Document:

PROPERTY CO-TENANCY
                       OWNERSHIP AGREEMENT
                 (Children's World - DePere, WI)

THIS CO-TENANCY AGREEMENT,

Made  and entered into as of the 12th day of September, 2000,  by
and  between  Maricopa Land & Cattle Company,  Inc.  (hereinafter
called  "Maricopa")  and AEI Income & Growth  Fund  XXII  Limited
Partnership (hereinafter called "Fund XXII") (Maricopa, Fund XXII
(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,  Fund XXII presently owns an undivided 38.0656% interest
in  and  to,  and  Maricopa presently owns an undivided  13.1881%
interest  in and to, and Carl R.Whittington, Trustee of the  Carl
R.  Whittington  Trust dated October 16, 1996 presently  owns  an
undivided 14.8036% interest in and to, George M. Kunitake and Kay
H.  Kunitake,  husband and wife as joint tenants, and  Steven  T.
Kunitake, a married man as his sole and separate property, all as
joint tenants presently own an undivided 16.7323% interest in and
to,  and  D  &  R  Family Limited Partnership presently  owns  an
undivided  17.2104% in and to the land situated in  the  City  of
DePere, County of Brown and State of WI, (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
operation and management of the Premises and Maricopa's  interest
by Fund XXII; the continued leasing of space within the Premises;
for  the distribution of income from and the pro-rata sharing  in
expenses of the Premises.

NOW THEREFORE, in consideration of the purchase by Maricopa 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
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:

  1.   The  operation  and  management of the Premises  shall  be
  delegated to Fund XXII, or its designated agent, successors or
  assigns. Provided, however, if Fund XXII shall sell all of its
  interest in the Premises, the duties and obligations of Fund XXII
  respecting management of the Premises as set forth herein,
  including but not limited to paragraphs 2, 3, and 4 hereof, shall
  be exercised by the holder or holders of a majority undivided co-
  tenancy interest in the Premises. Except as hereinafter expressly
  provided to the contrary, each of the parties hereto agrees to be
  bound  by the decisions of Fund XXII with respect  to  all
  administrative, operational and management matters of  the
  property comprising the Premises, including but not limited to
  the management of the net lease agreement  for the Premises. The
  parties hereto hereby designate Fund XXII as their sole and
  exclusive agent to deal with, and Fund XXII retains the sole
  right to deal with, any property agent or tenant and to monitor,
  execute and enforce the terms of leases of

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

  space  within  the Premises, including but not limited  to  any
  amendments,   consents  to  assignment,  sublet,  releases   or
  modifications  to  leases or guarantees of lease  or  easements
  affecting the Premises, on behalf of Maricopa. As long as  Fund
  XXII  owns  an  interest in the Premises, only  Fund  XXII  may
  obligate  Maricopa  with  respect  to  any  expense   for   the
  Premises.

As  further set forth in paragraph 2 hereof, Fund XXII agrees  to
require any lessee of the Premises to name Maricopa as an insured
or  additional insured in all insurance policies provided for, or
contemplated by, any lease on the Premises. Fund XXII  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, Fund XXII 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. Fund XXII may  offset
against,  pay  to  itself  and deduct from  any  payment  due  to
Maricopa  under this Agreement, and may pay to itself the  amount
of  Maricopa's share of any legitimate expenses of  the  Premises
which  are  not  paid by Maricopa to Fund XXII  or  its  assigns,
within  ten  (10) days after demand by Fund XXII.  In  the  event
there  is  insufficient operating income  from  which  to  deduct
Maricopa's  unpaid  share of operating expenses,  Fund  XXII  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.

Maricopa  has no requirement to, but has, nonetheless elected  to
retain,  and  agrees to annually reimburse,  Fund  XXII  in   the
amount   of  $502  for   the  expenses,  direct   and   indirect,
incurred
by  Fund   XXII   in    providing   Maricopa    with    quarterly
accounting   and  distributions  of
Maricopa's  share of net income and for tracking,  reporting  and
assessing  the  calculation  of  Maricopa's  share  of  operating
expenses incurred from the Premises. This invoice amount shall be
pro-rated for partial years and Maricopa authorizes Fund XXII  to
deduct  such  amount from Maricopa 's share of revenue  from  the
Premises. Maricopa 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;
however, enforcement of all other provisions of the lease remains
the  sole right of Fund XXII pursuant to Section 1 hereof.   Fund
XXII  may terminate its obligation under this paragraph  upon  30
days  notice  to  Maricopa prior to the end of  each  anniversary
hereof, unless agreed in writing to the contrary.

  2.   Full, accurate and complete books of account shall be kept
  in accordance with  generally  accepted  accounting  principles
  at  Fund   XXII'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.

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

  Within  ninety  (90) days after the end of each  calendar  year
  during  the  term hereof, Fund XXII 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, Maricopa shall  be  entitled
  to  receive  13.1881%  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 therefor from Fund  XXII,  shall,
within  fifteen (15) business days after receipt of notice,  make
payment to Fund XXII sufficient to pay said net operating  losses
and  to provide necessary operating capital for 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.

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.  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 July  14,
2029  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.

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

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

If to Fund XXII:

AEI Income & Growth Fund XXII Limited Partnership
1300 Minnesota World Trade Center
30 E. Seventh Street
St. Paul, Minnesota   55101

If to Maricopa:

Mr. J.W. Gieszl, President
Maricopa Land & Cattle Company, Inc.
5724 E. Exeter Boulevard
Phoenix, AZ  85018

If to Whittington:

Carl R. Whittington, Trustee
1440 Elm Grove Avenue
Akron, OH  44312

If to Kunitake:

George M. and Kay H. Kunitake
Steven T. Kunitake
153 Exeter
San Carlos, CA  94070

If to D & R:

Robert DeKlotz, Partner
D & R Family Limited Partnership
1760 E. North Hills Drive
LaHabra, CA  90631

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.

  9.   This  Agreement shall not create any partnership or  joint
  venture among or between  the  Co-Tenants  or any  of them, and
  the only relationship among and between the Co-Tenants

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

  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.

              REST OF PAGE INTENTIONALLY LEFT BLANK

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

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

Maricopa: Maricopa Land & Title Company, Inc.

          By: /s/ J W Gieszl
                  J.W. Gieszl, President

          WITNESS:

           /s/ Richard Kapzinski

               Richard Kapzinski
                 (Print Name)

State of Arizona)
                                            ) ss.
County of Maricopa)

I,  a Notary Public in and for the state and county of aforesaid,
hereby  certify there appeared before me this 23 day  of  August,
2000,   J.W.  Gieszl,  President,  who  executed  the   foregoing
instrument in said capacity.

                              /s/ Teresa L Karfeld
                                   Notary Public

  Co-Tenant Initial: /s/ JW Gieszl
  Co-Tenancy Agreement for Children's World, DePere, WI

 Fund XXII:    AEI Income & Growth Fund XXII Limited Partnership

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

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

          WITNESS:

          /s/ Jill Rayburn

              Jill Rayburn
              (Print Name)

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  12th  day  of
September,  2000,  Robert  P.  Johnson,  President  of  AEI  Fund
Management  XXI Inc., corporate general partner of AEI  Income  &
Growth  Fund XXII Limited Partnership, who executed the foregoing
instrument  in said capacity and on behalf of the corporation  in
its  capacity  as corporate general partner, on  behalf  of  said
limited partnership.

                               /s/ Linda A Bisdorf
                                   Notary Public

                                   [notary seal]

                            EXHIBIT "A"

                          LEGAL DESCRIPTION

               All of Lot One (1) of Volumnet 34 Certified Survey
          Maps, Page 125, Brown County Records, and is located in
          part  of  Government Lots 1 and 2, Section  Thirty-five
          (35)  and  part  of Government Lot 1 and  part  of  the
          Southeast One-quarter of the Northeast, One-quarter (SE
          1/4  - NE 1/4), Section Thirty-four (34), all being  in
          Township  Twenty-three (23) North,  Range  Twenty  (20)
          East,   in   the  Town  of  Ledgeview,  Brown   County,
          Wisconsin.

               and

               Part  of Lot One (1) of Volume 30 Certified Survey
          Maps,  Page  71, Brown County Records,  being  part  of
          Government  Lots  1  and 2, Section  Thirty-five  (35),
          Township  Twenty-three (23) North,  Range  Twenty  (20)
          East,   in   the  Town  of  Ledgeview,  Brown   County,
          Wisconsin, more fully described as follows:
               Commencing  at  the West 1/4 corner,  Section  35,
          T23N, R20E; thence N01 36' 23" West, 1763.33 feet along
          the West line of said Section 35, to the South right-of-
          way of Heritage Road, also known as C.T.H. "X"'; thence
          N89 02'44" East, 82.54 feet along said right-of-way  to
          the  point  of beginning; thence N89 02'44" East  53.61
          feet  along said right-of-way; thence 167.98 feet along
          said  right-of-way, being the arc  of  a  1095.92  foot
          radius  curve to the right, whose long chord bears  S86
          33'48"  East,  167.82 feet; thence  S1  36'  23"  East,
          539.93  feet  along the East line of Lot 1,  Volume  30
          Certified  Survey Maps, Page 71, Brown County  Records,
          to  the North right-of-way of Swan Road; thence S88 33'
          16" West, 220.77 feet along said right-of-way; thence N
          1  36' 23" West, 554.67 feet along the East line of Lot
          1,  Volume  34 Certified Survey Maps, Page  125,  Brown
          County Records, to the point of beginning.

