Document:

NET LEASE AGREEMENT

     THIS  LEASE, made and entered effective as of this 10th  day
of  December, 2003, by and between AEI Income & Growth Fund  XXII
Limited   Partnership  ("Fund  XXII"),  whose  corporate  general
partner  is  AEI Fund Management XXI, Inc., and AEI  Private  Net
Lease  Millennium  Fund Limited Partnership  ("Fund  Millennium")
whose  corporate  general partner is AEI Fund  Management  XVIII,
Inc.,  whose  address is 1300 Wells Fargo Place, 30 East  Seventh
Street,  St. Paul, Minnesota 55101 ("Lessor"), and TIA'S TEXAS  -
ALAMO, LLC, whose address is c/o Tia's Restaurants, Inc., 1125 N.
Union  Bower,  Suite 150, Irving, Texas 75061,  Attention:  Scott
Gordon, President.

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property  and building and improvements (the "Building")  located
at  2901  East  Central  Texas Expressway,  Killeen,  Texas,  and
legally  described in Exhibit "A", which is attached  hereto  and
incorporated herein by reference; and

     WHEREAS,  Lessee  desires to lease said  real  property  and
Building (said real property and Building hereinafter referred to
as  the  "Leased  Premises"), 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 first listed above, ("Occupancy Date").

(B)  The first "Lease Year" of the Term shall be for a period of
twelve (l2) consecutive calendar months from 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 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)  The parties agree that once the Occupancy Date has been
established, upon the written request of Lessee, a short form or
memorandum of this Lease will be executed for recording purposes.
That short form or memorandum of this Lease will set forth the
actual occupancy and termination dates of the Term and optional
Renewal Terms, as defined in Article 28 hereof, and the existence
of any option to extend, and that said option shall terminate
when the Lessee shall lose right to possession or this Lease is
terminated, whichever occurs first.  Lessor shall otherwise in no
event record this Lease or any memorandum summarizing any of the
terms or otherwise identifying this lease.

ARTICLE 3 .  CONSTRUCTION OF IMPROVEMENTS

      (A)   Lessee  warrants that as of the date hereof,  to  its
 knowledge, the Building and all other improvements to the land do
 comply with the laws, ordinances, rules, and regulations of  all
 state and local governments.

(B)  Operating the business in the Leased Premises by Lessee
shall constitute an acceptance of the Leased Premises and an
acknowledgment by Lessee that the Leased Premises are in the
condition described under this Lease.

ARTICLE 4 .  RENT PAYMENTS

      (A)  Annual Rent Payable during the Lease Term and during any
 Renewal Term shall be as set forth on Schedule A attached hereto.

(B)  Overdue Payments.
           Lessee  shall pay interest on all overdue payments  of
Rent  or  other  monetary amounts due hereunder at  the  rate  of
fourteen  percent (14%) per annum or the highest rate allowed  by
law,  whichever  is  less,  accruing beginning  five  days  after
written  notice  to  Lessee that Rent or other  monetary  amounts
properly due and payable were not paid.

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 (including earthquake insurance,  if
 the  Leased  Premises  is  located  in  a  federally  designated
 earthquake zone or in an ISO high risk earthquake zone) 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
 shall  not be less than one hundred percent (100%) of  the  then
 insurable  value.  Additionally, replacement cost  endorsements,
 inflation  guard endorsements, vandalism endorsement,  malicious
 mischief endorsement, waiver of subrogation endorsement,  waiver
 of co-insurance or agreed amount endorsement (if available), and
 Building   Ordinance  Compliance  endorsement  and   Rent   loss
 endorsements (for a period of one year) must 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,
commercial general liability insurance with respect to Lessee's
use and occupancy of said Leased Premises, including "Dram Shop"
or liquor liability insurance, if the same shall be or become
available in the State of Texas and liquor is sold on the Leased
Premises, with initial limits of at least $1,000,000 per
occurrence/$2,000,000 general aggregate, and umbrella insurance
of at least $2,000,000 per occurrence/$5,000,000 general
aggregate, or such additional amounts as Lessor shall reasonably
require from time to time, upon Lessor's good faith determination
that the present insurance coverage is inadequate, such amounts
to be consistent with requirements of other Lessor's in similar
circumstances.

(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 five (5) days from receiving written notice, pay Lessor
the amount of the premiums due or paid, together with interest
accrued thereon at the lesser of eleven percent (11%) per annum
or the highest rate allowable by law, which amount shall be
considered Rent payable by Lessee in addition to the Rent defined
at Article 4 hereof.

(D)  All policies of insurance provided for or contemplated by
this Article can be under Lessee's blanket insurance coverage and
shall name Lessor, Lessor's corporate general partner, and Robert
P. Johnson, as the individual general partner, respectively, of
Lessor, and Lessee as additional named insured, as their
respective interests may appear, and shall provide that the
policies cannot be canceled, terminated, changed, or modified
without thirty (30) days written notice to the parties.  In
addition, all of such policies shall contain endorsements by the
respective insurance companies waiving all rights of subrogation,
if any, against Lessor.  All insurance companies providing
coverages must be rated "A-" or better by Best's Key Rating Guide
(the most current edition), or similar quality under a successor
guide if Best's Key Rating shall cease to be published. Lessee
shall provide Lessor with legible copies of any and all policies
on or before the Occupancy Date. No less than fifteen (15)
business days prior to expiration of such policies, Lessee shall
provide Lessor with legible copies of any and all renewal
Certificates of Insurance, if the terms of the Policies have not
changed, and copies of such policies if the same have changed.
Lessee agrees that it will not settle any property insurance
claims affecting the Leased Premises in excess of $100,000
without Lessor's prior written consent, such consent not to be
unreasonably withheld or delayed.  Lessor shall consent, where
Lessor's consent is required hereunder, to any settlement of an
insurance claim wherein Lessee shall confirm in writing with
evidence reasonably satisfactory to Lessor that Lessee has
sufficient funds available to complete the rebuilding of the
Building and any damaged Improvements to the Leased Premises.

(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,
unless such damage or injury results from the intentional
misconduct or the gross negligence of Lessor 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 gross
negligence of Lessee or any employee or agent of Lessee.

(F)  Lessor shall defend, indemnify, and hold Lessee harmless
against any and all claims, damages, and lawsuits 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, caused by the intentional misconduct or the gross
negligence of Lessor and Lessor agrees to save Lessee harmless
from, and indemnify Lessee 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 gross negligence of
Lessor or any employee or agent of Lessor.

(G)  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 insurers, if the insurance required by
this Lease is maintained.  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 (or would be if the  insurance
required herein is maintained) compensated by insurance.

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,
 if exercised.

(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, during the term of this Lease, be
charged, laid, levied, assessed, or imposed upon the Leased
Premises or any part thereof or upon the Rents payable hereunder
(expressly excluding general income taxes, inheritance taxes,
franchise and other corporate taxes and estate taxes imposed upon
Lessor) (collectively, "Taxes"), and Lessor agrees to promptly
forward to Lessee any and all notices that it receives regarding
such Taxes.  Such payments shall be considered as Rent paid by
Lessee in addition to the Rent defined at Article 4 hereof.  If
due to a change in the method of taxation, a Rent tax (expressly
excluding general income taxes, inheritance taxes, franchise and
other corporate taxes and estate taxes imposed upon Lessor) 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 each payment or
any installment thereof is due.

(D)  Lessor shall promptly (but in any event within sufficient
time to allow Lessee to review and, if it so desires, to contest
same) forward to Lessee, to the extent that Lessor has been
unable to cause the local taxing authorities to send such notices
directly to Lessee, notices of all taxes assessed on the Leased
Premises and the Building.  Lessee shall have the exclusive right
during the term hereof, at its sole expense, to contest, protest,
appeal, or institute other proceedings to effect a reduction or
abatement of Taxes for any tax year that ends after the date of
this Lease.  The protest, appeal, or other proceedings may be
conducted in the name of Lessor or Lessee, as Lessee may consider
appropriate.  To this end, at Lessee's expense, Lessor shall
cooperate with Lessee and furnish appropriate documents and
information.  Pending any such proceedings, Lessee shall give
Lessor such security as may be deemed reasonably satisfactory to
Lessor to insure payment of the Taxes and all interest and
penalties thereon.  Any cash security provided by Lessee pursuant
to this Section shall earn interest for the benefit of Lessee at
the rate of interest earned in federally insured money market
accounts.  If, at any time during the continuance of such
proceedings, the Leased Premises or any part thereof is, in the
reasonable judgment of Lessor, in danger of being forfeited or
lost, Lessor may use such security for the payment of such Taxes.

ARTICLE 7 . PROHIBITION ON ASSIGNMENTS AND SUBLETTING; TAKE-
            BACK RIGHTS

      (A)  Except as otherwise expressly provided in this Article,
 Lessee shall not, without obtaining the prior written consent of
 Lessor,  which  consent  shall  not  be  unreasonably  withheld,
 conditioned or delayed in each instance:

       1. assign or otherwise transfer this Lease, or any part of
          Lessee's  right,  title  or interest therein (except by
          devise  or bequest upon the death of a shareholder, but
          in such event, such  recipient  shall  be bound  by the
          provisions of this Article);

       2. sublet all or any part of the Leased Premises or allow
          all or  any  part of the Leased Premises to be used or
          occupied  by  any  other  Persons (herein defined as a
          Party  other  than  Lessee, be it  a   corporation,  a
          partnership, an individual or other entity); or

       3. mortgage,  pledge or otherwise encumber this Lease, or
          the Leased Premises.  Notwithstanding the foregoing or
          anything else to the contrary contained in this Lease,
          Lessee   may, without   obtaining  Lessor's   consent,
          encumber  its interest as Lessee under this Lease,  as
          well  as  any or  all  of Lessee's Property as defined
          in Section 20(A) below, as security for the benefit of
          any lender  of Lessee or Lessee's parent, subsidiaries
          or affiliates,  provided, however, that nothing herein
          shall require the Lessor to subordinate its fee simple
          title to the Leased Premises to the Lessee's mortgagee,
          nor grant any additional rights to such mortgagee other
          than those contained in the Lease.

      (B)  For the purposes of this Article:

          1. the transfer of voting control of any class of capital stock
             of any corporate Lessee or sublessee, or the transfer voting
             control of the total interest in any other person which is a
             Lessee or sublessee, however accomplished, whether in a single
             transaction or in a series of related or unrelated transactions,
             shall be deemed an assignment of this Lease, or of such sublease,
             as the case may be (provided, however, transfers by bequest or
             devise due to the death of a shareholder shall not trigger the
             application of these provisions, provided Lessor is given notice
             of such transfer immediately after the disposition of the
             decedent's estate);

          2. an agreement by any other Person, directly or indirectly, to
             assume Lessee's obligations under this Lease shall be deemed
             an assignment;

          3. any Person to whom Lessee's interest under this Lease passes
             by operation of law, or otherwise, shall be bound by the
             provisions of this Article;

          4. each modification, amendment or extension or any sublease to
             which Lessor has previously consented shall be deemed a new
             sublease; and

          5. Lessee shall present the signed consent to such assignment
             and/or subletting from any guarantors of this Lease, such
             consent to be in form and substance satisfactory to Lessor.
             Lessee agrees to furnish to Lessor upon demand at any  time
             such  information and assurances as Lessor may reasonably
             request that neither Lessee, nor any previously permitted
             sublessee,  has violated the provisions of this Article.

