exchange by preparing an agreement of exchange of  Real
Property  whereby  the Accomodator 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 Accomodator, 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  and  Data  Sheet attached to  this  Agreement  are
     incorporated into this Agreement.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

     (b)   If  this  escrow has not closed by the  Closing  Date,
     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.

     (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 on the
     Purchase  Agreement Data Sheet, or to such other address  as
     such party may hereafter designate by written notice to  the
     other party.

      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 where the Entire  Property
is situate.

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

      IN WITNESS WHEREOF, the Seller and Buyer have executed this
Agreement  effective as of the Effective Date set  forth  on  the
Purchase  Agreement Data Sheet attached hereto  and  incorporated
herein by reference.

BUYER:    Biscayne Reef Properties LLC

          By: /s/ Katherine H Nelson
                  Katherine H. Nelson, President

          WITNESS:

          Terell A Friedly

          Terrell A Freidley
          6391 129th St
          Apple Valley, Mn 55144
             (Print Name)

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Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

SELLER:   AEI Income & Growth Fund XXI Limited Partnership

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

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

          WITNESS:

          /s/ Debra A Jochum

              Debra A Jochum
               (Print Name)

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Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

                  Purchase Agreement Data Sheet

The following terms are to be incorporated by reference into that
certain Purchase Agreement between the herein defined Buyer and
Seller to which this Data Sheet is attached.

Effective Date of Purchase  March 12, 2002
                Agreement:

    Property Name & Street  Champps Americana Restaurant
                  Address:  Unit 3, Pentagon Centre
                            19470 Haggerty (at Seven Mile Road)
                            Livonia, MI 48152

 Seller's Name and Address  AEI Income & Growth Fund XXI Limited
   for Purposes of Notice:  Partnership
                            30 East Seventh Street, Suite 1300
                            St. Paul, MN 55101
        Seller's Undivided  74.6801%
      Percentage Ownership
                 Interest:

  Buyer's Name and Address  Biscayne Reef Properties LLC
   for Purposes of Notice:  13823 Darnel Court
                            Rosemount, MN 55068
        Buyer's Percentage  16.2679%
       Undivided Ownership
 Interest being purchased:

           Purchase Price:  $967,000

             Closing Date:  March 14, 2002

          Lease Agreement:  Lease Agreement in existence between AEI
                            Income & Growth Fund XXI Limited
                            Partnership (as Landlord) and Champps
                            Americana, Inc. (as Tenant), dated July
                            8, 1997 and amended May 19, 1998, and
                            that Guarantee of Lease in existence
                            dated July 8, 1997 between Landlord,
                            Tenant, and Champps Entertainment, Inc.,
                            and that Guarantee of Lease in existence
                            dated July 8, 1997 between Landlord,
                            Tenant, and Unique Casual Restaurants,
                            Inc., and that Guarantee of Lease in
                            existence dated July 8, 1997 between
                            Landlord, Tenant, and DAKA International,
                            Inc.

                            The above referenced lease agreement
                            includes a right of first refusal in
                            favor of the Tenant as set forth in
                            Article 34 of said lease agreement, which
                            right will apply to any attempted
                            disposition of Property by Buyer after
                            this transaction.

       Accommodator Name &  Old Republic Exchange
                  Address:  650 California Street
                            26th Floor
                            San Francisco, CA 94108

Buyer Initial: /s/ KHN
Purchase Agreement for Champps Americana Restaurant, Livonia

                           EXHIBIT "A"

              Champps Restaurant-Livonia, Michigan

Land in the City of Livonia, Wayne County, Michigan described as:

Unit 3, Pentagon Centre Condominium, according to the Master Deed
recorded  in  Liber  29370,  Pages  706  through  766  1/2,  both
inclusive,  as  amended by First Amendment  to  the  Master  Deed
recorded in Liber 29631, Pages 1995 through 2003, both inclusive,
as  amended  by Second Amendment to the Master Deed  recorded  in
Liber 29696, Pages 571 through 577, both inclusive, as amended by
Third  Amendment to the Mater Deed recorded in Liber 29805, Pages
766  through  767,  both  inclusive, and  as  amended  by  Fourth
Amendment  to  the Master Deed recorded in Liber 31338,  Pages  1
through  4,  both inclusive, Wayne County Records, and designated
as  Wayne  County Condominium Subdivision Plan No. 437,  together
with  rights  in  general  common  elements  and  limited  common
elements,  as set forth in the above Master Deed and as described
in  Act 229 of the Public of the Public Acts of 1963, and Act  59
of the Public Acts of 1978, as amended.

19470 HaggertyPROPERTY CO-TENANCY
                       OWNERSHIP AGREEMENT
                  Champps Americana Restaurant
                        Livonia, Michigan

THIS CO-TENANCY AGREEMENT,

Made  and entered into as of the 14th day of March, 2002, by  and
between   AEI  Income  &  Growth  Fund  XXI  Limited  Partnership
(hereinafter  called  "Co-Tenancy Manager"),  and  Biscayne  Reef
Properties  LLC  (hereinafter called "Biscayne"). (Biscayne,  Co-
Tenancy Manager (and any other Owner in Fee where the context  so
indicates)  being hereinafter sometimes collectively called  "Co-
Tenants" and referred to in the neuter gender).
WITNESSETH:

WHEREAS,  AEI  Income  &  Growth  Fund  XXI  Limited  Partnership
presently  owns  an undivided 58.4122% interest in  and  to,  and
Biscayne presently owns an undivided 16.2679% interest in and to,
and  Gregory  A.  Roemhild presently owns  an  undivided  3.8828%
interest  in  and to, and David Louis Cruickshank, trustee  under
the trust created by the will dated June 5, 1964 of Louis William
Achenbach, deceased presently owns an undivided 5.5769%  interest
in  and  to,  and  Barbara A. Bou-Sliman, Trustee  of  the  First
Amended  and  Restated Trust Agreement of Barbara  A.  Bou-Sliman
dated  July 8, 1992 presently owns an undivided 3.4211%  interest
in  and to, and Sherrill L. Hossom as Trustee of the Sherrill  L.
Hossom  Family  Trust  dated  May  15,  1992  presently  owns  an
undivided  4.2226%  interest in and to, and Linda  L.  Landes  as
Trustee  of the Linda L. Landes Family Trust dated May  15,  1992
presently  owns  an  undivided 4.6600% interest  in  and  to  and
Elizabeth C. Hsu Living Trust dated 11/13/89, Elizabeth  C.  Hsu,
trustee  presently owns an undivided 3.5565% interest in  and  to
the  land, situated in the City of Livonia, County of Wayne,  and
State  of  Michigan, (legally described upon Exhibit  A  attached
hereto  and  hereby  made  a  part hereof)  and  in  and  to  the
improvements located thereon (hereinafter called "Premises");

WHEREAS,  The  parties hereto wish to provide  for:  the  orderly
monitoring  of performance by the present tenant of the  Premises
under  the  triple  net  lease agreement  for  the  Premises;  if
necessary,  upon  a  vacancy in the Premises, the  operation  and
management of the Premises; the continued leasing of space within
the  Premises; and, the distribution of income from and the  pro-
rata sharing in expenses of the Premises by Co-Tenancy Manager in
connection with Biscayne's interest in the Premises.