               Tax     Parcel     No.    D-50-1    and     D-84-1
          Arcadian Lane/Heritage Road
                                             De Pere, WI  54115NET LEASE AGREEMENT

      THIS LEASE, made and entered into effective as of this 28th
day of September ,  2000, by and between AEI Income & Growth Fund
XXII  Limited  Partnership ("Fund XXII") as to an  undivided  40%
interest  as tenant in common ("Lessor"), AEI Private  Net  Lease
Millennium Fund Limited Partnership ("Fund Millennium") as to  an
undivided  18% interest as tenant in common ("Lessor"),  and  AEI
Private  Net  Lease Fund 1998 Limited Partnership ("Fund  Private
98")  as  to  an  undivided  42% interest  as  tenant  in  common
("Lessor"),  whose address is 1300 Minnesota World Trade  Center,
30  East  7th  Street, Saint Paul, Minnesota 55101,  and  ARAMARK
Educational   Resources,  Inc.  dba  Children's  World   Learning
Centers, Inc., a Delaware corporation, whose address is 573  Park
Point Drive, Golden, Colorado  80401 ("Lessee");

WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and  improvements located at 18601 Eagle  Ridge  Drive,
Golden,  Colorado and legally described in Exhibit  "A"  attached
hereto and incorporated herein by reference; and

      WHEREAS,  Lessee constructed or caused the construction  of
the  building and improvements (together the "Building")  on  the
real property described in Exhibit "A"; and

     WHEREAS, Lessee desires to lease sell said real property and
Building (said real property and Building hereinafter referred to
as  the  "Leased  Premises"), to Lessor and simultaneously  lease
said  real property and Building back from Lessor upon the  terms
and conditions hereinafter provided;

      NOW,  THEREFORE,  in  consideration of  the  rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid,  kept,  and performed by Lessee, Lessor does hereby  grant,
demise,  lease, and let unto Lessee, and Lessee does hereby  take
and hire from Lessor and does hereby covenant, promise, and agree
as  follows:

ARTICLE 1.     LEASED PREMISES

      Lessor hereby leases to Lessee, and Lessee leases and takes
from  Lessor,  the Leased Premises subject to the  conditions  of
this Lease.

ARTICLE 2.     TERM

      (A)   The term of this Lease ("Term") shall be fifteen (15)
consecutive "Lease Years", as hereinafter defined, commencing  on
the effective date hereof ("Occupancy Date").

      (B)    The  first "Lease Year" of the Term shall be  for  a
period  of  twelve (l2) consecutive calendar months beginning  at
the Occupancy Date. If the Occupancy Date shall be other than the
first  day of a calendar month, the first "Lease Year"  shall  be
the  period  of time from the Occupancy Date to the  end  of  the
calendar  month of the Occupancy Date, plus the following  twelve
(l2)  calendar months. Each Lease Year after the first Lease Year
shall be a successive  period of twelve (l2) calendar months.

      (C)    A  short form or memorandum of this Lease  has  been
executed for recording purposes in the form attached as Exhibit C
hereto.  Termination  of Lessee's right to  possession  shall  be
conclusive  evidence  of  termination of  any  option  to  renew,
purchase,  or to any right of first refusal, if any. Entry  of  a
court  order  terminating Lessee's right of possession  shall  be
sufficient  evidence of the termination of any rights established
by such Memorandum of Lease, and the Memorandum of Lease shall so
state. Abandonment of the Leased Premises by Lessee shall not  be
considered a termination of Lessee's right to possession  of  the
Leased  Premises if Lessee continues maintenance of the  Premises
and payment of rent under the terms of the Lease.

ARTICLE 3.     RESPONSIBILITY FOR IMPROVEMENTS

      (A)   Lessee represents, to the best of its knowledge, that
the  Building  and all other improvements to the land  do  comply
with  the applicable laws, ordinances, rules, and regulations  of
all state, federal and local governments.

      (B)   Opening for business in the Leased Premises by Lessee
shall constitute an acceptance of the Leased Premises "as is  and
where  is" and an acknowledgment by Lessee that the premises  are
in  the  condition described under this Lease and that Lessee  is
responsible  for  the  correction or repair  of  any  defects  or
deficiencies in or of the Premises whether in existence as of the
date  of this Lease or discovered after such date, including  but
not limited to compliance with applicable laws, ordinances, rules
and regulations of all state, federal, and local governments.

ARTICLE 4.     RENTAL PAYMENTS

      A.   Annual Rent Payable for the first through Fifth Lease
           Years:

                For  each  of the first five Lease Years,  Lessee
           shall  pay  to  Lessor an annual rent of  $165,859.41,
           which  amount  shall  be payable  in  advance  without
           demand  on  the  first  day of  each  month  in  equal
           monthly  installments of $2,487.79 to Fund Millennium,
           $5,805.08 to  Fund Private 98, and $5,528.65  to  Fund
           XXII.  If  the  first day of the first  month  of  the
           Lease  Term is not the first day of a calendar  month,
           then  the  monthly  rental payable  for  that  partial
           month  shall  be  a  prorated  portion  of  the  equal
           monthly installment of rent.

      B.   Annual Rent Payable for the Sixth through Tenth  Lease
           Years:

                The  Annual  Rent payable for the  Sixth  through
           the  Tenth  Lease Years shall be the same amount  each
           year  and  shall be computed at the beginning  of  the
           sixth  Lease  Year to be an amount equal to  the  rent
           paid  for  the  Fifth  Lease Year,  increased  by  the
           lesser of ten percent (10%) of the rent for the  Fifth
           Lease Year, or two hundred percent (200%) of the  "CPI
           Increase",  as defined below, times the rent  for  the
           Fifth Lease Year.

                "CPI-U Increase" referred to above is defined  as
           the  percentage  increase, if  any,  in  the  Consumer
           Price  Index ("CPI") for all Urban Consumers published
           by  the  Bureau  of  Labor Statistics  of  the  United
           States Department of Labor for U.S. City Average,  All
           Items  (1982-84=100)  from the nearest  date  at  four
           months  prior  to the effective date of the  Lease  to
           the nearest date four months prior to the last day  of
           the  Fifth  Lease Year. (For purposes  of  determining
           this  increase,  the  Consumer  Price  Index  for  the
           fourth  month  preceding the  effective  date  of  the
           Lease shall be compared to the CPI for the month  that
           is  four  months prior to the end of the  Fifth  Lease
           Year.)

      C.   Annual   Rent   Payable  for  the   Eleventh   through
           Fifteenth Lease Years:

                The  Annual Rent payable for the Eleventh through
           the  Fifteenth  Lease Years shall be the  same  amount
           each  year  and shall be computed at the beginning  of
           the  Eleventh Lease Year to be an amount equal to  the
           rent  paid for the Tenth Lease Year, increased by  the
           lesser of ten percent (10%) of the rent for the  Tenth
           Lease Year, or two hundred percent (200%) of the  "CPI
           Increase",  as defined below, times the rent  for  the
           Tenth Lease Year.

                "CPI-U Increase" referred to above is defined  as
           the  percentage  increase, if  any,  in  the  Consumer
           Price  Index ("CPI") for all Urban Consumers published
           by  the  Bureau  of  Labor Statistics  of  the  United
           States Department of Labor for U.S. City Average,  All
           Items  (1982-84=100) from the nearest date four months
           prior  to the last day of the Fifth Lease Year to  the
           nearest date four months prior to the last day of  the
           Tenth Lease Year.

      D.   Annual   Rent   Payable  for  the  Sixteenth   through
           Twentieth Lease Years:

                 The   Annual  Rent  payable  for  the  Sixteenth
           through  the Twentieth Lease Years shall be  the  same
           amount  each  year  and  shall  be  computed  at   the
           beginning of the Sixteenth Lease Year to be an  amount
           equal  to the rent paid for the Fifteenth Lease  Year,
           increased  by the lesser of ten percent (10%)  of  the
           rent  for  the  Fifteenth Lease Year, or  two  hundred
           percent  (200%)  of  the  "CPI Increase",  as  defined
           below, times the rent for the Fifteenth Lease Year.