      (C)  If Lessee agrees to assign this Lease or to sublet all or
 any  portion of the Leased Premises, Lessee shall, prior to  the
 effective date thereof (the "Effective Date"), deliver to Lessor
 copies  of  any  such proposed agreement and  of  all  ancillary
 agreements   with  the  proposed  assignee  or   sublessee,   as
 applicable.   If Lessor shall not have consented to  a  proposed
 sublease  or assignment requiring Lessor's consent thereto,  and
 Lessee  shall  attempt to effect such transfer without  Lessor's
 consent or in spite of Lessor's decision to not consent to  such
 transfer, Lessor shall then have all of the following rights, any
 of  which Lessor may exercise by written notice to Lessee  given
 within thirty (30) days after Lessor receives the aforementioned
 documents:

      1. with respect to a proposed assignment of this Lease, the
         right to terminate this Lease on the Effective Date as if
         it were the Expiration Date of this Lease;

2.   with respect to a proposed subletting of the entire Leased
Premises, the right to terminate this Lease on the Effective Date
as if it were the Expiration Date; or

3.   with respect to a proposed subletting of less than the
entire Leased Premises, the right to terminate this Lease as to
the portion of the Leased Premises affected by such subletting on
the Effective Date, as if it were the Expiration Date, in which
case Lessee shall promptly execute and deliver to Lessor an
appropriate modification of this Lease in form satisfactory to
Lessor in all respects.

4.   with respect to a proposed subletting or proposed assignment
of this Lease, impose such conditions upon Lessor's consent as
Lessor shall determine in its sole discretion.

      (D)  If Lessor exercises any of its options under Article 7(C)
 above,  (and if Lessor shall impose conditions upon its  consent
 and  Lessee shall fail to meet any conditions Lessor may  impose
 upon its consent), Lessor may then lease the Leased Premises  or
 any  portion thereof to Lessee's proposed assignee or sublessee,
 as the case may be, without liability whatsoever to Lessee.

(E)  Notwithstanding the provisions of this Article 7 above, or
any other provisions of this Lease to the contrary, Lessee shall
have the right to assign this Lease, or sublet the Leased
Premises or any portion thereof, without the consent of, but with
prior written notice to Lessor, (a) in connection with a merger,
consolidation, corporate reorganization (other than pursuant to
the bankruptcy laws), sale of corporate assets or sale or other
transfer of stock, or (b) to any subsidiary, affiliate or parent
entity of Lessee, provided, in each case, that said assignee
assumes, in full, the obligations of Lessee under this Lease and
Lessee and Guarantors remains primarily liable under this Lease.
Further, if the County or the City where the Leased Premises are
situate become a `dry' county or city, Lessee may, without the
consent of, but with notice to Lessor, sublet the portion of the
Leased Premises relating to the bar area and the sale of alcohol
to any Texas non-profit corporation or association of persons
wishing to organize a private club under appropriate Texas
statutes and such corporation or association may jointly occupy
the Leased Premises under a sublease from Lessee and Lessee may
enter into a management agreement with such corporation or
association without further approval from Lessor.  In addition,
notwithstanding the provisions of this Article 7 above or any
other provisions of this Lease to the contrary, the following
transfers or issuances of shares of capital stock of Lessee shall
not constitute an assignment of this Lease or require the consent
of Lessor under this Article 7: (i) the issuance and sale of
shares of capital stock of Lessee in connection with a public
offering of such stock (provided such issuance and sale does not
involve the issuance, sale, or transfer of a majority of the
voting stock of Lessee); (ii) the transfer of outstanding shares
to a parent corporation which is a parent on the date hereof or a
subsidiary of Lessee, provided such entity is or becomes a
guarantor of this Lease.

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,  or  any  renewal
 terms,  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 to or of:   The
 interior  and  exterior portions of all doors; door  checks  and
 operators; windows; plate glass; plumbing (to the extent  solely
 located within the Leased Premises); water and sewage facilities
 (to  the  extent  solely  located within the  Leased  Premises);
 fixtures; electrical equipment; interior walls; ceilings; signs;
 roof;   structure;  interior  building  appliances  and  similar
 equipment;  heating and air conditioning equipment; and  further
 agrees  to 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 Lessee refuses or neglects to commence or complete
structural repairs or repairs that materially and adversely
affect the value of the Leased Premises promptly and adequately,
Lessor may, upon giving Lessee no less than thirty (30) days
prior written notice thereof and an opportunity to commence and
diligently pursue such repairs (provided that Lessor may cause
such repairs to be made upon less than thirty days notice, but
after notice to Lessee, to the extent required in order to avoid
additional waste to the Leased Premises or in the event of an
emergency requiring immediate correction, if Lessee has not
commenced such repairs as may be necessary to prevent such waste
to the Leased Premises or correct such emergency), cause such
repairs to be made, but shall not be required to do so, and
Lessee shall pay the reasonable-out-of-pocket 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 beyond
applicable grace or cure periods, Lessee shall have the right to
make repairs and improvements to the Leased Premises without the
consent of Lessor.  The plans and specifications for any repairs
or improvements in excess of One Hundred Thousand Dollars
($100,000.00) 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, conditioned
or delayed.  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.  In the event of making such
alterations as herein provided, Lessee further agrees to
indemnify and save harmless Lessor from all expense, liens,
claims or damages to either persons or property or the Leased
Premises which may arise out of or result from the undertaking or
making of said repairs, improvements, alterations or additions,
or Lessee's failure to make said repairs, improvements,
alterations or additions, unless, in each such case, caused by
Lessor's negligence or willful misconduct.

ARTICLE 9 .  COMPLIANCE WITH LAWS AND REGULATIONS

      Lessee  will  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 comply with  all
easements,  restrictions,  and covenants  of  record  against  or
affecting  the  Leased  Premises  and  any  franchise  agreements
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  or  otherwise  used  in  connection  with
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, NON-DISTURBANCE AND ATTORNMENT

      (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
 Leased  Premises  are  a part, or upon any  buildings  hereafter
 placed  upon the land of which the Leased Premises are  a  part,
 provided  such  mortgagee  shall  execute  its  standard   form,
 commercially  reasonable  subordination,  attornment  and   non-
 disturbance agreement, such form to be consistent with other such
 forms used by commercial mortgagees in the industry, which  form
 shall provide that Lessee shall not be disturbed from its use and
 possession  of  the  Leased Premises and  its  other  rights  as
 provided in accordance with the terms of this Lease so  long  as
 Lessee  is  not  in default hereunder beyond the  expiration  of
 applicable grace or cure periods, notwithstanding any foreclosure
 by such mortgagee of the Leased Premises or any part thereof, or
 the exercise by such mortgagee of its rights and remedies as  to
 Lessor.  Lessor also reserves the right and privilege to subject
 and  subordinate this Lease at all times to any and all advances
 to be made under such mortgages, and all renewals, modifications,
 extensions,  consolidations, and replacements thereof,  provided
 such  mortgagee  shall execute its standard  form,  commercially
 reasonable   subordination,   attornment   and   non-disturbance
 agreement, such form to be consistent with other such forms used
 by commercial mortgagees in the industry.

(B)  Lessee covenants and agrees to execute and deliver, upon
demand, such further commercially 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 proposed mortgagee or proposed mortgagees,
provided such mortgagee shall execute its standard form,
commercially reasonable subordination, attornment and non-
disturbance agreement, such form to be consistent with other such
forms used by commercial mortgagees in the industry .

ARTICLE 12.  CONDEMNATION OR EMINENT DOMAIN

      (A)   If  the  whole of the Leased Premises or its  related
parking  facilities 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 only up to  the
day of such taking.  If (i) any part of the kitchen area (defined
as the area in which food is stored, prepared and cooked) located
within  the  Leased  Premises which results  in  a  material  and
adverse  effect  on the kitchen area, (ii) ten percent  (10%)  or
more  of  the  remaining portions of the Building, (iii)  fifteen
percent  (15%)  or  more of the parking spaces  utilized  by  the
Leased Premises, or (iv) access to or from the Leased Premises to
publicly  dedicated roadways shall be acquired or materially  and
adversely altered by the right of condemnation or eminent  domain
for  any  public or quasi-public use or purpose,  or  sold  to  a
condemning  authority  under threat of condemnation,  and  Lessor
cannot  provide,  at  no  cost or expense to  Lessee,  reasonably
comparable    alternate   access   and/or   parking    reasonably
satisfactory  to  Lessee, then Lessee shall have  the  right  and
option  to terminate this Lease by giving written notice of  such
termination  to  Lessor  not  later than  six  (6)  months  after
possession  is taken by the condemning authority.  In  the  event
that  this Lease shall terminate or be terminated, the Rent shall
be  paid  up to the day that possession was surrendered (and  the
Rent  to be paid for the period following such taking and  ending
on such date of surrender shall be proportionately abated to take
into  account the reduction of the Leased Premises resulting from
such taking).

     (B)   If  the Lease is not terminated pursuant to  Paragraph
(A)  above,  then  Lessee shall, with  the  use  of  all  of  the
condemnation   proceeds  (to  be  made   available   by   Lessor,
immediately  if such proceeds are less than $100,000,  or  if  in
excess  of $100,000, under a commercially reasonable construction
draw   procedure  in  payment  of  invoices  for  work  performed
submitted by Lessee or its contractors) but otherwise at Lessee's
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, and  Rent  shall  be
abated  during  such period of construction, and thereafter  Rent
shall  be  proportionately  abated  to  take  into  account   the
reduction  of  the  Leased Premises resulting from  such  taking,
provided,  however,  Lessee  may  elect  to  replace  the  Leased
Premises  with  a  different Permitted Use, subject  to  Lessor's
prior  written approval, which approval shall not be unreasonably
withheld,  conditioned or delayed, and further that Lessee  shall
not  be  required (unless Lessee so elects) to repair or  restore
the  Leased Premises if the Term or any Renewal Term shall expire
within  two  years of such partial taking.  Lessee  shall  notify
Lessor  of  Lessee's  election to not so restore  or  repair  the
Leased  Premises after such a partial taking within  60  days  of
notice of such taking.

     (C)   Subject  to  the  provisions  of  Section  12(B),  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 Leased 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;
interruption of business; moving expenses; damage to or  loss  of
value or cost of removal of inventory, 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.