NOW THEREFORE, in consideration of the purchase by Biscayne of an
undivided  interest  in and to the Premises,  for  at  least  One
Dollar  ($1.00) and other good and valuable consideration by  the
parties  hereto  to  one another in hand paid,  the  receipt  and
sufficiency of which are hereby acknowledged, and of  the  mutual

Co-Tenant Initial:
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:

1.   Biscayne, subject to the limitations and power of revocation
herein  expressed, hereby designates Co-Tenancy  Manager  as  its
sole and exclusive agent and delegates to Co-Tenancy Manager  the
sole right to monitor and enforce on behalf of Biscayne the terms
of  the  present lease of the Premises, including but not limited
to  any  amendments, consents to assignment, sublet, releases  or
modifications  to the lease or guarantees of lease  and  to  deal
with  any  property agent or tenant. Should the  Premises  become
vacant,  the  operation  and  management  of  the  Premises,   is
delegated  by  the  Co-Tenants,  subject  to  revocation  on   an
individual  basis  by an individual Co-Tenant  as  otherwise  set
forth  herein,  to  Co-Tenancy Manager, or its designated  agent,
successors  or assigns. Provided, however, if Co-Tenancy  Manager
shall  sell  all of its interest in the Premises,  (or  shall  no
longer   be  delegated  the  operation  and  management  of   the
Premises),  the  duties  and obligations  of  Co-Tenancy  Manager
respecting  management  of  the Premises  as  set  forth  herein,
including   but  not  limited  to  its  duties  and   obligations
respecting  paragraphs 2, 3, and 4 hereof, shall be exercised  by
the   holder  or  holders  of  a  majority  undivided  co-tenancy
interests  in the Premises. Subject to the approval  of  all  Co-
Tenants  evidenced  by their written consent, Co-Tenancy  Manager
shall  negotiate  and  execute re-leases  of  the  Premises  upon
termination of the present lease of the Premises or negotiate and
execute easements affecting the Premises, may incur ordinary  and
necessary operating expenses in connection with the management of
the  Premises, and propose extraordinary or capital  expenditures
to  the  Premises. Until Biscayne shall revoke such authority  as
provided  herein,  Co-Tenancy  Manager  or  Biscayne  itself  may
obligate  Biscayne  with  respect to any ordinary  and  necessary
operating expense for the Premises.  However, Co-Tenancy  Manager
has no right to obtain a loan for which any other Co-Tenant would
be  liable,  nor may Co-Tenancy Manager finance or refinance  the
Premises  by  secured by any lien or any pledge of the  Premises.
Biscayne agrees to execute and deliver to Co-Tenancy Manager such
written approval of documents approved by Biscayne, such approval
to  take  such  form as may be reasonably required by  Co-Tenancy
Manager  to evidence its authority to sign approved documents  on
behalf of Biscayne.

As  further  set forth in paragraph 2 hereof, Co-Tenancy  Manager
agrees to require any lessee of the Premises to name Biscayne  as
an  insured  or  additional  insured in  all  insurance  policies
provided for, or contemplated by, any lease on the Premises.  Co-
Tenancy Manager shall use its best efforts to obtain endorsements
adding Co-Tenants to said policies from lessee within 30 days  of
commencement of this agreement. In any event, Co-Tenancy  Manager
shall  distribute any insurance proceeds it may receive,  to  the
extent  consistent  with any lease on the Premises,  to  the  Co-
Tenants  in  proportion  to  their respective  ownership  of  the
Premises.

2.    Income and expenses shall be allocated among the Co-Tenants
in  proportion to their respective share(s) of ownership.  Shares
of  net income shall be pro-rated for any partial calendar  years
included  within the term of this Agreement.  Co-Tenancy  Manager
may offset against, pay to itself and deduct from any payment due
to  Biscayne  under  this Agreement, and may pay  to  itself  the

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

amount  of  Biscayne's share of any reasonable  expenses  of  the
Premises which are not paid by Biscayne to Co-Tenancy Manager  or
its  assigns,  within  ten (10) days after demand  by  Co-Tenancy
Manager.   In  the  event there is insufficient operating  income
from  which  to  deduct  Biscayne's  unpaid  share  of  operating
expenses,  Co-Tenancy  Manager  may  pursue  any  and  all  legal
remedies for collection.