                "CPI-U Increase" referred to above is defined  as
           the  percentage  increase, if  any,  in  the  Consumer
           Price  Index ("CPI") for all Urban Consumers published
           by  the  Bureau  of  Labor Statistics  of  the  United
           States Department of Labor for U.S. City Average,  All
           Items  (1982-84=100) from the nearest date four months
           prior  to the last day of the Tenth Lease Year to  the
           nearest date four months prior to the last day of  the
           Fifteenth Lease Year.

      E.   Annual  Rent  Payable  for  the  Twenty-First  through
           Twenty-Fifth Lease Years:

                The  Annual  Rent  payable for  the  Twenty-First
           through  the  Twenty-Fifth Lease Years  shall  be  the
           same  amount  each year and shall be computed  at  the
           beginning  of  the Twenty-First Lease Year  to  be  an
           amount equal to the rent paid for the Twentieth  Lease
           Year, increased by the lesser of ten percent (10%)  of
           the  rent for the Twentieth Lease Year, or two hundred
           percent  (200%) the "CPI Increase", as defined  below,
           times the rent for the Twentieth Lease Year.

           "CPI-U  Increase" referred to above is defined as  the
           percentage  increase, if any, in  the  Consumer  Price
           Index  ("CPI")  for all Urban Consumers  published  by
           the  Bureau  of Labor Statistics of the United  States
           Department of Labor for U.S. City Average,  All  Items
           (1982-84=100) from the nearest date four months  prior
           to  the  last day of the Fifteenth Lease Year  to  the
           nearest date four months prior to the last day of  the
           Twentieth Lease Year.

      F.   Annual  Rent  Payable  for  the  Twenty-Sixth  through
           Thirtieth Lease Years:

                The  Annual  Rent  payable for  the  Twenty-Sixth
           through  the Thirtieth Lease Years shall be  the  same
           amount  each  year  and  shall  be  computed  at   the
           beginning  of  the Twenty-Sixth Lease Year  to  be  an
           amount  equal  to  the rent paid for the  Twenty-Fifth
           Lease  Year,  increased by the lesser of  ten  percent
           (10%) of the rent for the Twenty-Fifth Lease Year,  or
           two  hundred  percent (200%) the  "CPI  Increase",  as
           defined  below,  times the rent for  the  Twenty-Fifth
           Lease Year.

                "CPI-U Increase" referred to above is defined  as
           the  percentage  increase, if  any,  in  the  Consumer
           Price  Index ("CPI") for all Urban Consumers published
           by  the  Bureau  of  Labor Statistics  of  the  United
           States Department of Labor for U.S. City Average,  All
           Items  (1982-84=100) from the nearest date four months
           prior  to the last day of the Twentieth Lease Year  to
           the nearest date four months prior to the last day  of
           the Twenty-Fifth Lease Year.

     G.    Overdue Payments.

                 Lessee   shall  pay  interest  on  all   overdue
           payments  of  Rental  or other  monetary  amounts  due
           hereunder  at  a  rate equal to  the  prime  rate  (as
           announced  by the Wall Street Journal newspaper)  plus
           two  percent,  accruing from the date such  Rental  or
           other monetary amounts were properly due and payable.

ARTICLE 5.     INSURANCE AND INDEMNITY

     (A)   Lessee shall, throughout the Term or Renewal Terms, if
any,  of  this  Lease, at its own cost and expense,  procure  and
maintain   insurance  which  covers  the  Leased   Premises   and
improvements   against  fire, wind, and storm  damage  (including
flood  insurance  if  the  Leased  Premises  is  in  a  federally
designated  flood  prone area) and such other  risks  as  may  be
included  in the broadest form of extended coverage insurance  as
may,  from  time to time, be available in amounts  sufficient  to
prevent  Lessor or Lessee from becoming a co-insurer  within  the
terms  of  the  applicable policies. In any event, the  insurance
coverage shall not be less than one hundred percent (100%) of the
then    insurable    value.   Additionally,   replacement    cost
endorsements,    vandalism   endorsement,   malicious    mischief
endorsement,  waiver of subrogation endorsement,  waiver  of  co-
insurance endorsement (if available), shall be obtained.

      (B)    Lessee  agrees to place and maintain throughout  the
Term  or  Renewal Terms, if any, of this Lease, at  Lessee's  own
expense, public liability insurance with respect to Lessee's  use
and  occupancy of said premises, with initial limits of at  least
$2,000,000/$5,000,000 for bodily injury and $l00,000 for property
damage,  or  such  additional  amounts  subject  to  commercially
reasonable  deductibles, as Lessor shall reasonably require  from
time  to  time,  and pollution liability or environmental  impact
coverage with limits in amounts reasonably acceptable to Lessor.

     (C)   Lessee agrees to notify Lessor in writing if Lessee is
unable to procure all or some part of the aforesaid insurance. In
the  event  Lessee fails to provide all insurance required  under
this  Lease, Lessor shall have the right, but not the obligation,
to  procure such insurance on Lessee's behalf. Lessee will  then,
within ten (10) business days from receiving written notice,  pay
Lessor  the  amount  of the premiums due or paid,  together  with
interest  thereon  at the current prime rate  plus  two  percent,
which  amount  shall  be considered rent  payable  by  Lessee  in
addition to the Rental defined at Article 4 hereof.

     (D)   All policies of insurance provided for or contemplated
by  this  Article  shall name Lessor and Robert P.  Johnson,  and
Lessee  and any mortgagee as insureds or additional named insured
and  loss  payee, as their respective interests may  appear,  and
shall  provide  that  the policies cannot be  canceled,  changed,
terminated,  or modified in a manner that materially affects  the
insurance  required hereunder without thirty  (30)  days  written
notice to the parties. All insurance companies must have an  A.M.
Best  rating of "Good" or better. Lessee has provided Lessor with
a  legible  copy  of the applicable insurance certificate(s)  and
will  provide Lessor with copies of any changes thereto and shall
provide  evidence  no less than thirty (30)  days  prior  to  the
expiration  thereof of the renewal thereof and  the  renewal  and
existence  of requisite public liability insurance as by  current
Certificates of Insurance.

      (E)    Lessee  shall  defend, indemnify,  and  hold  Lessor
harmless  against  any  and  all claims,  damages,  and  lawsuits
arising  after the Occupancy Date of this Lease and  any  orders,
decrees  or  judgments which may be entered therein, brought  for
damages or alleged damages resulting from any injury to person or
property  or from loss of life sustained in or about  the  Leased
Premises,  and  Lessee agrees to save Lessor harmless  from,  and
indemnify Lessor against, any and all injury, loss, or damage, of
whatever  nature,  to  any  person  or  property  caused  by,  or
resulting from any act, omission, or negligence of Lessee or  any
employee  or agent of Lessee. In addition, Lessee hereby releases
Lessor  from any and all liability for any loss or damage  caused
by  fire or any of the extended coverage casualties, even if such
fire  or  other casualty shall be brought about by the negligence
(but   not  the  gross  negligence  or  intentional  or   willful
misconduct or malice) of Lessor.

      (F)    Lessor hereby waives any and all rights that it  may
have to recover from Lessee damages for any loss occurring to the
Leased  Premises  by  reason of any act or  omission  of  Lessee;
provided,  however, that this waiver is limited to  those  losses
for  which  Lessor is compensated by its insurers. Lessee  hereby
waives  any and all right that it may have to recover from Lessor
damages  for any loss occurring to the Leased Premises by  reason
of  any  act or omission of Lessor; provided, however, that  this
waiver is limited to those losses for which Lessee is compensated
by its insurers.

ARTICLE 6.     TAXES, ASSESSMENTS AND UTILITIES

      (A)   Lessee shall be liable, and agrees to pay the charges
for,  all  public utility services rendered or furnished  to  the
Leased  Premises, including heat, water, gas, electricity, sewer,
sewage  treatment facilities and the like, all personal  property
taxes,  real estate taxes, special assessments, and municipal  or
government charges, general, ordinary and extraordinary, of every
kind  and  nature  whatsoever, which may be levied,  imposed,  or
assessed  against  the Leased Premises, or upon any  improvements
thereon,  at any time after the Occupancy Date of this Lease  and
prior to the expiration of the term hereof, or any Renewal Term.