ARTICLE 13.  RIGHT TO INSPECT

     Lessor reserves the right to enter upon, inspect and examine
the  Leased Premises at any time during business hours,  upon  no
less  than seventy-two (72) hours prior written notice to Lessee,
provided   that   Lessor  shall  conduct  such   inspection   and
examination  no more than three (3) times during the First  Lease
Year,  and no more than two (2) times during any subsequent Lease
Year.   Notwithstanding the foregoing, (i)  in  the  event  that,
during  any such foregoing inspection, Lessor determines  in  its
commercially  reasonable discretion that the  maintenance  and/or
operation  of the Leased Premises fails to materially conform  to
the  standards  adopted by Lessor for its other properties  which
are  used  for  the  same  purposes as  the  Permitted  Use,  and
provided,  further, that Lessor provides Lessee with a  detailed,
itemized  list of items to which Lessee has so failed  to  comply
with   such  standards  within  thirty  (30)  days  of  any  such
inspection  of  the  Leased Premises, Lessor  shall,  during  the
twelve  (12)  month  period following  such  inspection,  not  be
limited  to the number of times for which it shall be allowed  to
inspect  and  examine the Leased Premises,  but  shall  still  be
required to limit such inspections during business hours, upon no
less  than seventy-two (72) hours prior written notice to Lessee;
and  (ii)  in the event that Lessee abandons the Leased Premises,
Lessee shall, after providing Lessor with ninety (90) days  prior
written   notice   thereof,  be  required  to  use   commercially
reasonable  efforts to assign or sublet the Leased Premises,  and
from  and  after such ninety (90) day period Lessor's  rights  to
inspect  and  examine the Leased Premises shall be  unrestricted.
Upon  default  by  Lessee  beyond applicable  grace  and/or  cure
periods  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,
and  to  allow Lessor free access to the Leased Premises to  show
the  Leased Premises.  Notwithstanding anything in this Lease  to
the contrary, (a) Lessor may not enter the back of the restaurant
or  the  kitchen area without being accompanied by a  manager  of
Lessee  except  in  the case of an emergency, and  (b)  entry  by
anyone who may be a competitor of Lessee shall not include  entry
into  the  kitchen area at any time in order to protect  Lessee's
trade secrets.

ARTICLE 14.  PERMITTED USE

     The "Permitted Use" is operating, conducting, or carrying on
the business of a restaurant and uses related to the operation of
a  restaurant, including, without limitation, food service,  sale
of  alcoholic beverages, catering, party rooms, dancing,  outdoor
cafe,  carry-out  and  drive-up window  services.   Lessee  shall
initially  use the Leased Premises principally for the  operation
of  a  Mexican theme restaurant.  Lessee shall not use the Leased
Premises for any immoral lewd, indecent, obscene, or disreputable
business, purpose, activity, or use.  Use of the Leased  Premises
as  a  sexually  oriented business, adult theater  or  bookstore,
cabaret,  dance  hall,  massage parlor,  establishment  employing
topless  or exotic dancers and/or employees dressed or  uniformed
in an objectionably revealing manner, or any other endeavor which
involves   lewd,   lascivious,  indecent  or  obscene   products,
merchandise,  activity,  or conduct, or  any  activity  which  is
prohibited  by  any  restrictive covenants of record  enforceable
against  the  Leased  Premises,  shall  be  strictly  prohibited.
Lessee's  operations from the Leased Premises shall  be  a  first
class,  family  oriented  business.  Lessee  agrees  to  use  all
reasonable efforts to encourage quality patronage and to prohibit
undesirable or disreputable activities.  Any changes  during  the
term  of  the  Lease  of the Permitted Use  are  subject  to  the
reasonable approval of Lessor.  If Lessor does not disapprove  of
any  proposed change in the Permitted Use within thirty (30) days
after  Lessee's  written  request for such  approval,  then  such
request  shall  be deemed to be approved by Lessor.   Lessee  may
change its trade name to such other trade name as may be used  by
a  majority of Lessees or Lessee's affiliates' restaurants in the
same vicinity without Lessor's prior approval or, otherwise, upon
Lessor's  prior written approval, which shall not be unreasonably
withheld,  conditioned,  or delayed,  based  upon  the  following
criteria:  (a)  relationship of the proposed trade  name  to  the
Permitted Use, and (b) appropriateness of the proposed trade name
for  the atmosphere and environment of the surrounding area.  Any
proposed  trade  name that suggests or contains  lewd,  indecent,
disreputable,   or   sexual  innuendo  or  overtones   shall   be
prohibited.

ARTICLE 15.  DESTRUCTION OF PREMISES

      (A)  Lessee shall give prompt notice to Lessor in case of fire or
 other casualty ("Casualty") to the Leased Premises.

(B)  If the Building shall be damaged to the extent of more than
twenty-five percent (25%) of the cost of replacement thereof
(which cost of replacement may be established by Lessee by the
affidavit of an independent third-party contractor) during the
last two (2) Lease Years of the Term or any extensions thereof,
if any such Casualty occurs during any such extension period, or
if it shall take more than sixty (60) days (which duration of
closure may be established by Lessee by the affidavit of an
independent third-party contractor as to the estimated time of
repair) during the last two (2) Lease Years of the Term or any
extensions thereof, if any such Casualty occurs during any such
extension period, to repair and restore the improvements so
damaged or destroyed, then, in such event, Lessee may terminate
this Lease by notice to Lessor prior to the sixtieth (60th) day
after the date when the damage occurred.  If Lessee so terminates
this Lease then the termination date of the Lease shall be the
date set forth in the notice to Lessor, which date shall not be
less than thirty (30) days nor more than ninety (90) days after
the giving of said notice.

(C)  Provided this Lease is not terminated, Lessee shall repair
and restore the improvements so damaged or destroyed as nearly as
may be practical to their condition immediately prior to such
casualty.  All rents payable by Lessee shall be abated during the
period of repair and restoration to the extent that Lessor shall
be compensated by the proceeds of the rent loss insurance
required to be maintained by Lessee hereunder.

(D)  Provided Lessee is not in default hereunder beyond
applicable grace or cure periods, (and retains according to the
terms hereof the right to rebuild), then Lessee shall have the
right to promptly and in good faith settle and adjust any claim
under such insurance policies with the insurance company or
companies on the amounts to be paid upon the loss.  The insurance
proceeds shall be used to reimburse Lessee for the cost of
rebuilding or restoration of the Leased Premises.  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.  Provided, however, Lessee may elect to
replace the Leased Premises with a different Permitted Use
subject to Lessor's prior written approval, which approval shall
not be unreasonably withheld or delayed.  If the insurance
proceeds are less than One Hundred Thousand Dollars ($100,000),
they shall be paid to Lessee for such repair and restoration.  If
the insurance proceeds are greater than or equal to One Hundred
Thousand Dollars ($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 Twenty-
Five Percent (25%) of the cost of replacement of the Leased
Premises, all plans and specifications for such rebuilding or
restoration shall be subject to the reasonable approval of
Lessor.

(E)  Any insurance proceeds remaining with Escrowee after the
completion of the repair or restoration shall be paid to Lessor.

(F)  If the proceeds from the insurance are insufficient, after
review of the bids for completion of such improvements, or should
become insufficient during the course of construction, to pay for
the total cost of repair or restoration, Lessee shall, prior to
commencement of work, demonstrate to Escrowee and Lessor's
reasonable satisfaction, the availability of such funds necessary
to complete construction and Lessee shall deposit the same with
Escrowee for disbursement under the construction escrow
agreement.

(G)  In the event Lessee elects to terminate this Lease in
accordance with the provisions of this Article 15, then Lessee
shall pay to Lessor an amount equal to Lessee's insurance
proceeds received by Lessee under the policy covering the
Building carried by Lessee and required to be maintained under
Section 5(A) hereof or, in the event that Lessee fails to
maintain such insurance, the insurance proceeds that would have
been received by Lessee but for such failure (in each such case,
to the extent covering the Building and not Lessee's Property)
and the deductible thereto.

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, or any part thereof when the same shall be due and
          payable.  Interest and late charges for failure to pay Rent when
          due shall accrue if Lessee shall fail to make payment within five
          days after notice to Lessee that Rent has not been paid.   Lessee
          shall be granted five days after written notice to cure such
          failure to pay the Rent or any other monetary obligation herein
          reserved.

2.   Failure to do, observe, keep and perform any of the other
terms, covenants, conditions, agreements and provisions in this
Lease to be done, observed, kept and performed by Lessee;
provided, however, that Lessee shall have thirty (30) days after
written notice from Lessor within which to cure such default, or
such longer time as may be reasonably necessary if such default
cannot reasonably be cured within Thirty (30) days, if Lessee is
diligently pursuing a course of conduct that in Lessor's
reasonable opinion is capable of curing such default, but in any
event such longer time shall not exceed 90 days after written
notice from Lessor of the default hereunder.

3.   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.  This  Lease  shall
then  terminate on the date so specified as if that date had been
originally  fixed  as  the expiration date  of  the  term  herein
granted,  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
hereinbefore provided, or by summary proceedings or otherwise, or
in the event of an uncured default hereunder by Lessee, or in the
event  that  the  Leased Premises or any part thereof,  shall  be
abandoned  by  Lessee,  then Lessor or its  agents,  servants  or
representatives, may immediately or at any time  thereafter,  re-
enter  and resume possession of the Leased Premises or  any  part
thereof, and remove all persons and property therefrom, either by
summary  dispossess  proceedings  or  by  a  suitable  action  or
proceeding at law, or by force or otherwise 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 alterations and repairs as  may  be
 necessary  to relet the Leased Premises or any part thereof  for
 such Term or Renewal Terms, at such Rent or Rents, and upon such
 other terms and conditions as Lessor in its sole discretion  may
 deem advisable.  Termination of Lessee's right to possession  by
 Court  Order shall be sufficient evidence of the termination  of
 Lessee's possessory rights under this Lease.

(B)  Upon each such reletting, without termination of the
contractual obligation of Lessee to pay Rent under this Lease,
all rents received by Lessor from such reletting 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 attorney's fees and of
costs of such alterations and repairs;

3.   Third, to the payment of Rent and other monetary obligations
due and unpaid hereunder;

4.   Finally, 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.

If  such rents 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 Lessee's  contractual
obligations under this Lease respecting the payment of  rent  and
obligations  for  the  costs of repair and maintenance  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, the present value (discounted at a rate of 10% 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 rent 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 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)  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 or in any action brought to recover Rent herein,
which may hereafter be instituted by Lessor against Lessee in
respect to the Leased Premises.  Lessee hereby waives any rights
of re-entry it may have or any rights of redemption or rights to
redeem this Lease upon a termination of this Lease.

ARTICLE 20.  PERSONALTY, FIXTURES AND EQUIPMENT

      (A)  All present and future alterations, additions, renovations,
 improvements  and  installations made to  the  Leased  Premises,
 including the Building ("Leasehold Improvements") shall be deemed
 to  be  the  property of Lessor.  Notwithstanding the foregoing,
 upon Lessee's vacation of the Leased Premises, Lessee may, at its
 election, remove any walk-in cooler, overhead hood system and/or
 built in safe (collectively "Removable Leasehold Improvements").
 All movable goods, inventory, office furniture, equipment, trade
 fixtures  (including exterior signs) and other movable  personal
 property belonging to Lessee that are not permanently affixed to
 the   Leased   Premises  (collectively,  "Lessee's   Property"),
 including, without limitation, any item or matter that  contains
 or  represents Lessee's trade names, trademarks, service  marks,
 trade   secrets,  trade  dress  or  similar  assets  of   Lessee
 (collectively, "Lessee's Intellectual Property"),  shall  remain
 Lessee's  property and may be removable by Lessee at  any  time,
 provided  that  Lessee (i) is not in default  beyond  applicable
 notice  and cure period under this Lease, and (ii) shall  repair
 any damage to the Leased Premises caused by the removal of any of
 Lessee's  Property.  Lessor has no right or interest in Lessee's
 Intellectual Property.