Operating  Expenses  shall include all normal operating  expense,
including  but not limited to: maintenance, utilities,  supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to  third  parties, a monthly accrual to pay insurance  premiums,
real  estate taxes, installments of special assessments  and  for
structural repairs and replacements, management fees, legal  fees
and accounting fees, but excluding all operating expenses paid by
tenant under terms of any lease agreement of the Premises.

Biscayne  has no requirement to, but has, nonetheless elected  to
retain, and agrees to annually compensate, Co-Tenancy Manager  in
the  amount  of  $2,623  for the expenses, direct  and  indirect,
incurred  by  Co-Tenancy  Manager  in  providing  Biscayne   with
monthly  accounting and distributions of Biscayne's share of  net
income  and for tracking, reporting and assessing the calculation
of  Biscayne's  share  of operating expenses  incurred  from  the
Premises.  This  invoice amount shall be  pro-rated  for  partial
years  and Biscayne authorizes Co-Tenancy Manager to deduct  such
amount  from  Biscayne's  share of  revenue  from  the  Premises.
Biscayne   may   terminate  this  agreement  in  this   paragraph
respecting  accounting and distributions at any time and  attempt
to  collect its share of rental income directly from the  tenant;
Co-Tenancy  Manager  may  terminate  its  obligation  under  this
paragraph  upon 30 days written notice to Biscayne prior  to  the
end  of each anniversary hereof, unless agreed in writing to  the
contrary.

3.    Full, accurate and complete books of account shall be  kept
in accordance with generally accepted accounting principles at Co-
Tenancy  Manager  's principal office, and each  Co-Tenant  shall
have  access  to  such books and may inspect and  copy  any  part
thereof  during  normal business hours. Within ninety  (90)  days
after  the end of each calendar year during the term hereof,  Co-
Tenancy  Manager shall prepare an accurate income  statement  for
the  ownership of the Premises for said calendar year  and  shall
furnish copies of the same to all Co-Tenants. Quarterly,  as  its
share,  Biscayne  shall be entitled to receive  16.2679%  of  all
items  of  income  and expense generated by the  Premises.   Upon
receipt of said accounting, if the payments received by each  Co-
Tenant  pursuant  to  this Paragraph  3  do  not  equal,  in  the
aggregate,  the  amounts  which  each  are  entitled  to  receive
proportional  to  its  share of ownership with  respect  to  said
calendar  year  pursuant  to Paragraph 2 hereof,  an  appropriate
adjustment  shall  be  made so that each Co-Tenant  receives  the
amount to which it is entitled.

4.    If  Net Income from the Premises is less than $0.00  (i.e.,
the  Premises  operates  at a loss), or if capital  improvements,
repairs, and/or replacements, for which adequate reserves do  not
exist,  need  to  be made to the Premises, the  Co-Tenants,  upon
receipt  of  a written request therefore from Co-Tenancy  Manager
shall, within fifteen (15) business days after receipt of notice,
make  payment  to Co-Tenancy Manager sufficient to pay  said  net
operating  losses and to provide necessary operating capital  for

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

the  premises  and to pay for said capital improvements,  repairs
and/or   replacements,  all  in  proportion  to  their  undivided
interests in and to the Premises. All Co-Tenants shall  have  the
right to review all contracts that will have a material effect on
the  Premises.   All Co-Tenants shall have the right  to  approve
budgets  and  major capital expenditures affecting the  Premises.
While  Co-Tenancy Manager shall own an interest in the  Premises,
Co-Tenants  agree to delegate the determination of  such  budgets
and  need for capital expenditures to Co-Tenancy Manager  subject
to  the  power  of  any Co-Tenant to revoke  such  delegation  in
accordance with the provisions hereof.

5.    Co-Tenants  may, at any time, sell, finance,  or  otherwise
create  a lien upon their interest in the Premises but only  upon
their  interest  and not upon any part of the interest  held,  or
owned, by any other Co-Tenant, and shall not create any lien upon
their  individual interest if by operation of law such lien shall
by  law  extend to the interest of any other Co-Tenant.  All  Co-
Tenants reserve the right to escrow proceeds from a sale of their
interests in the Premises to obtain tax deferral by the  purchase
of replacement property.