      (B)    Lessee  shall pay all real estate taxes, assessments
for  public  improvements  or benefits,  and  other  governmental
impositions,  duties,  and  charges  of  every  kind  and  nature
whatsoever which shall or may, during the term of this Lease,  be
charged,  laid, levied, assessed, or imposed upon,  or  become  a
lien  or  liens upon the Leased Premises or any part  thereof  or
upon  the rents payable hereunder, except for taxes based  solely
upon  the income of Lessor. Such payments shall be considered  as
rent paid by Lessee in addition to the Rent defined at Article  4
hereof.  Lessee  shall  be  deemed  to  have  complied  with  the
foregoing  covenant  if payment is permitted without  penalty  or
interest, or before the same shall become  a lien upon the Leased
Premises. If by law any real estate taxes, assessments for public
improvements  or  benefits,  or other  governmental  impositions,
duties,  and charges of every kind and nature whatsoever  may  at
the  option  of the taxpayer be paid in installments (whether  or
not  interest  shall  accrue on the unpaid balance),  Lessee  may
exercise the option to pay the same in installments and shall pay
such  installments as they become due during  the  term  of  this
Lease. Lessee shall not be liable for installments which come due
after  the  termination date of the Lease. If due to a change  in
the method of taxation, a franchise tax, rental tax, or income or
profit tax shall be levied against Lessor in substitution for  or
in lieu of any tax which would otherwise constitute a real estate
tax,  such tax shall be deemed a real estate tax for the purposes
herein and shall be paid by Lessee.

       (C)    All  real  estate  taxes,  assessments  for  public
improvements  or benefits, water rates and charges, sewer  rents,
and  other  governmental impositions, duties, and  charges  which
shall become payable for the first and last tax years of the term
hereof shall be apportioned pro rata between Lessor and Lessee in
accordance with the respective number of months during which each
party  shall  be  in possession of the Leased  Premises  in  said
respective  tax  years. For the purposes of this  provision,  all
personal   property   taxes,  real  estate  taxes   and   special
assessments  shall be deemed to have been assessed  in  the  year
that the first payment or any installment thereof is due.

      (D)    Lessee shall have the right to contest or review  by
legal proceedings or in such other manner as may be legal (which,
if instituted, shall be conducted solely at Lessee's own expense)
any tax, assessment for public improvements or benefits, or other
governmental  imposition aforementioned, at any  time  until  the
property  is  subject to levy or execution. All such  proceedings
shall  be  begun   as  soon  as  reasonably  possible  after  the
imposition  or  assessment of any contested items  and  shall  be
prosecuted to final adjudication with reasonable dispatch. In the
event  of any reduction, cancellation, or discharge, Lessee shall
pay  the amount that shall be finally levied or assessed  against
the Leased Premises or adjudicated to be due and payable, and, if
there  shall be any refund payable by the  governmental authority
with  respect  thereto, Lessee shall be entitled to  receive  and
retain  the same, subject, however, to apportionment as  provided
during the first and last years of the term of this Lease.

      (E)   Lessor, within sixty (60) days after notice to Lessee
if  Lessee fails to commence such proceedings, may, but shall not
be  obligated to, contest or review by legal proceedings,  or  in
such  other manner as may be legal, and at Lessor's own  expense,
any  tax,  assessments for public improvements and  benefits,  or
other governmental imposition aforementioned, which shall not  be
contested or reviewed, as aforesaid, by Lessee, and unless Lessee
shall promptly join with Lessor in such contest or review, Lessor
shall be entitled to receive and retain any refund payable by the
governmental authority with respect thereto.

     (F)   Lessor shall not be required to join in any proceeding
referred  to  in  this  Article, unless  in  Lessee's  reasonable
opinion,  the provisions of any law, rule, or regulation  at  the
time in effect shall require that such a proceeding be brought by
and/or  in  the name of Lessor, in which event Lessor shall  upon
written  request, join in such proceedings or permit the same  to
be brought in its name.

ARTICLE 7.     ASSIGNMENT AND SUBLETTING

      A.     So long as Lessee shall remain fully liable for  the
performance  of all obligations of any lessee under  this  Lease,
and if Lessee provides notice and true and complete copies of all
assignments  or  sublet  agreements to Lessor,  then  Lessee  may
assign  or  sublet this Lease or the Premises without  the  prior
permission of Lessor.  Lessee shall, prior to the effective  date
thereof  deliver  to  Lessor executed counterparts  of  any  such
agreement  and  of  all ancillary agreements  with  the  proposed
assignee or sublessee, as applicable. Lessor shall have the right
to require all rental payable to Lessee under any such subletting
or assignment to be payable to Lessor.

ARTICLE 8.     REPAIRS AND MAINTENANCE

      (A)    Lessee covenants and agrees to keep and maintain  in
good order, condition and repair the interior and exterior of the
Leased  Premises during the term of the Lease, and further agrees
that  Lessor shall be under no obligation to make any repairs  or
perform any maintenance to  the Leased Premises. Lessee covenants
and  agrees  that  it  shall  be  responsible  for  all  repairs,
alterations,  replacements,  or  maintenance  of,  including  but
without limitation, interior and exterior portions of all  doors,
door  checks and operators, windows, plate glass, plumbing, water
and  sewage facilities, fixtures, electrical equipment,  interior
walls,  ceilings, signs, interior building appliances and similar
equipment,  heating and air conditioning equipment,  and  further
agrees to be replace any of said equipment when necessary. Lessee
further  agrees to be responsible for, at its own  expense,  snow
removal,  lawn  maintenance,  landscaping,  maintenance  of   the
parking  lot (including parking lines, seal coating, and blacktop
surfacing), and other similar items.

      (B)    If  after  written notice and a 90 day  cure  period
(except  in the event of emergencies), Lessee refuses or neglects
to  commence or complete repairs promptly and adequately,  Lessor
may  cause such repairs to be made, but shall not be required  to
do  so,  and  Lessee shall pay the cost thereof  to  Lessor  upon
demand.  It is understood that Lessee shall pay all expenses  and
maintenance and repair during the term of this Lease.  If  Lessee
is  not then in default hereunder, Lessee shall have the right to
make repairs and improvements to the Leased Premises without  the
consent of Lessor if such repairs and improvements do not  exceed
$50,000  provided such repairs or improvements do not affect  the
structural  integrity  of  the Leased Premises.  Any  repairs  or
improvements  in  excess of $50,000 or affecting  the  structural
integrity of the Leased Premises may be done only with the  prior
written  consent  of Lessor, such consent not to be  unreasonably
withheld.  All  alterations and additions to the Leased  Premises
shall  be  made in accordance with all applicable laws and  shall
remain  for the benefit of Lessor. Lessee further agrees, in  the
event of making such alterations as herein provided, to indemnify
and  save  harmless  Lessor from all expense,  liens,  claims  or
damages  to  either  persons or property or the  Leased  Premises
arising  out  of or resulting from the undertaking or  making  of
said repairs, improvements, alterations or additions, or Lessee's
failure  to  make  said  repairs,  improvements,  alterations  or
additions.

ARTICLE 9.     COMPLIANCE WITH LAWS AND REGULATIONS

     Lessee will materially comply with all statutes, ordinances,
rules,  orders,  regulations  and requirements  of  all  federal,
state,  city  and local governments, and with all rules,   orders
and  regulations  of  the applicable Board of  Fire  Underwriters
which  affect the use of the improvements. Lessee will materially
comply  with all easements, restrictions, and covenants of record
against  or affecting the Leased Premises required for  operation
of the Leased Premises in accordance with Article 14 hereof.

ARTICLE 10.    SIGNS

      Lessee shall have the right to install and maintain a  sign
or  signs advertising Lessee's business, provided that the  signs
conform  to  law,  and further provided that the  sign  or  signs
conform   specifically  to  the  written  requirements   of   the
appropriate governmental authorities.

ARTICLE 11.    SUBORDINATION

     (A)   Lessor reserves the right and privilege to subject and
subordinate  this Lease at all times to the lien of any  mortgage
or  mortgages now or hereafter placed upon Lessor's  interest  in
the  Leased Premises and on the land and buildings of which  said
premises are a part, or upon any buildings hereafter placed  upon
the  land of which the Leased Premises are a part, and to any and
all  advances to be made under such mortgages, and all  renewals,
modifications,   extensions,  consolidations,  and   replacements
thereof,  provided  such a mortgagee shall execute  a  reasonably
appropriate   subordination,   attornment   and   non-disturbance
agreement (which shall include the right to quiet enjoyment).

      (B)    Lessee covenants and agrees to execute and  deliver,
upon  demand,  such further reasonable instrument or  instruments
subordinating this Lease on the foregoing basis to  the  lien  of
any  such mortgage or mortgages as shall be desired by Lessor and
any mortgages or proposed mortgagees.

ARTICLE 12.    CONDEMNATION OR EMINENT DOMAIN

      (A)   If the whole of the Leased Premises are taken by  any
public authority under the power of eminent domain, or by private
purchase  in  lieu  thereof, then this Lease shall  automatically
terminate upon the date possession is surrendered, and Rent shall
be  paid up to that day. If any part of the Leased Premises shall
be taken so as to reduce the licensed capacity of the Premises as
a  daycare facility by more than 10%, then Lessee shall have  the
right  to  terminate  this Lease on thirty (30)  days  notice  to
Lessor  if given within ninety (90) days after the date  of  such
taking.  In  the  event that this Lease  shall  terminate  or  be
terminated  in accordance with this section, the Rent  shall,  if
and  as  necessary, be paid up to the day that possession of  the
Leased Premises was surrendered.