(B)  Lessee shall furnish and pay for Lessee's Property.

(C)  At the end of the term of this Lease, the Lessee's Property
shall be removed from the Leased Premises by Lessee regardless of
whether or not such property is attached to the Leased Premises
so as to constitute a "fixture" within the meaning of the law;
however, all damages and repairs to the Leased Premises which may
be caused by the removal of such property shall be 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
materialmens  liens.  Whenever and as often as any mechanic's  or
other  materialmens  lien is filed against said  Leased  Premises
purporting  to  be  for labor or materials  furnished  or  to  be
furnished  to Lessee, 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,  within
sixty (60) days from the date of the filing of said mechanic's or
other  lien and delivery of notice thereof to Lessee of  Lessee's
obligation  under  this Lease.  Should Lessee fail  to  take  the
foregoing  steps within said sixty (60) day period, 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.

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 Leased 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.  Neither 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.   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
it,  modify it 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

     Each party agrees to pay and discharge all reasonable costs,
and  actual  attorneys'  fees,  including  but  not  limited   to
attorney's fees incurred at the trial level and in any  appellate
or  bankruptcy proceeding, 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,
including  the  costs of reletting.  Such costs, attorneys  fees,
and expenses if incurred by Lessor shall be considered as Rent as
due  and  owing  in  addition to any Rent defined  in  Article  4
hereof.

ARTICLE 25.  ESTOPPEL CERTIFICATES

      Either party to this Lease will, at any time, upon not less
than  ten  (l0)  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  that:  (a) this Lease is unmodified (or  if  modified
then  disclosure  of such modification shall be made);  (b)  this
Lease is in full force and effect; (c) the date to which the Rent
and other charges have been paid; and (d) to the knowledge of the
signer of such certificate that 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 or lender of the leasehold estate.

ARTICLE 26.  FINANCIAL STATEMENTS

      During  the  term  of this Lease, Lessee will,  within  one
hundred twenty (120) days after the end of Lessee's fiscal  year,
furnish Lessor with Lessee's financial statements.  The financial
statements  shall  be  prepared  in  conformity  with   generally
accepted  accounting principles (GAAP) and  do  not  need  to  be
prepared by an independent certified public accountant, but shall
be  certified as true and correct by the chief financial  officer
or other authorized officer of Lessee.  Lessee shall also provide
Lessor  with financial statements for the Leased Premises  within
120  days  after the end of Lessee's fiscal year.  The  financial
statements for the Leased Premises do not need to be prepared  by
an   independent  certified  public  accountant,  but  shall   be
certified  as true and correct by the chief financial officer  or
other  authorized  officer of Lessee.  Additionally,  during  the
term  of the Lease, Lessee will within forty-five (45) days  from
the  end of each quarter of each fiscal year, furnish Lessor with
Lessee's  financial statements and financial  statements  of  the
Leased Premises for such quarter.  Lessor shall have the right to
require  such financial statements for the Lessee and the  Leased
Premises  on  a monthly basis after the occurrence of  a  default
beyond  applicable  grace  or cure periods  in  any  Lease  Year.
Provided,  however,  if Lessee shall not  commit  a  default  for
twelve consecutive months, Lessor's right to require such monthly
financial  statements shall terminate until  Lessee  shall  again
commit  a  default in any given Lease Year.  Said  quarterly  (or
monthly, if required by Lessor) financial statements do not  need
to be prepared by an independent certified public accountant, but
shall  be  certified as true and correct by the  chief  financial
officer  or  other authorized officer of Lessee.   The  financial
statements shall conform to GAAP, and include a balance sheet and
related  statements  of  operations,  statement  of  cash  flows,
statement  of changes in shareholder's equity, and related  notes
to financial statements, if any.

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 substantial and do not
increase any of the Rents or materially modify any of the
elements of this Lease or materially increase Lessee's other
obligations under this Lease.

ARTICLE 28.  OPTION TO RENEW

      If  this Lease is not previously canceled or terminated and
if  Lessee  is  not then in default, then Lessee shall  have  the
option to renew this Lease upon the same conditions and covenants
contained in this Lease for four (4) consecutive periods of  five
(5) years each (singularly "Renewal Term").  Rent during each  of
the  Lease  Years  of any Renewal Term shall be  as  provided  in
Schedule A hereto.

      The  first Renewal Term will commence on the day  following
the  date the original Term expires and successive Renewal  Terms
will  commence on the day of following the last day of  the  then
expiring Renewal Term.  Lessee must give ninety (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.

ARTICLE 29.  MISCELLANEOUS PROVISIONS

      (A)  All notices, consents, approvals, or other instruments
 required  or  permitted to be given by either party pursuant  to
 this  Lease shall be in writing and given by (i) hand  delivery,
 (ii)  express  overnight delivery service or (iii) certified  or
 registered mail, return receipt requested, and shall be deemed to
 have been delivered upon (a) receipt, if hand delivered, (b) the
 next  business  day, if delivered by express overnight  delivery
 service,  or  (c) the third business day following  the  day  of
 deposit of such notice with the United State Postal Service,  if
 sent  by certified or registered mail, return receipt requested.
 Notices  shall  be  provided to the parties  and  addresses  (or
 facsimile  numbers, as applicable) specified on the  first  page
 hereof.

(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 Leased Premises are situate.

(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 Article 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 Leased
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 Leased 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
Rent shall be increased 150% of 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 Rent
hereunder) shall not be paid when due and shall remain unpaid for
five days after written notice to Lessee, or financial statements
required to be delivered hereunder by Lessee remain undelivered
when due for five days after written notice to Lessee, Lessor
shall have the right to charge Lessee a late charge of $250.00
per month for each month (or portion thereof) that any amount of
Rent installment remains unpaid or such financial statements
remain undelivered.

(H)  Any part of the Leased Premises (excluding the Building) may
be conveyed by Lessor for public non-exclusive easement purposes
at any time, provided such easement does not interfere with the
business of Lessee, as determined by Lessee in its reasonable
discretion, and provided Lessor has delivered to Lessee written
notification, together with a description of the location and
reason for such easement, at least 30 days prior to such
conveyance. In such event 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 an easement shall belong solely to Lessor.

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

(J)  Lessee agrees to cooperate with Lessor to allow Lessor to
obtain and use at Lessor's expense promotional photographs of the
Leased Premises.

ARTICLE 30.  [INTENTIONALLY DELETED]

ARTICLE 31.  HAZARDOUS MATERIALS INDEMNITY

      Lessee  covenants, represents and warrants to  Lessor,  its
successors and assigns, (i) that (except for items normally  used
by  Lessee  in the course of restaurant operations  and  in  such
case,  such  items  are  used  and  stored  in  accordance   with
applicable  law or regulation) 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
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"),
in  violation  of any Environmental Laws; (ii) that  to  Lessee's
knowledge, except as disclosed to Lessor in writing at  or  prior
to  the date of this Lease, 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, in violation of any Environmental Laws; (iii) that  to
Lessee's knowledge, except as disclosed to Lessor in writing, 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
(collectively,  "Environmental  Laws");  (iv)  that  to  Lessee's
knowledge,  except as disclosed to Lessor in writing, 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  to  Lessee's knowledge, the Leased Premises  will  not
contain  any formaldehyde, urea or asbestos, except as  may  have
been  disclosed in writing to Lessor.  Lessee agrees to indemnify
and reimburse Lessor, its successors and assigns, for:

 (A)  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

(B)  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 discovered on the Leased Premises during the
Lease Term or placed or released on the Leased Premises by
Lessee; together with all attorneys' fees, costs and disbursements
incurred  in  connection with the defense of any  action  against
Lessor arising out of the above.  Lessee shall not be responsible
for  any  liabilities under this Article if the liability results
from  the activities, negligence or willful misconduct of  Lessor
or  any  agent,  employee, or contractor of  Lessor,  and  Lessor
agrees  to  indemnify and reimburse Lessee,  its  successors  and
assigns,  for  any  and all liabilities of  any  kind  whatsoever
respecting Hazardous Materials, which Lessee may, for  any  cause
and  at  any  time,  sustain  or incur  by  reason  of  any  such
activities,  negligence or willful misconduct of  Lessor  or  any
agent,  employee,  or  contractor  of  Lessor   These  covenants,
representations   and  warranties  shall  be  deemed   continuing
covenants, representations and warranties for the benefit of  the
indemnified  party,  and  any  successors  and  assigns  of   the
indemnified  party  and  shall  survive  expiration   or   sooner
termination of this Lease.

ARTICLE 32.  [INTENTIONALLY DELETED]

ARTICLE 33.  NET LEASE

     It is the intent of the parties hereto that this Lease shall
be  a  net lease and that the Rent defined pursuant to Article  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.

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

LESSEE:   TIA'S TEXAS-ALAMO, LLC, a Texas limited liability
company

           By:  Tia's Restaurant, Inc., a Delaware corporation
                  Its Sole Member

           By: /s/ C Gregory Morris
               Name: Greg Morris
               Title: Secretary/Treasurer

LESSOR:   AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

           By: AEI Fund Management XXI, Inc.

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

          AEI PRIVATE NET LEASE MILLENNIUM FUND LIMITED
          PARTNERSHIP

           By: AEI Fund Management XVIII, Inc.

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

                           EXHIBIT "A"

Tract I: (Fee Simple)

Being  1.446 acres of land, more or less, and being Lot One  (1),
in  Block One (1), of Tia's Addition, being a re-plat of part  of
Lot  1  (1), Block One (1), Fox Creek Commercial, Phase here,  an
addition to the City of Killeen, Bell County, texas, according to
the  map or Plat recorded in Cabinet C, Slide 239-D, Plat Records
of  Bell  County,  Texas, being further described  by  metes  and
bounds as follows:

Beginning  at  a 3/8 inch iron rod set in the north  right-of-way
line of US Highway 190 (Cenral Texas Expressway) and in the south
line  of  Lot  1, fox Creek Commercial, Phase Three, which  bears
North  61  degrees 23 minutes 14 seconds West,  186.42  feet  and
North 64 degrees 59 minutes 47 seconds West, 168.58 feet from the
southeast  corner of Lot 1, Block 1, Fox Creek Commercial,  Phase
Three, for the southeast corner of this tract of land.

Thence  with  the north right-of-way line of US Highway  190  and
with  the  south  line of Lot 1, Block 1, Fox  Creek  Commercial,
Phase  Three, North 64 degrees 59 minutes 47 seconds West  221.91
feet  (plat bearing North 64 degrees 59 minutes 47 seconds  West)
to  a  3/8 inch iron rod found, for the southwest corner of  this
tract of land.

Thence  North 24 degrees 57 minutes 49 seconds East, 283.72  feet
to  a  3/8 inch iron rod found, for the northwest corner of  this
tract of land.

Thence  South 65 degrees 01 minutes 57 seconds East, 222.14  feet
to  a  3/8 inch iron rod found, for the northeast corner of  this
tract of land.