6.    If any Co-Tenant shall be in default with respect to any of
its  obligations hereunder, and if said default is not  corrected
within  thirty  (30)  days after receipt by said  defaulting  Co-
Tenant  of written notice of said default, or within a reasonable
period  if  said default does not consist solely of a failure  to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute.

7.    This Co-Tenancy agreement shall continue in full force  and
effect  and shall bind and inure to the benefit of the  Co-Tenant
and  their respective heirs, executors, administrators,  personal
representatives, successors and permitted assigns until  May  31,
2018  or upon the sale of the entire Premises in accordance  with
the terms hereof and proper disbursement of the proceeds thereof,
whichever shall first occur.  Unless specifically identified as a
personal  contract  right or obligation  herein,  this  agreement
shall  run  with any interest in the Property and with the  title
thereto. Once any person, party or entity has ceased to  have  an
interest  in fee in any portion of the Entire Property, it  shall
not be bound by, subject to or benefit from the terms hereof; but
its  heirs,  executors, administrators, personal representatives,
successors  or assigns, as the case may be, shall be  substituted
for it hereunder.   Any Co-Tenant may, at any time effective upon
written notice to Co-Tenancy Manager revoke the designation of Co-
Tenancy Manager as such Co-Tenant's agent for the purposes as set
forth  herein.   Any Co-Tenant revoking such designation  of  Co-
Tenancy  Manager's  agency  shall notify  Co-Tenancy  Manager  in
writing  in  accordance with the terms hereof and such revocation
shall  be  effective upon Co-Tenancy Manager's  receipt  of  such
written revocation.

8.    Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be  given
to  all known Co-Tenants and deemed given or served in accordance
with  the  provisions  of  this  Agreement,  if  said  notice  or
elections addressed as follows;

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

If to AEI Income & Growth Fund XXI Limited Partnership:

     AEI Income & Growth Fund XXI Limited Partnership
     30 East Seventh Street
     Suite 1300
     St. Paul, MN 55101

If to Biscayne:

     Biscayne Reef Properties LLC
     13823 Darnel Court
     Rosemount, MN 55068

If to Roemhild:

     Gregory A. Roemhild
     814 - 10 1/2 Avenue
     Box 103
     Almena, WI 54805

If to Cruickshank:

     David Louis Cruickshank, trustee under the trust created
     by the will dated June 5, 1964 of Louis William Achenbach,
     deceased
     8050 Poplar Lane
     Carmel, CA 93923

If to Bou-Sliman:

     Barbara A. Bou-Sliman, Trustee of the
     First Amended and Restated Trust Agreement of
     Barbara A. Bou-Sliman, dated July 8, 1992
     267 Colonade Circle
     Naples, FL 34103

If to Hossom:

     Sherrill L. Hossom as trustee of the
     Sherrill L. Hossom Family Trust,
     dated May 15, 1992
     16428 Lookout Lane
     Bow, WA 98232

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

If to Landes:

     Linda L. Landes as trustee of the
     Linda L. Landes Family Trust,
     dated May 15, 1992
     5621 Corso Di Napoli
     Long Beach, CA 90802

If to Hsu:

     Elizabeth C. Hsu Living Trust,
     dated 11/13/89
     7224 Old Mill Road
     Bloomfield Township, MI 48301

Each mailed notice or election shall be deemed to have been given
to,  or served upon, the party to which addressed on the date the
same  is  deposited in the United States certified  mail,  return
receipt  requested,  postage prepaid, or given  to  a  nationally
recognized  courier  service guaranteeing overnight  delivery  as
properly addressed in the manner above provided. Any party hereto
may  change  its address for the service of notice  hereunder  by
delivering  written notice of said change to  the  other  parties
hereunder, in the manner above specified, at least ten (10)  days
prior  to  the  effective  date of said  change.   Any  Co-Tenant
selling or transferring all or a portion of its interest  in  the
Premises  shall  provide,  within a  reasonable  time  after  the
completion of such sale or transfer, written notice to all  other
Co-Tenants of the name and address of such new Co-Tenant and  the
interest held by such new Co-Tenant.