     (B)   If any part of the Leased Premises shall be taken such
that it does not, reduce the licensed capacity of the facility by
more  than  10%, then Lessee shall, using proceeds of  the  award
from  the taking authority, restore the remaining portion of  the
Leased Premises to the extent necessary to render it satisfactory
to  Lessee and reasonably suitable for the purposes for which  it
was  leased.  Lessee shall make all repairs to  the  building  in
which  the Leased Premises is located to the extent necessary  to
constitute the building a complete architectural unit,  provided,
however,  that such work shall not exceed the scope of  the  work
required to originally construct the building. Provided, further,
the  cost thereof to Lessee shall not exceed the proceeds of  its
condemnation  award, all to be done without  any  adjustments  in
rent to be paid by Lessee. Lessor agrees to make the condemnation
proceeds  available to Lessee for restoration or repair  pursuant
to this section.

      (C)    Subject  to  Article 12(B) above,  all  compensation
awarded  or paid upon such total or partial taking of the  Leased
Premises  shall  belong to and be the property of Lessor  without
any  participation  by  Lessee, whether  such  damages  shall  be
awarded  as compensation for diminution in value to the leasehold
or  to  the  fee of the premises herein leased. Nothing contained
herein shall be construed to preclude Lessee from prosecuting any
claim   directly  against  the  condemning  authority   in   such
proceedings for loss of business, damage to or cost of removal of
or  for the value of stock, trade fixtures, furniture, and  other
personal property belonging to Lessee; provided, however, that no
such  claim shall diminish or otherwise adversely affect Lessor's
award  or  the  award of any fee mortgagee. If a  separate  award
shall  be  made representing the difference between the value  of
the  leasehold estate and the fair market value of  a  comparable
leasehold estate, Lessee shall be entitled to the same; provided,
however, that Lessor shall be under no obligation to pursue  such
award on behalf of Lessee

ARTICLE 13.    RIGHT TO INSPECT

     Lessor reserves the right to enter upon, inspect and examine
the Leased Premises at any time during business hours, and Lessee
agrees  to  allow Lessor free access  to the Leased  Premises  to
show  the  premises upon a minimum of 48 hours  prior  notice  to
Lessee.  Lessor  will  not  enter into the  Leased  Premises  for
purposes  of  this section unless accompanied by a representative
of   Lessee  and  Lessee  does  hereby  agree  to  provide   such
representative  upon request by Lessor, such  request  given  not
less  than 48 hours in advance. Upon default by Lessee or at  any
time within ninety (90) days of the expiration or termination  of
the Lease, Lessee agrees to allow Lessor to then place "For Sale"
or "For Rent" signs on the Leased Premises.

ARTICLE 14.    USE OF LEASED PREMISES

      (A)    Lessee agrees and warrants that the Leased  Premises
will  be  used  only  for lawfully permitted uses  which  do  not
diminish the value of the Leased Premises.

ARTICLE 15.         DESTRUCTION OF PREMISES

     (A)   If, during the term of this Lease, the Leased Premises
are totally or partially destroyed by fire or the elements, so as
to  render  the premises wholly unfit for occupancy, or  make  it
impossible  in  the opinion of a licensed third party  arbitrator
knowledgeable  in the child care business  reasonably  acceptable
to Lessee and Lessor, for Lessee to conduct its business therein,
then  either  Lessor or Lessee shall have the right to  terminate
this  Lease from the date of such damage or destruction by giving
written notice. The parties agree to use reasonable promptness to
obtain the opinion of such licensed third party arbitrator.  Upon
the giving of such notice, Lessee shall immediately surrender the
Leased  Premises and all interest therein to Lessor, and in  case
of  any  such termination, Lessor may re-enter and repossess  the
Leased Premises and may dispossess all parties then in possession
thereof.  If  not otherwise terminated, in the event  the  Leased
Premises shall be repaired, restored, and rebuilt by Lessee  with
the  use  of insurance proceeds (which Lessor shall cooperate  to
make  available), but otherwise at its own sole cost and expense,
within   one  hundred  eighty  (180)  days  from  the   date   of
destruction,  then all rents payable by Lessee  shall  be  abated
during  the period of repair and restoration to the extent Lessor
shall be compensated by the proceeds of rents loss insurance.  In
no  event  shall Lessor be required to provide its own money  for
the  repair or restoration of the Leased Premises other than  the
net  proceeds of moneys received by it from any insurance  policy
or policies covering such loss or damages. Lessee shall be liable
for repair of the Leased  Premises with all reasonable speed, and
the  rents  shall  recommence on the date that  the  repairs  are
completed.  Lessee  shall  be under no obligation  to  so  repair
during  the last five (5) years of the term of the Lease,  or  as
extended, but if Lessee shall desire to rebuild during  the  last
12  months of the Lease term, Lessor will make insurance proceeds
available to rebuild the Leased Premises conditioned upon  Lessee
then  exercising its next renewal option under the Lease.  Lessor
will  make  insurance proceeds available to  rebuild  the  Leased
Premises in the event Lessee rebuilds, except as stated above.

      (B)    If the damage does not, in the opinion of a licensed
third  party  arbitrator  reasonably  acceptable  to  Lessee  and
Lessor,   render  the Leased Premises unfit for  occupancy,  then
Lessor  agrees  that  the damage shall be  repaired  as  soon  as
practicable  and in that case, Lessee shall pay full rent  during
the repair period. All repairs shall be paid for by Lessee out of
any insurance proceeds received (which Lessor shall cooperate  to
make  available), but if the insurance proceeds are  insufficient
to  rebuild  or  repair  the  Leased Premises  according  to  the
original plans  and specifications, whether repair or restoration
is  commenced  pursuant to paragraph A or B hereof,  then  Lessee
agrees to pay all additional amounts that are required to rebuild
the   building  in   accordance  with  the  original  plans   and
specifications. All improvements or betterments placed by  Lessee
on the demised premises shall, however, in any event, be repaired
and  replaced by Lessee at its own expense and not at the expense
of  Lessor. The purpose of this Article is to require  Lessee  to
carry  insurance  coverage on the Leased Premises  sufficient  to
rebuild  the improvements in the event  of damage or destruction.
Lessee shall be under no obligation to so rebuild during the last
five (5) years of the term, as extended, as the case may be,  but
if  Lessee  shall desire to rebuild during the last 12 months  of
the Lease term, Lessor will make insurance proceeds available  to
rebuild   the  Leased  Premises  conditioned  upon  Lessee   then
exercising  its next renewal option under the Lease. Lessor  will
make  insurance proceeds available to rebuild the Leased Premises
in the event Lessee rebuilds, except as stated above.

      Risk that the insurance company shall be insolvent or shall
refuse to make insurance proceeds available shall be with Lessee.
The  Leased Premises shall be so restored or rebuilt so as to  be
of  at least equal value and substantially the same character  as
prior  to  such damage or destruction. If the insurance  proceeds
are  less  than  $100,000 they shall be paid to Lessee  for  such
repair  and  restoration. If the insurance proceeds  are  greater
than  or equal to $100,000 they shall be deposited by Lessee  and
Lessor  into  a  customary construction escrow  at  a  nationally
recognized  title insurance company, or at Lessee's option,  with
Lessor ("Escrowee") and shall be made available from time to time
to Lessee for such repair and restoration. Such proceeds shall be
disbursed  in  conformity  with the terms  and  conditions  of  a
commercially  reasonable  construction  loan  agreement.   Lessee
shall, in either instance, deliver to Lessor or Escrowee (as  the
case  may  be)  satisfactory evidence of the  estimated  cost  of
completion  together with such architect's certificates,  waivers
of lien, contractor's sworn statements and other evidence of cost
and  of payments as the Lessor or Escrowee may reasonably require
and  approve.  If  the  estimated cost of the  work  exceeds  One
Hundred Thousand Dollars ($100,000), all plans and specifications
for  such  rebuilding  or restoration shall  be  subject  to  the
reasonable approval of Lessor.

ARTICLE 16.    ACTS OF DEFAULT

      (A)    Each  of the following shall be deemed a default  by
Lessee and a breach of this Lease:

               1.     Failure  to pay the Rent, or  any  monetary
           obligation  herein reserved, (and to be considered  to
           be  rent  for the purposes of this Lease) or any  part
           thereof,  within five (5) business days after  written
           notice  from  Lessor that the same shall  be  due  and
           payable.   Provided,  however,   that   interest   and
           penalties  for  failure to pay  rent  when  due  shall
           accrue  from  the  first date such rent  was  due  and
           payable.