Thence  South 25 degrees 00 minutes 36 seconds West, 283.86  feet
to the Place of Beginning containing 1.446 acres or 63,008 square
feet of land.

Tract II (Easement Estate)

Non-exclusive  easement  and right to  use  as  created  in  that
certain Reciprocal Easement and Operation Agreement dated  August
26,  1999,  by and between TC Killeen MP, LP, a Delaware  limited
partnership  and Home Depot U.S.A., Inc., a Delaware corporation,
recorded  in  Volume 2068, Page 440, Official Public  Records  of
Bell County, Texas.

BEING  the same property conveyed to Specialty Restaurant  Group,
LLC by Special Warranty Deed dated November 20, 2000 and recorded
at  Volume 49228, Page 386 of the Official Public Records of Bell
County, Texas.ASSIGNMENT OFAGREEMENT OF SALE AND

               FIRSTAMENDMENT TO AGREEMENT OF SALE

     THIS  ASSIGNMENT  made and entered into  this  23rd  day  of
December  2003,  by  and  between AEI FUND  MANAGEMENT,  INC.,  a
Minnesota corporation, ("Assignor") and AEI INCOME & GROWTH  FUND
XXII   LIMIThD  PARTNERSHIP,  a  Minnesota  limited   partnership
("Assignee");

     WITNESSETH, that:

     WHEREAS, on the 15th day of December 2003, Assignor  entered
into a Agreement of Sale and First Amendment To Agreement of Sale
dated  December  22,  2003  ("the Agreement")  for  that  certain
property located at 2033 Ken Pratt Boulevard, Longmont,  CO  (the
"Property")   with  GE  Capital  Franchise  Finance   Corporation
("Seller"); and

     WHEREAS,  Assignor  desires  to assign  an  undivided  fifty
percent  (50.0%)  of its rights, title and interest  in,  to  and
under  the  Agreement  only as it pertains to  the  Longmont,  CO
property to Assignee as hereinafter provided;

     NOW,  THEREFORE, for One Dollar ($1.00) and other  good  and
valuable  consideration, receipt of which is hereby acknowledged,
it is hereby agreed between the parties as follows:

     1.   Assignor,  only  as it pertains  to  the  Longmont,  CO
     property, assigns all of its rights, title and interest  in,
     to  and under the Agreement to Assignee, to have and to hold
     the same unto the Assignee, its successors and assigns;

     2.   Assignee,  only  as it pertains  to  the  Longmont,  CO
     property,  hereby  assumes all rights, promises,  covenants,
     conditions  and  obligations  under  the  Agreement  to   be
     performed  by  the  Assignor thereunder, and  agrees  to  be
     bound  for  all  of  the obligations of Assignor  under  the
     Agreement.

All  other  terms  and conditions of the Agreement  shall  remain
unchanged and continue in full force and effect.

AEI FUND MANAGEMENT, INC.
("Assignor")

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

AEI INCOME & GROWTH FUND XXII
LIMITED PARTNERSHIP ("Assignee")

BY: AEI FUND MANAGEMENT XXI, INC.

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

                        AGREEMENT OF SALE

THIS  AGREEMENT  OF SALE (this "Agreement") is made  and  entered
into  as  of  December  15 2003 (the "Effective  Date"),  by  and
between  GE  CAPITAL  FRANCHISE FINANCE CORPORATION,  a  Delaware
corporation  ("Seller")  (successor  by  merger  with   Franchise
Finance  Corporation  of  America, a Maryland  corporation,  sole
shareholder  and  successor by dissolution  of  FFCA  Acquisition
Corporation,  a  Delaware corporation), whose  address  is  17207
North  Perimeter Drive, Scottsdale, Arizona 85255, and  AEI  FUND
MANAGEMENT, INC., a Minnesota corporation ("Buyer") whose address
1300  Minnesota World Trade Center, 30 Seventh Street  East,  St.
Paul, MN 55101.

                           WITNESSETH:

     WHEREAS, Seller is the owner of that certain real listed  by
address  and  Seller  Property Number on the attached  Exhibit  A
attached   hereto,  together  with  the  buildings,   structures,
fixtures  and  improvements now located thereon  (individually  a
"Premises", collectively, the "Premises");

     WHEREAS,  Seller,  as  lessor, and  Kona  Restaurant  Group,
Inc.,  a  Delaware corporation ("Lessee"), are parties  to  those
certain  Leases listed by address and Seller Property  Number  on
the  attached  Exhibit A (individually, the "Lease", collectively
the "Leases") with respect to the Premises;

     WHEREAS,  pursuant to those certain Unconditional Guaranties
of  Payment  and  Performance listed  by  date,  Seller  Property
Number,  lessee party and guarantor party on the attached Exhibit
A  (individually the "Guaranty", collectively the  "Guaranties"),
Norman  J.  Abdallah, Graziella Abdallah, Creed Lamar  Ford  Ill,
Lynn  Ford, and Fired Up, Inc., a Texas corporation (individually
a  "Guarantor",  collectively  the  "Guarantors")  guarantee  the
obligations  of the applicable lessee party under the  applicable
Lease and certain other documents; and

     WHEREAS, Buyer desires to purchase the Premises from  Seller
and  Seller desires to (i) sell and convey the Premises to  Buyer
and  (ii)  assign its interest in each Lease and in each Guaranty
to  Buyer,  all  subject to the terms and  conditions  set  forth
herein.

     NOW,  THEREFORE,  in consideration of the  mutual  covenants
contained herein, and other good and valuable consideration,  the
receipt  and  sufficiency of which are hereby  acknowledged,  the
parties hereto agree as follows:

     1.  SALE OF PREMISES. On the terms and conditions set  forth
in  this  Agreement, Seller hereby agrees to sell and convey  the
Premises  to  Buyer,  and  Buyer hereby agrees  to  purchase  the
Premises from Seller.

     2.   CLOSING   DATE.   The  closing   of   the   transaction
contemplated by this Agreement (the "Closing") shall be  held  on
or  before December 23, 2003, or such earlier date as the parties
may agree (the "Closing Date"). Seller and Buyer agree to execute
all documents

necessary  to consummate the closing of this sale and to  furnish
evidence of their authority and capacity.

          3.    PURCHASE  PRICE.  The  purchase  price  for   the
     Premises shall be $9,626,300.00 (the "Purchase Price"),  the
     allocation  of  the  Purchase  Price  among  each   of   the
     Properties  is  set forth on Exhibit A attached  hereto  and
     shall   be   payable  by  Buyer  to  Seller  in  immediately
     available  funds on the Closing Date. An earnest deposit  of
     $100,000.00 (the "Earnest Deposit") shall be paid  by  Buyer
     to  Escrow Agent upon the execution of this Agreement by the
     parties hereto. The Earnest Deposit shall be applied  toward
     the  Purchase Price at Closing. The Purchase Price shall  be
     absolutely   net  to  Seller,  and  Buyer   shall   pay   in
     immediately  available funds at the Closing all expenses  in
     connection  with  the  transaction  contemplated   by   this
     Agreement,  including, but not limited to, all escrow  fees,
     title  fees,  survey fees, recording fees, attorneys'  fees,
     transfer taxes, stamp taxes, privilege taxes, sales and  use
     taxes  and any and all other costs and fees associated  with
     the  Closing.  Buyer shall receive a credit at  Closing  for
     any  prepaid rental paid to Seller in an amount equal to the
     monthly  rental  paid  by  each  lessee  pursuant   to   the
     applicable Lease multiplied by a fraction, the numerator  of
     which  is the number of days from and including the  Closing
     Date  through  and including the last day of  the  month  in
     which  the Closing occurs, and the denominator of  which  is
     the  total number of days in the month in which the  Closing
     occurs;  provided further, however, if Seller  receives  the
     Purchase Price on or after 12:00 p.m. (Phoenix, AZ time)  on
     the  Closing Date, the numerator of such fraction  shall  be
     the  number  of  days from and including the day  after  the
     Closing  Date  through and including the  last  day  of  the
     month  in  which  the  Closing occurs.  Notwithstanding  the
     foregoing, a broker's commission shall be paid by Seller  as
     set forth in Section 21 hereof.

     4.REPRESENTATIONS   AND   WARRANTIES   OF   SELLER.   Seller
represents and warrants to Buyer as of the date hereof and as  of
the Closing Date that:

          (a)  Seller is a corporation duly organized and validly
     existing  under the laws of the State of Delaware, has  full
     power  and  authority  to  carry  out  and  consummate   all
     transactions  contemplated by this Agreement, and  has  duly
     authorized  the taking of any and all actions  necessary  to
     carry  out  and consummate the transactions contemplated  or
     to be performed on its part by this Agreement;

          (b)  Upon execution by Seller, this Agreement  and  all
     documents  to be executed in connection herewith  by  Seller
     will constitute the legal, valid and binding obligations  of
     Seller, enforceable against Seller in accordance with  their
     terms;

          (c)  The person(s) who have executed this Agreement  on
     behalf of Buyer are duly authorized so to do;

          (d)  There  are  no  suits,  actions,  proceedings   or
     investigations  pending or threatened against  or  involving
     Seller   before   any  court,  arbiter,  administrative   or
     governmental  body  which  might  reasonably  result  in   a
     material  adverse change in Seller's ability  to  close  the
     transaction contemplated by this Agreement; and

          (e)  Seller  is not, and the authorization,  execution,
     delivery   and  performance  of  this  Agreement   and   the
     documents,  instruments and agreements provided  for  herein
     will  not result in any breach of or default under any other
     document,  instrument  or agreement to  which  Seller  is  a
     party  or  by which Seller, or any of Seller's property,  is
     subject  or  bound.  The authorization, execution,  delivery
     and  performance  of  this Agreement will  not  violate  any
     applicable  law, statute, regulation, rule, ordinance,  code
     or order.

          (f)  Seller  is  not a "foreign corporation,"  "foreign
     partnership," "foreign limited liability company,"  "foreign
     trust,"  or  "foreign estate" as those terms are defined  in
     the  Internal  Revenue Code and the regulations  promulgated
     thereunder

     5.   REPRESENTATIONS   AND  WARRANTIES   OF   BUYER.   Buyer
represents and warrants to Seller as of the date hereof and as of
the Closing Date that:

          (a)  Buyer  has  been  duly  organized  or  formed,  is
     validly existing and in good standing under the laws of  its
     state  of  organization or formation,  is  qualified  to  do
     business  in  any  jurisdiction where such qualification  is
     required,  has  full power and authority to  carry  out  and
     consummate  all transactions contemplated by this Agreement,
     and  has  duly authorized the taking of any and all  actions
     necessary  to  carry  out  and consummate  the  transactions
     contemplated  or  to  be  performed  on  its  part  by  this
     Agreement. All necessary corporate action has been taken  to
     authorize the execution, delivery and performance  by  Buyer
     of this Agreement;

          (b)  Buyer  is  not  a "foreign corporation,"  "foreign
     partnership," "foreign limited liability company,"  "foreign
     trust,"  or  "foreign estate" as those terms are defined  in
     the  Internal  Revenue Code and the regulations  promulgated
     thereunder

          (c)  The person(s) who have executed this Agreement  on
     behalf of Buyer are duly authorized so to do;

          (d)  Upon  execution by Buyer, this Agreement  and  all
     documents  referenced herein or to be executed in connection
     herewith  by  Buyer, will constitute the  legal,  valid  and
     binding  obligations of Buyer, enforceable against Buyer  in
     accordance with their terms;

          (e)  There  are  no  suits,  actions,  proceedings   or
     investigations  pending or threatened against  or  involving
     Buyer   before   any   court,  arbiter,  administrative   or
     governmental  body  which  might  reasonably  result  in   a
     material  adverse  change in Buyer's ability  to  close  the
     transaction contemplated by this Agreement; and

          (f)  Buyer  is  not, and the authorization,  execution,
     delivery   and  performance  of  this  Agreement   and   the
     documents,  instruments and agreements provided  for  herein
     will  not result in any breach of or default under any other
     document, instrument or agreement to which Buyer is a  party
     or by which Buyer, or any of

     Buyer's  property,  is subject or bound. The  authorization,
     execution,  delivery and performance of this Agreement  will
     not  violate any applicable law, statute, regulation,  rule,
     ordinance, code or order.