9.    This  Agreement shall not create any partnership  or  joint
venture  among or between the Co-Tenants or any of them;  no  Co-
Tenant shall file any partnership tax returns nor otherwise  take
any action respecting nor represent the relationship among the Co-
Tenants  as other than co-tenants of undivided interests in  real
property.  The only relationship among and between the Co-Tenants
hereunder  shall be that of owners of the Premises as tenants  in
common subject to the terms hereof.

10.    The  unenforceability or invalidity of  any  provision  or
provisions  of  this Agreement as to any person or  circumstances
shall  not render that provision, nor any other provision hereof,
unenforceable or invalid as to any other person or circumstances,
and  all  provisions hereof, in all other respects, shall  remain
valid and enforceable.

11.   In  the  event  any litigation arises between  the  parties
hereto  relating  to  this Agreement, or any  of  the  provisions
hereof, the party prevailing in such action shall be entitled  to
receive  from the losing party, in addition to all other  relief,
remedies  and  damages  to  which it is otherwise  entitled,  all
reasonable  costs  and expenses, including reasonable  attorneys'
fees,  incurred by the prevailing party in connection  with  said
litigation.

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

12.   To  the extent that this agreement binds all Co-Tenants  of
the  Premises, such covenants are deemed to run with the land and
shall be evidenced in a Co-Tenancy Agreement entered into by  any
Co-Tenant  with  any  purchaser of all  or  any  portion  of  its
interest  in  the  Premises.  Except  as  otherwise  provided  or
modified herein, Co-Tenants retain all rights otherwise available
under law to any Co-Tenant of an interest in Real Property.

13.   Every  Co-Tenant, shall have a right of  first  refusal  to
purchase  the  interest of any other Co-Tenant in  the  Premises,
upon  the  following limited terms and conditions.  If  and  only
when  a  Co-Tenant shall give written notice to another Co-Tenant
(and only as to such Co-Tenant receiving such notice) of a desire
to  be  notified  of  any  proposed sale  "Notice  of  Desire  to
Purchase"), Co-Tenants desiring notice of proposed sales  of  Co-
Tenancy interests shall receive notice of proposed sales  of  the
interest of the Co-Tenant who has received a Notice of Desire  to
Purchase.  Any  Co-Tenant offering its interest  or  any  portion
thereof for sale ("Selling Co-Tenant") shall first notify all Co-
Tenants  who  have provided a Notice of Desire to Purchase.  Such
notice  ("Selling  Co-Tenant's Notice") shall  give  Selling  Co-
Tenant's name and address and state a price at which Selling  Co-
Tenant  intends to sell and will sell a specified portion or  all
of its interest in the fee simple to the Leased Premises.

If  a Co-Tenant shall fail to exercise its Right of First Refusal
as  set forth herein, those Co-Tenant's exercising their Right of
First  Refusal  shall  buy all, but not less  than  all,  of  the
interest  in  the  Premises offered for sale by the  Selling  Co-
Tenant, purchasing prorata in proportion that the purchasing  Co-
Tenant's  interests in the Premises shall bear  to  one  another.
For  ten (10) business days (the "Right of First Refusal Period")
following the giving of such notice, a Co-Tenant shall  have  the
option  to  purchase  such portion of the  fee  interest  of  the
Selling  Co-Tenant as set forth in Selling Co-Tenant's Notice  at
the  price  in cash stated in the Selling Co-Tenant's Notice.   A
written notice addressed to Selling Co-Tenant and signed  by  the
purchasing  Co-Tenant  shall be given,  in  accordance  with  the
provisions  hereof  respecting the giving of notice,  within  the
period set forth above for exercising the Right of First Refusal.
If  no  Co-Tenant  shall  exercise its Right  of  First  Refusal,
Selling  Co-Tenant shall be free to market its  interest  in  the
Premises  after  expiration of the Right of First Refusal  Period
and  shall be free to sell all or any portion of its interest  in
the  Premises at a price prorata greater than, or equal to,  that
which is set forth in the Selling Co-Tenant's Notice.