               2.     Failure  to do, observe, keep  and  perform
           any  of  the  material non-monetary terms,  covenants,
           conditions,  agreements and provisions in  this  Lease
           to  be  done, observed, kept and performed  by  Lessee
           within  30  days after written notice of such  default
           (or   within  a  reasonable  time  thereafter  if  the
           default  is  incapable  of cure  within  30  days  and
           Lessee  is diligently pursuing a reasonable course  of
           action to cure such default.

               3.     The  abandonment  (defined  herein  as  the
           leaving  of  the Leased Premises without paying  rent,
           without   maintaining  and  without  the   intent   of
           returning)   of   the   Premises   by   Lessee,    the
           adjudication  of Lessee as a bankrupt, the  making  by
           Lessee  of  a  general assignment for the  benefit  of
           creditors,  the  taking by Lessee  of the  benefit  of
           any  insolvency  act  or law,  the  appointment  of  a
           permanent  receiver  or  trustee  in  bankruptcy   for
           Lessee  property, or the appointment  of  a  temporary
           receiver  which  is not vacated  or set  aside  within
           sixty (60) days from the date of such appointment.

ARTICLE 17.    TERMINATION FOR DEFAULT

      In  the event of any uncured default by Lessee and  at  any
time  thereafter, Lessor may serve a written notice  upon  Lessee
that  Lessor elects to terminate this Lease upon a specified date
not  less  than thirty (30) days after the date of  serving  such
notice of termination, and this Lease shall then terminate on the
date  so  specified, provided, however, that  Lessee  shall  have
continuing  liability for future rents for the remainder  of  the
original  term  and any exercised renewal term as  set  forth  in
Article 19, notwithstanding any earlier termination of the  Lease
hereunder,  preserving unto Lessor the benefit of its  bargained-
for rental payments.

ARTICLE 18.    LESSOR'S RIGHT OF RE-ENTRY

      In  the event that this Lease shall be terminated as herein
provided, or by summary proceedings or otherwise, or in the event
of  an uncured default hereunder by Lessee, or in the event  that
the  premises or any part thereof, shall be abandoned by  Lessee,
(subject  to rights to cure as provided in Article 16) Lessor  or
its  agents, servants or representatives, may immediately  or  at
any  time  thereafter,  re-enter and  resume  possession  of  the
premises or any part thereof, and remove all persons and property
therefrom,  in  accordance  with  local  law  either  by  summary
dispossess  proceedings or by a suitable action or proceeding  at
law, without being liable for any damages therefor.

ARTICLE 19.    LESSEE'S CONTINUING LIABILITY

      (A)    Should Lessor elect to re-enter as provided in  this
Lease  or should it take possession pursuant to legal proceedings
or  pursuant to any notice provided for by law, it may either (i)
terminate  this Lease or (ii) it may from time to  time,  without
terminating  the  contractual obligation of Lessee  to  pay  Rent
under  this  Lease, make such commercially reasonable alterations
and  repairs as may be necessary to relet the Leased Premises  or
any  part  thereof  for  such  Term or  Renewal  Terms,  at  such
commercially  reasonable rental or rentals, and upon  such  other
commercially  reasonable terms and conditions as  Lessor  in  its
sole discretion may deem advisable.

       (B) Upon  each such reletting, without termination  the
           contractual  obligation of Lessee to  pay  Rent  under
           this  Lease, all rentals received by Lessor  shall  be
           applied as follows:

               1.     First,  to the payment of any  indebtedness
           other than rent due hereunder from Lessee to Lessor;

               2.     Second,  to the payment of  any  costs  and
           expenses  of such reletting, including brokerage  fees
           and  reasonable attorney's fees and of costs  of  such
           alterations and repairs;

               3.     Third,  to  the  payment  of  rent  due and
           unpaid hereunder;

               4.     The  residue,  if any,  shall  be  held  by
           Lessor  and applied in payment of future rent  as  the
           same  may  become due and payable hereunder. Then  any
           residue  will  be used first to reimburse  Lessor  (or
           Lessee  if  previously paid by Lessee  for  costs  and
           expenses per Article 19(B)2 above) for such costs  and
           expenses  incurred  per  Article  19(B)2  above  until
           repaid, then any excess shall remain with Lessor.

      If  such  rentals received from such reletting  during  any
month  are less than that to be paid during that month by  Lessee
hereunder,  Lessee shall pay any such deficiency to Lessor.  Such
deficiency shall be calculated and paid monthly. No such re-entry
or  taking possession of such Leased Premises by Lessor shall  be
construed  as  an  election on its part to terminate  this  Lease
unless a written notice of such intention be given to Lessee.

       (C)     Notwithstanding   any   such   reletting   without
termination, Lessor may at any time thereafter elect to terminate
this Lease for any breach.

     (D)   In addition to any other remedies Lessor may have with
this  Article 19, Lessor may recover from Lessee all  damages  it
may  incur  by  reason  of  any breach,  including  the  cost  of
recovering   and   reletting  the  Leased  Premises,   reasonable
attorney's fees, and including the present value (discounted at a
rate  of  8% per annum) of the excess of the amount of  rent  and
charges  equivalent  to  rent reserved  in  this  Lease  for  the
remainder  of the Term over the then reasonable rental  value  of
the Leased Premises (or the actual rents receivable by Lessor, if
relet) for the remainder of the Term, all of which amounts  shall
be  immediately due and payable from Lessee to Lessor in full. In
determining the rent which would be payable by Lessee  hereunder,
subsequent  to  default, the total Rental for each  year  of  the
unexpired  Term shall be equal to the average total  Rental  that
would  be  payable by Lessee as set forth in Article 4 above.  In
the  event  that  the  rent  obtained from  such  alternative  or
substitute tenant is more than the rent which Lessee is obligated
to  pay  under  this Lease, then such  excess shall  be  paid  to
Lessor provided that Lessor shall credit such excess against  the
outstanding obligations of Lessee due pursuant hereto, if any.

      (E)   Lessor will use its reasonable efforts to attempt  to
mitigate  damages of Lessee, but Lessor shall have absolutely  no
obligation  to expend any moneys in the way of tenant inducements
or  in the refurbishment of the Leased Premises for any use other
than  that  for  which the Leased Premises  were  being  used  by
Lessee.  It  is  the object and purpose of this Article  19  that
Lessor  shall be kept whole and shall suffer no damage by way  of
non-payment  of  rent  or by way of diminution  in  rent.  Lessee
waives  and will waive all rights to trial by jury in any summary
proceedings  to  recover possession of the Leased Premises  which
may hereafter be instituted by Lessor.

ARTICLE 20.    PERSONALTY, FIXTURES AND EQUIPMENT

       (A)    All  building  fixtures,  building  machinery,  and
building equipment used in connection with the operation  of  the
Leased Premises including, but not limited to, heating, lighting,
ventilating,  plumbing, walk-in refrigerators, walk-in  freezers,
and air conditioning systems shall be the property of Lessor. All
trade  fixtures and all other fixtures and articles  of  personal
property owned by Lessee shall remain the property of Lessee.

      (B)    Lessee  shall  furnish  and  pay  for  any  and  all
equipment, furniture, trade fixtures, and signs, except for  such
items,  if  any, described in Article 20(A) above. Lessor  agrees
that it has no interest in the personal property of Lessee.

      (C)    At  the end of the term of this Lease, all  personal
property  and  trade fixture of Lessee may be  removed  from  the
Leased Premises by Lessee, however, removal of such fixtures  may
proceed only after five (5) business days prior written notice to
Lessor   of  the  time  of  such  removal  and  notice   of   the
identification of the parties performing such removal. All damage
to the Leased Premises which may be caused by the removal of such
property shall be promptly paid for by Lessee.

ARTICLE 21.         LIENS

     Lessee shall not do or cause anything to be done whereby the
Leased  Premises  may  be encumbered by any mechanic's  or  other
liens. Whenever and as often as any mechanic's or  other lien  is
filed against said Leased Premises purporting to be for labor  or
materials  furnished or to be furnished to Lessee, within  thirty
(30) days from the date of the filing of said mechanic's or other
lien  (or such earlier period if required by law prevent  default
or  attachment  of  the lien) and delivery of notice  thereof  to
Lessee  of  Lessee's  obligation under this Lease,  Lessee  shall
remove  the lien of record by payment or by bonding with a surety
company  authorized  to do business in the  state  in  which  the
property  is located, or other security reasonable acceptable  to
Lessor.   Should Lessee fail to take the foregoing  steps  within
said  thirty (30) day period, then Lessor shall have  the  right,
among  other things, to pay said lien without inquiring into  the
validity thereof, and Lessee shall forthwith reimburse Lessor for
the  total  expense incurred by it in discharging  said  lien  as
additional rent hereunder, subject to notice to Lessee and  a  10
business day cure period.