All  representations contained in this Section shall survive  the
Closing.

     6.  CONDITION TO CLOSING.

          (a)   Buyer   shall  have  until  5:00  p.m.  (Phoenix,
     Arizona  time), December 22, 2003 (the "Condition Date")  to
     perform  such investigations regarding each of the Premises,
     including, without limitation, the condition of each of  the
     Premises,   the   zoning  of  each  of  the  Premises,   the
     suitability  of  each of the Premises for  Buyer's  intended
     use,  and  to  determine  that  each  of  the  Premises   is
     satisfactory  to  Buyer  in  Buyer's  sole  discretion  (the
     "Condition");   provided,  however,  Buyer   shall   provide
     Seller,  within  five (5) business days of  Buyer's  receipt
     thereof, a copy of any environmental report, survey,  study,
     investigation  and  any  written  conclusions  disclosed  in
     connection  with such environmental studies  and/or  reports
     conducted   with   respect   to   any   of   the   Premises.
     Notwithstanding the foregoing, in no event  shall  Buyer  be
     permitted    to   conduct   any   Phase   II   environmental
     investigation   on  the  Premises  without  Seller's   prior
     written  consent, which consent may be granted  or  withheld
     in  Seller's sole and absolute discretion. Buyer  shall  and
     does  hereby  agree  to repair any damage  to  the  Premises
     resulting  from  any  of  the foregoing  investigations  and
     inspections  and  to  indemnify, defend,  protect  and  hold
     harmless   Seller  for,  from  and  against  any   and   all
     liabilities,  claims, losses, costs, damages  and  expenses,
     including  but  not  limited to court costs  and  attorneys'
     fees,  which  may be incurred by Seller as a result  of  the
     inspections  or  investigations  conducted  by   Buyer   and
     Buyer's  agents,  employees or contractors.  Such  indemnity
     shall    expressly   include,   without   limitation,    all
     environmental  conditions caused  by  Buyer.  The  foregoing
     indemnity  shall survive the Closing or any  termination  of
     this  Agreement. Buyer's obligation to purchase each of  the
     Premises  shall  be  contingent  upon  its  satisfaction  or
     waiver  of  the Condition prior to the Condition  Date  with
     respect  to  such Premises. Buyer will use  its  good  faith
     best  efforts  to  satisfy the Condition on  or  before  the
     Condition  Date. If Buyer fails to notify Seller in  writing
     that  the  Condition has not been satisfied or waived  prior
     to   the   Condition   Date,  then   the   Condition   shall
     conclusively  be  deemed satisfied or  waived,  the  Earnest
     Deposit  shall  be deemed non-refundable,  and  the  parties
     shall  proceed  with  the consummation  of  the  transaction
     contemplated  herein.  If Buyer advises  Seller  in  writing
     prior  to the Condition Date that the Condition with respect
     to  any of the Premises has not been satisfied or waived, or
     in  the  event  Seller notifies Buyer prior to  the  Closing
     Date  of  Seller's  intent  to cancel  this  Agreement  with
     respect  to Premises due to Seller's receipt of  a  Phase  I
     environmental  assessment  for  such  Premises  that  Seller
     deems  unacceptable in Seller's sole and absolute discretion
     (a  "Seller's  Cancellation"),  then  this  Agreement  shall
     terminate.

            (b)In  the  event that this Agreement  is  terminated
     Seller  shall  cause  Escrow Agent  to  return  the  Earnest
     Deposit  (less  all  cancellation  fees  charged  by  Escrow
     Agent, if any) to Buyer.

          7.  TITLE REVIEW

          (a)  Within  five  (5) days of the  execution  of  this
     Agreement, Escrow Agent (as hereinafter defined) shall  have
     delivered  current  title commitments for  an  ALTA  Owner's
     Policy  for  the  Property  in  Colorado  and  TLTA  Owner's
     Policies  for  the  Properties in Texas, issued  by  Lawyers
     Title  Insurance  Company  (individually,  a  "Report"  and,
     collectively,  the  "Reports") on each of  the  Premises  to
     Buyer  and  Seller.  Each Report shall show  the  status  of
     title  to  the  applicable Premises as of the date  of  such
     Report  and  shall be accompanied by legible copies  of  all
     documents referred to in such Report.

          (b)  Buyer  shall have five (5) days following  receipt
     of  last  Report to be received by Buyer (the "Title  Review
     Period")  in which to review the Reports and to give  Seller
     and  Escrow  Agent written notice of any title matter  shown
     on  any  such  Report  which is unacceptable  to  Buyer,  in
     Buyer's sole judgment.  If, prior to the expiration  of  the
     Title  Review  Period, Buyer gives notice of dissatisfaction
     as  to any exception to title as shown in any Report, Seller
     shall  have until the Closing Date to cause Escrow Agent  to
     eliminate the disapproved exception or exceptions from  such
     Report.   If Seller does not cause Escrow Agent to eliminate
     the  disapproved  exception  or  obtain  a  title  insurance
     endorsement on or before the Closing Date, Buyer's sole  and
     exclusive  remedy  shall be cancel this Agreement  and  have
     the  Earnest  Deposit returned by giving written  notice  to
     Seller  and Escrow Agent on or before the Closing  Date;  it
     being  understood  and agreed, however,  that  Seller  shall
     have  no  duty whatsoever to cause Escrow Agent to eliminate
     any   such-exception.  Notwithstanding  anything   in   this
     Agreement to the contrary, Buyer will not be able to  cancel
     this  Agreement with respect to any of the Premises  due  to
     Buyer's  dissatisfaction as to any exception to  title  that
     attached  to the Premises through the action or inaction  of
     Buyer (or an affiliate of Buyer).

          (c)  If Buyer does not object to an exception to  title
     disclosed  in  any of the Reports before the  expiration  of
     the  Title  Review Period, such matter shall  be  deemed  to
     have  been  approved by Buyer, and all of  the  same,  along
     with  all  exceptions to title set forth in the  Reports  to
     which   Buyer   objects,   but  subsequently   waives   such
     objection,  or  which objection is cured by Seller  pursuant
     to   Section  7(b)  hereof,  shall  be  deemed  to  be   the
     "Permitted Exceptions."

          (d)   Upon  a  cancellation  in  accordance  with   the
     provisions  of  this  Section 7, Seller shall  cause  Escrow
     Agent  to  return the Earnest Deposit (less all cancellation
     fees charged by Escrow Agent, if any) to Buyer.

     8.   ASSIGNMENT OF LEASES AND GUARANTIES: AS-IS  ASSIGNMENT.
At   the  Closing,  upon  satisfaction  of  all  conditions   and
requirements of this Agreement, Seller shall assign to Buyer  its
interest  as  lessor  under each Lease and under  each  Guaranty,
pursuant to an Assignment and Assumption of Lessor's Interest  in
Lease  substantially  in the form attached hereto  as  Exhibit  B
(each,   an   "Assignment  of  Lease"  and,   collectively,   the
"Assignment of Leases) and pursuant to an Assignment of  Guaranty
substantially  in  the form attached hereto  as  Exhibit  E  (the
"Assignment of Guaranty") (each, an "Assignment of Guaranty' and,
collectively, the "Assignment of Guaranties"); provided, however,
notwithstanding  any  other provision of this  Agreement  to  the
contrary, Buyer acknowledges that each Lease and each Guaranty is
being assigned in an "AS-IS and "WHERE IS" condition, and not  in
reliance on any agreement, understanding, condition, warranty  or
representation made by Seller or any agent or employee of  Seller
as to the condition, enforceability or quality thereof, as to the
rent  or  other amounts payable thereunder, or as  to  any  other
matter  in  connection therewith, and Buyer further  acknowledges
that neither Seller nor any party acting on behalf of Seller  has
made  or  shall  be  deemed  to have  made  any  such  agreement,
condition, representation or warranty.

    9.  CONVEYANCE  OF TITLE.  Fee simple title to  the  Premises
shall  be conveyed by Seller to Buyer at the Closing by a limited
warranty  deed (or a jurisdictional equivalent) substantially  in
the  form  attached hereto as Exhibit C (individually,  a  "Deed"
and,  collectively,  the "Deeds"). Seller and  Buyer  acknowledge
that  each  Lease  will  remain as  an  encumbrance  against  the
corresponding Premises after Closing, and each Lease shall  be  a
Permitted Exception.

     10.   ESCROW AGENT. Seller and Buyer hereby agree to  employ
LandAmerica Financial Group, Inc., Attention: Anne Bostick,  1850
North  Central Avenue, Suite 300, Phoenix, Arizona 85004 ("Escrow
Agent")   to  act  as  escrow  agent  in  connection  with   this
transaction upon the following terms and conditions:

          (a)   The parties hereto will (i) deliver (or cause  to
     be  delivered)  to  Escrow Agent all documents  required  by
     this  Agreement,  including, without limitation,  the  Deeds
     and  the  Assignment of Leases (collectively, the "Operative
     Documents"),  (ii) `pay Escrow Agent all  sums  required  by
     this  Agreement, including, without limitation, the Purchase
     Price  and  closing costs, and (iii) cause to  be  done  all
     other things necessary or required by this Agreement.

          (b)  Escrow Agent is authorized to pay, from any  funds
     held  by it for the respective credit of the parties hereto,
     all  amounts  necessary  to procure  the  delivery  of  such
     documents  and  to  pay, on their behalf,  all  charges  and
     obligations payable by them respectively.

          (c)  Escrow  Agent  is authorized,  in  the  event  any
     demand is made upon it concerning these instructions or  the
     escrow,  at  its election, to hold any money  and  documents
     deposited  hereunder until an action shall be brought  in  a
     court  of competent jurisdiction to determine the rights  of
     the parties hereto or to interplead

     said  money and documents in an action brought in  any  such
     court.  Deposit by Escrow Agent of said documents and funds,
     after  deducting therefrom its charges and its expenses  and
     attorneys'  fees incurred in connection with any such  court
     action,  shall relieve Escrow Agent of all further liability
     and responsibility.