The above provisions shall not apply to the sale or transfer of a
Co-Tenant's  interest in the Premises if such  sale  or  transfer
shall be to an affiliate of the selling or transferring Co-Tenant
or  to  a trust established by such Co-Tenant for estate planning
purposes.

       THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to  be executed and delivered, as of the day and year first above
written.

          Biscayne Reef Properties LLC

          By:  /s/ Katherine H Nelson
                   Katherine H. Nelson, President
          Address: 13823 Darnel Court
                   Rosemount, MN 55068

STATE OF MINNESOTA)
                        ) ss
COUNTY OF DAKOTA)

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify there appeared before me this 12th day of  March,
2002,  Katherine H. Nelson, President of Biscayne Reef Properties
LLC, who executed the foregoing instrument in said capacity.

                              /s/ Tarell A Friedley
                                    Notary Public

[notary seal]

WITNESS 1:                       WITNESS 2:

By:/s/ Jeffery D Nelson          By: /s/ Tarell A Friedley

(Print Name & Address below)     (Print Name & Address below)

     Jeffrey D Nelson                 Tarell A Friedley
     13823 Darnel Court               6391 129th  St
     Rosemount MN  55068              Apple Valley, MN  55164

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

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

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

State of Minnesota )
                                    ) ss.
County of Ramsey )

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify there appeared before me this 14th day of  March,
2002,  Robert  P. Johnson, President of AEI Fund Management  XXI,
Inc.,  the corporate general partner of AEI Income & Growth  Fund
XXI  Limited Partnership,  who executed the foregoing  instrument
in said capacity and on behalf of the corporation.

                                   /s/ Debra A Jochum

                                       Notary Public

[notary seal]

WITNESS 1:                       WITNESS 2:

By:/s/ Linda A Bisdorf           By: /s/ Jeanne C Herda

(Print Name & Address below)     (Print Name & Address below)

     Linda A Bisdorf                  Jeanne C Herda
     30 E 7th Street                  30 E 7th Street
     St. Paul, MN 55101              St. Paul, MN 55101

       The name of the party who drafted this document is:
   AEI Fund Management, Inc., 1300 World Trade Center, 30 East
               Seventh Street, St. Paul, MN 55101
                          651-227-7333

Co-Tenant Initial: /s/ KHN
Co-Tenancy Agreement for Champp's Americana Restaurant, Livonia Michigan

                           EXHIBIT "A"

              Champps Restaurant-Livonia, Michigan

Land in the City of Livonia, Wayne County, Michigan described as:

Unit 3, Pentagon Centre Condominium, according to the Master Deed
recorded  in  Liber  29370,  Pages  706  through  766  1/2,  both
inclusive,  as  amended by First Amendment  to  the  Master  Deed
recorded in Liber 29631, Pages 1995 through 2003, both inclusive,
as  amended  by Second Amendment to the Master Deed  recorded  in
Liber 29696, Pages 571 through 577, both inclusive, as amended by
Third  Amendment to the Mater Deed recorded in Liber 29805, Pages
766  through  767,  both  inclusive, and  as  amended  by  Fourth
Amendment  to  the Master Deed recorded in Liber 31338,  Pages  1
through  4,  both inclusive, Wayne County Records, and designated
as  Wayne  County Condominium Subdivision Plan No. 437,  together
with  rights  in  general  common  elements  and  limited  common
elements,  as set forth in the above Master Deed and as described
in  Act 229 of the Public of the Public Acts of 1963, and Act  59
of the Public Acts of 1978, as amended.

19470 Haggerty

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