ARTICLE 22.    NO WAIVER BY LESSOR EXCEPT IN WRITING

     No agreement to accept a surrender of the Leased Premises or
termination of this Lease shall be valid unless in writing signed
by  Lessor.   The delivery of keys to any employee of  Lessor  or
Lessor's agents shall not operate as a termination of the   Lease
or  a  surrender of the premises. The failure of Lessor  to  seek
redress  for  violation  of, any rule or  regulation,  shall  not
prevent a subsequent act, which would have originally constituted
a  violation, from having all the force and effect of an original
violation. No payment by Lessee or receipt by Lessor of a  lesser
amount  than   the rent herein stipulated shall be deemed  to  be
other  than on account of the earliest stipulated rent, nor shall
any   endorsement  or  statement on  any  check  nor  any  letter
accompanying any check or payment as rent be deemed an accord and
satisfaction, and Lessor may accept such check or payment without
prejudice  to Lessor's right to recover the balance of such  rent
or  pursue  any other remedy provided in  this Lease. This  Lease
contains  the  entire  agreement between  the  parties,  and  any
executory  agreement  hereafter  made  shall  be  ineffective  to
change,  modify or discharge it  in whole or in part unless  such
executory  agreement  is  in  writing and  signed  by  the  party
against   whom  enforcement  of   the  change,  modification   or
discharge is sought.

ARTICLE 23.    QUIET ENJOYMENT

     Lessor covenants that Lessee, upon paying the rent set forth
in  Article 4 and all other sums herein reserved as rent and upon
the  due performance of all the terms, covenants, conditions  and
agreements  herein  contained on Lessee's part  to  be  kept  and
performed,  shall have, hold and enjoy the Leased  Premises  free
from  molestation, eviction, or disturbance by Lessor, or by  any
other  person  or persons lawfully  claiming the same,  and  that
Lessor  has  good  right to  make this Lease for  the  full  term
granted, including renewal periods.

 ARTICLE 24.   BREACH - PAYMENT OF COSTS AND ATTORNEYS' FEES

      The  non-prevailing party agrees to pay and  discharge  all
reasonable  costs,  attorneys' fees and expenses  that  shall  be
incurred  by  the  prevailing party in enforcing  the  covenants,
conditions  and  terms  of  this Lease or  defending  against  an
alleged breach.

ARTICLE 25.    ESTOPPEL CERTIFICATES

      Either  party to this Lease will, at any time from time  to
time, upon not less than ten (10) business days prior request  by
the   other  party,  execute,  acknowledge  and  deliver  to  the
requesting party a statement in writing, executed by an executive
officer  of  such  party,  certifying  (a)  that  this  Lease  is
unmodified  (or if modified then disclosure of such  modification
shall  be made); (b) that this Lease is in full force and effect;
(c)  that the date to which the rent and other charges have  been
paid;  and  (d)  that  to the knowledge of  the  signer  of  such
certificate  the other party is not in default in the performance
of  any covenant, agreement or condition contained in this Lease,
or if a default does exist, specifying each such default of which
the  signer  may  have knowledge. It is intended  that  any  such
statement  delivered pursuant to this Article may be relied  upon
by  any prospective purchaser or mortgagee of the Leased Premises
or any assignee of such mortgagee or a purchaser of the leasehold
estate.

ARTICLE 26.    FINANCIAL STATEMENTS

      Lessee  will,  within ninety (90) days  after  the  end  of
Lessee's  fiscal year during the term of this Lease,  furnish  to
the  Lessor  financial  statements of the Lessee.  The  financial
statements  shall  be certified by an officer  of  Lessee  or  if
financial  statements  are prepared by an  independent  certified
public accountant then such accountant's report shall be provided
and  such  report shall be prepared in conformity with  generally
accepted  accounting  principals with  accountant's  opinion  and
footnotes  included  therein.  The  financial  statements   shall
include  a  balance  sheet,  and  related  statement  of  income.
Reviewed  or consolidated financial statements must be  certified
to  Lessor  as true and correct by a chief financial  officer  of
Lessee.

ARTICLE 27.    MORTGAGE

     Lessee does hereby agree to make reasonable modifications of
this Lease requested by any Mortgagee of record from time to time
provided  such modifications are not material and do not increase
any  of the rents or modify any of the business elements of  this
Lease.

ARTICLE 28.    OPTION TO RENEW

      If  this Lease is not previously canceled or terminated and
if  Lessee is not then in material default hereunder, then Lessee
shall  have  three (3) separate individual options to renew  this
Lease  upon the same conditions and covenants contained  in  this
Lease  for  three separate individual (3) consecutive periods  of
five (5) years each (singularly "Renewal Term").

      The  first  Renewal Term would commence  on  the  date  the
original Term expires and successive Renewal Terms would commence
on  the  last day of the then expiring Renewal Term. Lessee  must
give  90  days written notice to Lessor of its intent to exercise
this  option prior to the expiration of the original Term of this
Lease or any Renewal Term, as the case may be.

      The  rent  during the Renewal Term or Terms shall  increase
each Lease Year of the Renewal Term at the same rate as set forth
in Article 4 above.

ARTICLE 29.    MISCELLANEOUS PROVISIONS

      (A)    All written notices shall be given by certified mail
or  express courier. Notices to Lessor shall be addressed to  the
person  and  address given on the first page hereof.  Lessor  and
Lessee  may,  from  time  to  time,  change  these  addresses  by
notifying each other of this change in writing.

      (B)   The terms, conditions and covenants contained in this
Lease  and  any riders and plans attached hereto shall  bind  and
inure  to  the benefit of Lessor and Lessee and their  respective
successors, heirs, legal representatives, and assigns.

      (C)    This Lease shall be governed by and construed  under
the laws of the State where the premises are situated.

     (D)   In the event that any provision of this Lease shall be
held  invalid or unenforceable, no other provisions of this Lease
shall  be  affected  by such holding, and all  of  the  remaining
provisions of this Lease shall continue in  full force and effect
pursuant to the terms hereof.

       (E)    The  paragraph  captions  are  inserted  only   for
convenience and reference, and are not intended, in any  way,  to
define,  limit, describe the scope, intent, and language of  this
Lease or its provisions.

      (F)    In  the  event Lessee remains in possession  of  the
premises  herein leased after the expiration of  this  Lease  and
without  the execution of a new lease, it shall be deemed  to  be
occupying said premises as a tenant from month-to-month,  subject
to  all the conditions, provisions, and obligations of this Lease
insofar as the same can be applicable to a month-to-month tenancy
except  that the monthly installment of Rental shall be increased
25%  from  the  amount  due  on the  last  month  prior  to  such
expiration.

      (G)   If any installment of rent (whether lump sum, monthly
installments,  or  any other monetary amounts  required  by  this
Lease  to  be  paid  by  Lessee and deemed to  constitute  Rental
hereunder)  shall  not be paid within 10 days  when  due,  Lessor
shall  have the right to charge Lessee a late charge of $250  per
month  for  unpaid rent for each month that any  amount  of  rent
installment remains unpaid. Said late charge shall commence after
such  installment  is  due and continue until  said  installment,
interest and all accrued late charges are paid in full.

      (H)    Any  part of the Leased Premises may be conveyed  by
Lessor  for private easement purposes at any time provided Lessee
gives written consent to such private easement. In the event that
the  private easement affects or is related to the playground  or
the building on the Leased Premises, then Lessee's consent may be
arbitrarily withheld in Lessee's sole and absolute discretion. If
the  private easement does not affect the playground or  building
on  the  Leased  Premises,  then  Lessee's  consent  may  not  be
commercially unreasonably withheld. In such event that  any  part
of  the Leased Premises are so conveyed, Lessor shall, at its own
cost  and  expense, restore the remaining portion of  the  Leased
Premises to the extent necessary to render it reasonably suitable
for  the purposes for which it was leased, all to be done without
adjustments in rent to be paid by Lessee. All proceeds  from  any
conveyance of a private easement shall belong solely to Lessor.

      (I)    For the purpose of this Lease, the term "rent" shall
be  defined  as  Rental under Article 4, and any  other  monetary
amounts required by this Lease to be paid by Lessee.

ARTICLE 30.    REMEDIES

      NON-EXCLUSIVITY. Notwithstanding anything contained  herein
it  is  the   intent of the parties that the rights and  remedies
contained   herein  shall not be exclusive but  rather  shall  be
cumulative   along  with all of the rights and  remedies  of  the
parties  which they may have at law or equity.