          (d)  Disbursement  of  any  funds  shall  be  made   in
     immediately available funds. Escrow Agent shall be under  no
     obligation  to disburse any funds represented  by  check  or
     draft,  and  no  check or draft shall be payment  to  Escrow
     Agent  in  compliance  with any of the requirements  hereof,
     until  Escrow  Agent is advised by the bank  in  which  such
     check  or draft has been deposited that such check or  draft
     has been honored.

Receipt of this Agreement by Escrow Agent and the opening  of  an
escrow  by Escrow Agent shall constitute Escrow Agent's agreement
to  comply  with  the  terms  and provisions  of  this  Agreement
relating  to  Escrow  Agent. At the Closing, Escrow  Agent  shall
record   the  appropriate  Operative  Documents  and  any   other
documents to be recorded, in the appropriate recording office, as
required, and disburse the Purchase Price to Seller. Escrow Agent
shall  not  cause  the sale of the Premises to close  unless  and
until  it has received written instructions from Seller and Buyer
to  effect  the Closing. All of the Operative Documents  and  the
other  documents required to be executed hereunder shall be dated
as  of the Closing Date. Buyer hereby agrees to cooperate in  the
preparation,  execution  and delivery  to  Escrow  Agent  of  any
required  forms  to  carry  out and  consummate  the  transaction
contemplated herein.

     The  Earnest  Deposit shall be deposited with  Escrow  Agent
with  the  understanding that Escrow Agent is not (a) a party  to
this  contract and does not assume or have any liability for  the
performance or non-performance of any party to this contract, (b)
liable  for  interest on the funds held unless a  party  requests
that  such funds be deposited in an interest bearing account,  in
which  event  such  interest shall be for the  benefit  of  Buyer
unless  the  Earnest Deposit is paid to Seller  as  a  result  of
Buyer's default or termination of this Agreement, and (c)  liable
for any loss of escrow funds caused by the failure of any banking
institution in which such funds have been deposited. The  Earnest
Deposit  shall not be deposited with Buyer if both  parties  make
demand  for the payment of the Earnest Deposit; Escrow Agent  has
the  right  to  require  from all parties a  written  release  of
liability  of  Escrow Agent which authorizes the disbursement  of
the  Earnest Deposit. If only one party makes demand for  payment
of  the  Earnest Deposit, Escrow Agent shall give notice  to  the
other  party  of  such  demand. Escrow Agent  is  authorized  and
directed  to honor such demand unless the other party objects  to
Escrow  Agent  in  writing within thirty (30) days  after  Escrow
Agent's  notice  to  that party. Any refund  or  payment  of  the
Earnest  Deposit  under this contract shall  be  reduced  by  the
amount  of  any actual expenses incurred on behalf of  the  party
receiving the Earnest Deposit.

     11. POSSESSION. Possession of the Premises will be given  by
Seller  to  Buyer,  subject  to  each  lessee's  rights  in   the
applicable  Premises  pursuant to the applicable  Lease,  on  the
Closing Date by delivery of the Deeds and Assignment of Leases.

     12.  NO  APORTIONMENT OF UTILITY CHARGES.  Pursuant  to  the
Leases,  the  applicable  lessee  identified  in  Exhibit  A   is
responsible  for  payment  of  all water  and  sewer  charges  or
rentals,  electricity,  gas,  telephone  and  all  other  utility
charges  (collectively,  the  "Utility  Charges")  accruing  with
respect  to  each of the Premises. Buyer shall indemnify,  defend
and  exonerate and save Seller harmless for, from and against any
claims,  liability,  loss, cost or expenses for  Utility  Charges
arising before, on or subsequent to the Closing Date.

     13.  Taxes.  Pursuant to the Leases, the  applicable  lessee
identified  in  Exhibit.A is responsible for the payment  of  all
real and personal property taxes due and owing under each of  the
Leases.

     14.  AGREEMENT NOT TO BE RECORDED. This Agreement shall  not
be  filed  of  record by or on behalf of Buyer in any  office  or
place  of  public record and, if Buyer shall fail to comply  with
the  terms hereof by recording or attempting to record the  same,
such  act  shall not operate to bind or cloud the  title  to  the
Premises. Seller shall, nevertheless, have the right forthwith to
institute appropriate legal proceedings, at Buyer's sole expense,
to have the same removed from record.

     15.  DEFAULT. If Seller defaults hereunder at  or  prior  to
the  Closing by failing to complete the conditions of the Closing
in  accordance with the terms of this Agreement, then  Buyer  may
elect  to  (I) treat this Agreement as terminated and  receive  a
refund of the Earnest Deposit (less all cancellation fees charged
by  Escrow Agent, if any) or (ii) bring an action against  Seller
in  equity  for specific performance. If Buyer defaults hereunder
at  or prior to the Closing by failing to complete the conditions
of  the  Closing in accordance with the terms of this  Agreement,
then  Seller may elect to (i) treat this Agreement as  terminated
and  retain  the Earnest Deposit as liquidated damages  for  such
default  (and  not as a penalty) or (ii) bring an action  against
Buyer at law for monetary damages.

     16.  NOTICES.  All  notices given by any party  pursuant  to
this Agreement sha1l be in writing and shall be sent to the other
party  via overnight courier (such as Federal Express or Airborne
Express), facsimile or by United States Postal Service registered
or  certified  mail,  postage prepaid, return receipt  requested,
addressed to the other party at the following addresses:

        If to Seller

        GE Capital Franchise Finance Corporation
        17207 North Perimeter Drive
        Scottsdale, Arizona 85255
        Attention:  Lari Clark

        If to Buyer:

        AEI Fund Management, Inc.
        1300 Minnesota World Trade Center
        30 Seventh Street East
        St. Paul, MN 55101
        Attention:  George Rerat

or  to such other address as the respective parties may hereafter
designate by notice in writing in the manner specified above. Any
notice  may  be  given  on behalf of any party  by  its  counsel.
Notices   given   in  the  manner  aforesaid  shall   be   deemed
sufficiently  served or given for all purposes hereunder  at  the
time  such  notices, demands or requests shall be deposited  with
the  overnight courier or any Post Office, or branch Post  Office
regularly maintained by the United States Government.

    17.TIME  OF THE ESSENCE. Time, wherever specified herein  for
the  performance  by Seller or Buyer of any of  their  respective
obligations hereunder, is hereby made and declared to be  of  the
essence under this Agreement.

    18.ASSIGNABILITY. This Agreement and any  of  the  rights  of
Buyer  hereunder may not be assigned by Buyer; provided, however,
that  Buyer  shall have the right to designate  an  affiliate  as
grantee  under  the Deed, by providing Seller  and  Escrow  Agent
written  notice of such designation at least five (5) days  prior
to  the  Closing Date. Such designee shall assume all obligations
imposed  on Buyer as if the designee were the original  purchaser
named  in  this Agreement. In no event shall any such designation
(I)  release  Buyer  from liability hereunder-  unless  expressly
agreed  in  writing  by  Seller, or (ii) create  any  privity  of
contract   between  Seller  and  such  designee.  Any   attempted
assignment in contravention of this Section 18 shall be null  and
void.

    19.RELEASE.   Buyer   hereby  fully  and  forever   releases,
discharges and holds harmless Seller and its officers, directors,
employees,  agents, attorneys, other representatives, affiliates,
successors and assigns, as applicable, for, from and against  any
and all obligations, claims, liabilities, suits, expenses, costs,
fines and penalties of any nature (matured or unmatured, known or
unknown) whatsoever arising out of or relating to this Agreement,
whether  based in tort, contract or any other theory of recovery,
which  Buyer  may  now  have or which  may  hereafter  accrue  or
otherwise be acquired for injuries or damages which result from a
Seller's Cancellation.

    20.AS-IS SALE.

          (a)  Buyer  acknowledges that it  has  fully  inspected
     each  of  the  Premises  and  is  fully  familiar  with  the
     physical  condition thereof, and that each of  the  Premises
     is  being  purchased by Buyer in an "AS-IS" and  "WHERE  IS"
     condition,  with all defects, including, without limitation,
     all  conditions with respect to the condition of  the  soil,
     surface   waters,  groundwaters,  land,  stream   sediments,
     surface and

     subsurface  strata, ambient air and any other  environmental
     medium comprising or surrounding any of the Premises,  as  a
     result  of  such  inspection and investigation  and  not  in
     reliance   on   any  agreement,  understanding,   condition,
     warranty  or representation made by Seller or any  agent  or
     employee of Seller as to the condition, quantity or  quality
     thereof,  as  to any permitted use thereof,  or  as  to  the
     adequacy of utility service thereto, or as to the income  or
     expense  in connection therewith, or as to any other  matter
     in  connection  therewith;  and Buyer  further  acknowledges
     that  neither  Seller  nor any party  acting  on  behalf  of
     Seller  has  made or shall be deemed to have made  any  such
     agreement,  condition, representation  or  warranty.  Seller
     expressly  disclaims the IMPLIED WARRANTY OF MERCHANTABILITY
     OR  FITNESS FOR A PARTICULAR PURPOSE with respect to each of
     the Premises.

          (b)  Buyer  shall  accept each of the Premises  on  the
     Closing Date in the same condition as the same is in  as  of
     the  date  of  this  Agreement, as such condition  may  have
     changed by reason of wear and tear, damage by fire or  other
     casualty.  Without in any manner limiting the generality  of
     the  foregoing,  Buyer  specifically acknowledges  that  the
     fact  that  any portion of any of the Premises or  any  part
     thereof  may  not  be in working order or condition  on  the
     Closing  Date by reason of wear and tear, damage by fire  or
     other  casualty or by reason of its present condition, shall
     not  relieve  Buyer  of  its  obligations  to  complete  the
     Closing.

    21.BROKERS. The parties hereto warrant and represent to  each
other  that  they  have not employed or retained  any  broker  or
finder in connection with this transaction, other than CB Richard
Ellis,  Inc. ("Broker"), whose address is 355 South Grand Avenue,
Los  Angeles, CA 900-71. If, and only if, this transaction closes
arid  the  sale  proceeds  of the sale  transaction  contemplated
hereby  are distributed to Seller, then Seller agrees to  pay  to
Broker  a  real  estate commission in the sum of $91,450.02.  The
parties   agree  that,  if  any  person  other  than  Broker   (a
"Claimant")  shall  assert a claim to a finder's  fee,  brokerage
commission or other compensation on account of alleged employment
as  a  finder, broker or other consultant or agent in  connection
with  the transaction embodied by this Agreement, the party under
whom the Claimant is claiming (i.e., the party who is alleged  to
have  retained  or utilized the services of the  Claimant)  shall
indemnify, defend and hold the other party harmless for, from and
against  any  such claim and all costs, expenses and  liabilities
incurred  in  connection  with  such  claim  or  any  action   or
proceeding brought on such claim, including, but not limited  to,
counsel  and  witness fees and court costs in  defending  against
such  claims. This indemnity obligation shall survive the Closing
or any termination of this Agreement.

    22.CAPTIONS  OR  HEADINGS. The captions or  headings  of  the
sections  of this Agreement are for convenience only,  and  shall
not  control or affect the meaning or construction of any of  the
terms or provisions of this Agreement.