ARTICLE 31.    HAZARDOUS MATERIALS INDEMNITY

      Lessee  covenants, represents and warrants to  Lessor,  its
successors and assigns, (i) that it has not used or permitted and
will  not  use or permit the Leased Premises to be used,  whether
directly  or through contractors, agents or tenants, and  to  the
best  of Lessee's knowledge and except as disclosed to Lessor  in
writing,  the Leased Premises has not at any time been  used  for
the  generating,  transporting, treating,  storage,  manufacture,
emission  of,  or disposal of any dangerous, toxic  or  hazardous
pollutants,  chemicals, wastes or substances as  defined  in  the
Federal  Comprehensive  Environmental Response  Compensation  and
Liability   Act   of   1980  ("CERCLA"),  the  Federal   Resource
Conservation  and  Recovery Act of 1976 ("RCRA"),  or  any  other
federal,   state   or   local   environmental   laws,   statutes,
regulations, requirements and ordinances ("Hazardous Materials");
(ii)  that there have been no investigations or reports involving
Lessee,  or  the  Leased  Premises by any governmental  authority
which  in  any way pertain to Hazardous Materials (iii) that  the
operation  of  the Leased Premises has not violated  and  is  not
currently  violating any federal, state or local law, regulation,
ordinance or requirement governing Hazardous Materials; (iv) that
the   Leased  Premises  is  not  listed  in  the  United   States
Environmental  Protection Agency's National  Priorities  List  of
Hazardous  Waste  Sites  nor  any  other  list,  schedule,   log,
inventory  or  record of Hazardous Materials or  hazardous  waste
sites, whether maintained by the United States Government or  any
state or local agency; and (v) that the Leased Premises will  not
contain  any formaldehyde, urea or asbestos, except as  may  have
been  disclosed  in writing to Lessor by Lessee at  the  time  of
execution  and delivery of this Lease. Lessee agrees to indemnify
and reimburse Lessor, its successors and assigns, for:

      (a)  any  breach of these representations and warranties,
           and

      (b)  any  loss, damage, expense or cost arising  out  of
           or  incurred by Lessor which is the result of a breach
           of,  misstatement of or misrepresentation of the above
           covenants, representations and warranties, and

      (c)  any  and  all  liability of any kind whatsoever  which
           Lessor may, for any cause and at any time, sustain  or
           incur  by  reason of Hazardous Materials, released  or
           placed  on the Leased Premises during the term of  the
           Lease,

together   with  all  reasonable  attorneys'  fees,   costs   and
disbursements  incurred in connection with  the  defense  of  any
action  against Lessor arising out of the above. These covenants,
representations   and  warranties  shall  be  deemed   continuing
covenants,  representations and warranties  for  the  benefit  of
Lessor,  and  any  successors and assigns  of  Lessor  and  shall
survive  expiration  or sooner termination  of  this  Lease.  The
amount  of  all such indemnified loss, damage, expense  or  cost,
shall bear interest thereon at the rate of interest equal to  the
rate  changed on overdue payment in Section 4(E) and shall become
immediately  due  and payable in full on demand  of  Lessor,  its
successors and assigns.

ARTICLE 32.    ESCROWS

      If  Lessee  has defaulted in payment of any  taxes,  or  if
Lessee  shall be in default under any of the items of this Lease,
or  if  Lessor's  Mortgagee shall require Lessor  to  escrow  the
amount  of  real estate taxes or assessments on a monthly  basis,
then  in  either event, at Lessor's option, Lessee shall  deposit
with  Lessor on the first day of each and every month thereafter,
an  amount equal to one-twelfth (1/12th) of the estimated  annual
real  estate  taxes, assessments ("Charges") due  on  the  Leased
Premises.  From  time to time out of such deposits  Lessor  will,
upon  the presentation to Lessor by Lessee of the bills therefor,
pay  the  Charges  or will upon presentation of  receipted  bills
therefor,  reimburse Lessee for such payments made by Lessee.  In
the event the deposits on hand shall not be sufficient to pay all
of the estimated Charges when the same shall become due from time
to  time  or the prior payments shall be less than the  currently
estimated  monthly amounts, then Lessee shall pay  to  Lessor  on
demand any amount necessary to make up the deficiency. The excess
of  any such deposits shall be credited to subsequent payments to
be made for such items. If a default or an event of default shall
occur  under the terms of this Lease, Lessor may, at its  option,
without  being required so to do, apply any Deposit  on  hand  to
cure the default, in such order and manner as Lessor may elect.

ARTICLE 33.    NET LEASE

     Notwithstanding anything contained herein to the contrary it
is  the intent of the parties hereto that this Lease shall  be  a
net  lease  and  that the rent defined pursuant  to  Paragraph  4
should  be a net  rent paid to Lessor. Any and all other expenses
including  but  not  limited to, maintenance, repair,  insurance,
taxes, and assessments, shall be paid by Lessee.

ARTICLE 34.    RIGHT TO SUBSTITUTION

      If Lessee determines that it is economically unfeasible  to
continue  operations  in or at the Leased  Premises,  Lessee  may
exchange  the  Leased Premises for another of like  kind,  value,
size  and  demographic location acceptable to Lessor.  If  Lessor
elects  to  accept  a replacement property in  exchange  for  the
Leased   Premises  owned  by  Lessor,  Lessee  shall  provide   a
replacement  property  of  comparable size,  cost,  location  and
ownership  interest  in a Section 1031 "like-kind"  exchange  and
shall  lease  the replacement Premises from Lessor  on  identical
terms as contained in the lease for the original Leased Premises.
All  costs  associated with making such exchange,  including  the
provision   of  surveys,  title,  environmental  and  all   other
documentation normally required or obtained by Lessor,  shall  be
paid by Lessee.

      IN  WITNESS  WHEREOF, Lessor and Lessee  have  respectively
signed  and sealed this Lease as of the day and year first  above
written.

LESSEE:             ARAMARK EDUCATIONAL RESOURCES, INC., dba
                    CHILDREN'S WORLD LEARNING CENTERS, INC.,
                    a Delaware corporation

                    By: /s/ John Rosen
                    Its:  Executive Vice President

STATE OF COLORADO)
                                 )SS.
COUNTY OF JEFFERSON)

The  foregoing instrument was acknowledged before me this 28  day
of  September, 2000, by  John Rosen, the Executive Vice President
of  ARAMARK  EDUCATIONAL RESOURCES, INC.,  dba  Children's  World
Learning Centers, Inc., a Delaware corporation, on behalf of said
corporation.

Notary Public /s/ Chris Bardwell

[notary seal]

LESSOR:                    AEI PRIVATE NET LEASE MILLENNIUM
                           FUND LIMITED PARTNERSHIP

                           By:  AEI  Fund  Management XVIII, Inc.

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

STATE OF MINNESOTA  )
                             )SS.
COUNTY OF RAMSEY    )

     The foregoing instrument was acknowledged before me the 27th
day  of September,  2000, by Robert P. Johnson, the President  of
AEI   Fund  Management  XVIII,  Inc.,  a  Minnesota  corporation,
corporate  general  partner of AEI Private Net  Lease  Millennium
Fund Limited Partnership, on behalf of said limited partnership.

Notary Public /s/ Barbara J Kochevar

[notary seal]

LESSOR:                    AEI PRIVATE NET LEASE FUND
                           1998 LIMITED PARTNERSHIP

                           By: AEI Fund Management XVIII, Inc.

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

STATE OF MINNESOTA   )
                             )SS.
COUNTY OF RAMSEY     )

     The foregoing instrument was acknowledged before me the 27th
day  of  September, 2000, by Robert P. Johnson, the President  of
AEI   Fund  Management  XVIII,  Inc.,  a  Minnesota  corporation,
corporate  general  partner of AEI Private Net  Lease  Fund  1998
Limited Partnership, on behalf of said limited partnership.

Notary Public  /s/ Barbara J Kochevar

[notary seal]

LESSOR:                    AEI INCOME & GROWTH  FUND
                           XXII LIMITED PARTNERSHIP

                           By: AEI Fund Management XXI, Inc.

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

STATE OF MINNESOTA   )
                             )SS.
COUNTY OF RAMSEY     )

     The foregoing instrument was acknowledged before me the 27th
day  of  September, 2000, by Robert P. Johnson, the President  of
AEI Fund Management XXI, Inc., a Minnesota corporation, corporate
general  partner  of  AEI  Income  &  Growth  Fund  XXII  Limited
Partnership, on behalf of said limited partnership.

Notary Public  /s/ Barbara J Kochevar

[notary seal]

                            EXHIBIT A
                               TO
                         LEASE AGREEMENT

Lot 1A, Eagle Ridge Center, Filing No. 3, Block 2, Lot 1 Replat,
County of Jefferson, State of Colorado.

                            EXHIBIT B
                               TO
                         LEASE AGREEMENT

Not Applicable

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