    23.MODIFICATION.    No    change,   alteration,    amendment,
modification  or waiver of any of the terms or provisions  hereof
shall be valid, unless the same shall be in writing and signed by
the parties hereto.

    24.ENTIRE  AGREEMENT. This Agreement and the other  Operative
Documents  constitute the entire agreement  between  the  parties
with respect to the subject matter hereof, and there are no other
representations,  warranties  or  agreements,  written  or  oral,
between  Seller and Buyer with respect to the subject  matter  of
this Agreement and the other Operative Documents. Notwithstanding
anything  in this Agreement and the other Operative Documents  to
the  contrary, upon the execution and delivery of this  Agreement
by  Seller and Buyer, any bid proposals or letters of intent with
respect to the transactions contemplated by this Agreement  shall
be  deemed  null and void and of no further force and effect  and
the   terms  and  conditions  of  this  Agreement  shall  control
notwithstanding   that   such  terms  and   conditions   may   be
inconsistent  with  or  vary from those set  forth  in  such  bid
proposals or letters of intent.

    25.APPLICABLE  LAW. This Agreement shall be governed  by  and
construed in accordance with the laws of the State of Arizona.

    26.ADVANCE  RENTAL.  Notwithstanding  any  provision  in  the
Lease  to  the  contrary, Seller and Buyer  acknowledge  that  no
advance rental or other form of security deposit has been paid by
Lessee.

    27.BINDING  EFFECT. Subject to the provisions of  Section  18
above,  this  Agreement shall be binding upon and  inure  to  the
benefit   of  the  parties  hereto,  their  officers,  directors,
employees,   predecessors,   successors,   parents,   affiliates,
subsidiaries,  heirs,  executors,  administrators,   agents   and
assigns.

    28.OTHER  DOCUMENTS.  Each of the parties  hereto  agrees  to
sign  such and further documents as may be appropriate  to  carry
out the intentions expressed in this Agreement.

    29.COUNTEMARTS.  This Agreement may be  executed  in  one  or
more counterparts, each of which shall be deemed an original  and
all of which together shall constitute one and the same document.
Signature  pages  may  be  detached  from  the  counterparts  and
attached  to  a single copy of this Agreement to physically  form
one document.

    30.ESTOPPEL  CERTIFICATE. On or before Closing  Seller  shall
deliver  to  Buyer  an estoppel certificate  executed  by  Lessee
substantially  in the form attached hereto as Exhibit  D,  and  a
Landlord's  estoppel certificate executed by Seller substantially
in the form attached hereto as Exhibit F.

    IN WITNESS WHEREOF, the parties hereto have executed this

Agreement as of the date first above written.

                             SELLER:
                                 GE CAPITAL FRANCHISE FINANCE
                                 CORPORATION, a Delaware
                                 corporation

                                 By: /s/ Mary E Lorenz
                                 Name    Mary E Lorenz
                                 Its: Vice President,
                                      Collateral Management

                             BUYER:

                                 AEI FUND MANAGEMENT, INC., a
                                 Minnesota corporation

                             By: /s/ Patrick Keene
                             Name:   Patrick Keene
                             Its Chief Financial Officer

STATE OF ARIZONA

COUNTY OF MARICOPA

    I  HEREBY  CERTIFY that on this day, before  me,  an  officer
duly  authorized  in  the  State  aforesaid  and  in  the  County
aforesaid,  to  take  acknowledgments  personally  appeared  Mary
Lorenz,  a  Vice President of GE Capital, a Delaware corporation,
on  behalf  of  the  corporation, to me known to  be  the  person
described in and who executed the foregoing instrument  and  that
he acknowledged before me that he executed the same.

    WITNESS my hand and official seal in the County and State
last aforesaid on December 15, 2003.

                              /s/ Lari E Clark
                                  Notary Public
My Commission Expires:

2/25/07                                      [notary seal]

STATE OF MINNESOTA

COUNTY OF RAMSEY

    I  HEREBY  CERTIFY that on this day, before  me,  an  officer
duly  authorized  in  the  State  aforesaid  and  in  the  County
aforesaid  to  take acknowledgments, personally appeared  Patrick
Keene, the Chief Financial Officer of AEI Fund Management,  Inc.,
a Minnesota corporation, on behalf of corporation, to me known to
be  the  person  described  in  and who  executed  the  foregoing
instrument  and that he acknowledged before me that  he  executed
the same.

WITNESS my hand and official seal in the County and State last
aforesaid on December 1, 2003

                              /s/ Michael B Daugherty
                                    Notary Public
My Commission Expires:
                                              [notary seal]

                            EXHIBIT A

8000-8947-7603 San Dario Avenue, Laredo, TX
    Lease  dated  June  10, 1999 by and between FFCA  Acquisition
Corporation,  a  Delaware corporation and Kona Restaurant  Group,
Inc.,  a  Delaware corporation, as amended by that certain  First
Amendment to Lease dated November 23, 1999, as guarantied by that
certain  Unconditional Guaranty of Payment and Performance  dated
June 10,1999.
    PURCHASE PRICE: $2,537,000

8001-0315-421 E. Nolana Loop, McAllen, TX
    Lease  dated  August 10, 1999 by and between FFCA Acquisition
Corporation,  a  Delaware corporation and Kona Restaurant  Group,
Inc.,  a  Delaware corporation, as amended by that certain  First
Amendment  to  Lease dated June 21, 2000, as guarantied  by  that
certain  Unconditional Guaranty of Payment and Performance  dated
July 20, 1999.
     PURCHASE PRICE: $2,289,200

8000-8964- 2600 N. Expressway, Brownsville, TX
    Lease  dated  May  19, 1999 by and between  FFCA  Acquisition
Corporation,  a  Delaware corporation and Kona Restaurant  Group,
Inc.,  a  Delaware corporation, as amended by that certain  First
Amendment  to Lease dated April 28, 2000, as guarantied  by  that
certain  Unconditional Guaranty of Payment and Performance  dated
May 19, 1999.
     PURCHASE PRICE: $2,259,100

8000-8966- 2033 Ken Pratt Blvd, Longmont, CO
    Lease  dated  July  1, 1999 by and between  FFCA  Acquisition
Corporation,  a  Delaware corporation and Kona Restaurant  Group,
Inc.,  a  Delaware corporation, as amended by that certain  First
Amendment  to Lease dated March 31, 2000, as further  amended  by
that  certain Second Amendment to Lease dated November 16,  2000,
as  guarantied by that certain Unconditional Guaranty of  Payment
and Performance dated July 1, 1999.
    PURCHASE PRICE: $2,541,000

              FIRST AMENDMENT TO AGREEMENT OF SALE

     THIS   FIRST   AMENDMENT   TO  AGREEMENT   OF   SALE   (this
"Amendment")  is  made and, entered into as  of  the  22  day  of
December, 2003 (the "Effective Date"), by and between GE  CAPITAL
FRANCHISE  FINANCE CORPORATION, a Delaware corporation  ("Seller)
(successor  by  merger  with  Franchise  Finance  Corporation  of
America,  a Maryland corporation, sole shareholder and  successor
by  dissolution  of  FFCA  Acquisition  Corporation,  a  Delaware
corporation),  whose  address  is 17207  North  Perimeter  Drive,
Scottsdale,  Arizona  85255, and AEI  FUND  MANAGEMENT,  INC.,  a
Minnesota  corporation  (the  "Buyer'),  whose  address  is  1300
Minnesota  World Trade Center, 30 Seventh Street East, St.  Paul,
MN  55101,  and  amends  that certain  Agreement  of  Sale  dated
December  15,  2003, between Seller and Buyer (the  "Agreement").
All  capitalized  terms used in this Amendment, unless  otherwise
defined herein, shall have the meanings ascribed to them  in  the
Agreement.

                           WITNESSETH:

     WHEREAS,  pursuant  to  Section  2  of  the  Agreement,  the
Closing Date is scheduled to be held on December 23, 2003;

     WHEREAS,  pursuant  to  Section  6  of  the  Agreement,  the
Condition Date is December 22, 2003; and

     WHEREAS, Buyer desires to amend the Agreement to extend  the
Closing  Date as well as the Condition Date and Seller is willing
to  extend the Closing Date and the Condition Date subject to the
terms and conditions of this Amendment.

     NOW,  THEREFORE,  in consideration of the  mutual  covenants
contained herein, and other good and valuable consideration,  the
receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

     1.  The  terms  and  provisions of this Amendment  shall  be
deemed effective on and as of the Effective Date.

     2.  Section  2  of the Agreement is hereby  amended  in  its

entirety and restated as follows:

        "2.   Closing   Date.  The  closing  of  the  transaction
     contemplated  by  this Agreement (the  "Closing")  shall  be
     held  on  or before December 31, 2003, or such earlier  date
     as  the  parties may agree (the "Closing Date"). Seller  and
     Buyer   agree   to  execute  all  documents   necessary   to
     consummate  the  Closing and to furnish  evidence  of  their
     authority and capacity."

     3.   The first sentence of Section 6 of the Agreement is hereby
        amended in its entirety and restated as follows:

     "6.  Condition  Date. Buyer shall have  until  December  30,
2003  (the  "Condition  Dates)  to  perform  such  investigations
regarding  the  Premises,  including,  without  limitation,   the
condition  of the Premises, the zoning of the Premises,  and  the
suitability  of  the  Premises for Buyers  intended  use  of  the
Premises,  and  determine that the Premises  is  satisfactory  to
Buyer   in  its  sole  discretion  (the  "Condition");  provided,
however,  Buyer  shall provide Seller, within five  (5)  business
days  of  Buyers  receipt thereof, a copy  of  any  environmental
report,  survey, study, investigation and any written conclusions
disclosed  in  connection with such environmental studies  and/or
reports conducted with respect to the.. Premises."

     4.  The  parties hereto warrant and represent to each  other
with respect to themselves that (i) all necessary action has been
taken  to  authorize  the execution of this Amendment,  (ii)  the
person whO has executed this Amendment on behalf of each party is
duly  authorized  to do so, and (iii) this Amendment  constitutes
the  legal,  valid and binding obligation of the parties  hereto,
enforceable against such parties in accordance with its terms.

     5.   This   Amendment  may  be  executed  in  one  or   more
counterparts, each of which shall be deemed an original  and  all
of  which  together shall constitute one and the  same  document.
Signature  pages  may  be  detached  from  the  counterparts  and
attached  to  a single copy of this Amendment to physically  form
one   document.  For  purposes  of  this  Amendment  a  facsimile
signature shall be deemed an original.

6.   In all other respects, the Agreement, shall remain unchanged
and in full force and effect.

               THIS SPACE INTENTIONALLY LEFT BLANK

     IN WITNESS WHEREOF, Seller and Buyer have entered into this
Amendment as of the date first above written.

                                   SELLER:

                                   GE CAPITAL FRANCHISE FINANCE
                                   CORPORATION, a Delaware
                                   corporation

                                   By/s/ David M Russell
                                   Name  David M Russell
                                   Its Senior Vice President

                                   BUYER:

                                   AEI FUND MANAGEMENT, INC., a
                                   Minnesota corporation

                                   By /s/ Robert P Johnson
                                   Name   Robert P Johnson
                                   Its President

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