UNITED STATES
             SECURITIES AND EXCHANGE COMMISSION
                   Washington, D.C. 20549



                          FORM 8-K


                       CURRENT REPORT

             PURSUANT TO SECTION 13 OR 15(d) OF
           THE SECURITIES AND EXCHANGE ACT OF 1934


  Date of Report (Date of Earliest Event Reported)  May 22, 2002


                  AEI INCOME & GROWTH FUND 24 LLC
   (Exact Name of Registrant as Specified in its Charter)

                        State of Delaware
      (State or other Jurisdiction of Incorporation or
                        Organization)




           000-49653                    41-1990952
   (Commission File Number)          (I.R.S. Employer
                                   Identification No.)


        1300 Minnesota World Trade Center, St. Paul,
                     Minnesota  55101

          (Address of Principal Executive Offices)


                      (651) 227-7333
    (Registrant's telephone number, including area code)



  (Former name or former address, if changed since last report)


Item 2.   Acquisition or Disposition of Assets.

        On May 22, 2002, the Limited Liability Company (LLC)
purchased a Children's World daycare center in Tinley  Park,
Illinois  from  ARAMARK  Educational  Resources,  Inc.   The
purchase price of the property was approximately $1,907,000.
ARAMARK  Educational Resources, Inc. is not affiliated  with
the LLC.

        The  cash, used in purchasing the property, was from
the proceeds of sale of LLC Units.

Item 7. Financial Statements and Exhibits.

         (a) Financial statements of businesses acquired. -  Not
             Applicable.  Property was newly constructed.

         (b) On  May  22,  2002, the LLC purchased the  property
             for  $1,907,000.   The property was  acquired  with
             cash  which was provided from proceeds of  sale  of
             LLC   Units.    A   limited  number   of   proforma
             adjustments are required to illustrate the  effects
             of  the  transactions  on  the  balance  sheet  and
             income    statement.    The   following   narrative
             description  is furnished in lieu of  the  proforma
             statements:

         Assuming  the  LLC had purchased  the  property  on
         October  31,  2001 (date LLC commenced operations),
         the  LLC's  Investments in Real Estate  would  have
         been   increased  by  $1,907,000  and  its  Current
         Assets   (cash)   would  have   been   reduced   by
         $1,907,000.

         The  Total  Income for the LLC would have increased
         from  $50,013  to  $80,048  for  the  period  ended
         December  31, 2001 and from $51,157 to $96,210  for
         the  three months ended March 31, 2002 if  the  LLC
         had owned the property during the periods.

         Depreciation   Expense  would  have  increased   by
         $10,344  and $15,516 for the period ended  December
         31,  2001  and  the three months  ended  March  31,
         2002, respectively.

         The  net effect of these proforma adjustments would
         have caused Net Income to increase from $19,040  to
         $38,731  and  from $(2,692) to $26,845 which  would
         have  resulted  in Net Income of $17.35  and  $5.25
         per  LLC  Unit  outstanding for  the  period  ended
         December 31, 2001 and the three months ended  March
         31, 2002, respectively.

      (c)Exhibits.

         Exhibit 10.1  -Net  Lease Agreement  dated  May  22, 2002
                        between the LLC  and  ARAMARK  Educational
                        Resources, Inc.  relating  to the property
                        at  9460 W.  179th   Street, Tinley  Park,
                        Illinois.


                         SIGNATURES

        Pursuant  to  the  requirements  of  the  Securities
Exchange  Act of 1934, the registrant has duly  caused  this
report  to  be  signed  on  its behalf  by  the  undersigned
hereunto duly authorized.

                               AEI INCOME & GROWTH FUND 24 LLC

                               By: AEI Fund Management XXI, Inc.
                              Its: Managing Member


Date:  May 28, 2002           /s/  Mark E Larson
                              By:  Mark E. Larson
                                   Its Chief Financial Officer
                                   (Principal Accounting and
                                   Financial Officer)
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UNITED STATES
             SECURITIES AND EXCHANGE COMMISSION
                   Washington, D.C. 20549

                          FORM 8-K

                       CURRENT REPORT

             PURSUANT TO SECTION 13 OR 15(d) OF
           THE SECURITIES AND EXCHANGE ACT OF 1934

  Date of Report (Date of Earliest Event Reported)  May 22, 2002

                  AEI INCOME & GROWTH FUND 24 LLC
   (Exact Name of Registrant as Specified in its Charter)

                        State of Delaware
      (State or other Jurisdiction of Incorporation or
                        Organization)

           000-49653                    41-1990952
   (Commission File Number)          (I.R.S. Employer
                                   Identification No.)

        1300 Minnesota World Trade Center, St. Paul,
                     Minnesota  55101

          (Address of Principal Executive Offices)

                      (651) 227-7333
    (Registrant's telephone number, including area code)

  (Former name or former address, if changed since last report)

Item 2.   Acquisition or Disposition of Assets.

        On May 22, 2002, the Limited Liability Company (LLC)
purchased a Children's World daycare center in Tinley  Park,
Illinois  from  ARAMARK  Educational  Resources,  Inc.   The
purchase price of the property was approximately $1,907,000.
ARAMARK  Educational Resources, Inc. is not affiliated  with
the LLC.

        The  cash, used in purchasing the property, was from
the proceeds of sale of LLC Units.

Item 7. Financial Statements and Exhibits.

         (a) Financial statements of businesses acquired. -  Not
             Applicable.  Property was newly constructed.

         (b) On  May  22,  2002, the LLC purchased the  property
             for  $1,907,000.   The property was  acquired  with
             cash  which was provided from proceeds of  sale  of
             LLC   Units.    A   limited  number   of   proforma
             adjustments are required to illustrate the  effects
             of  the  transactions  on  the  balance  sheet  and
             income    statement.    The   following   narrative
             description  is furnished in lieu of  the  proforma
             statements:

         Assuming  the  LLC had purchased  the  property  on
         October  31,  2001 (date LLC commenced operations),
         the  LLC's  Investments in Real Estate  would  have
         been   increased  by  $1,907,000  and  its  Current
         Assets   (cash)   would  have   been   reduced   by
         $1,907,000.

         The  Total  Income for the LLC would have increased
         from  $50,013  to  $80,048  for  the  period  ended
         December  31, 2001 and from $51,157 to $96,210  for
         the  three months ended March 31, 2002 if  the  LLC
         had owned the property during the periods.

         Depreciation   Expense  would  have  increased   by
         $10,344  and $15,516 for the period ended  December
         31,  2001  and  the three months  ended  March  31,
         2002, respectively.

         The  net effect of these proforma adjustments would
         have caused Net Income to increase from $19,040  to
         $38,731  and  from $(2,692) to $26,845 which  would
         have  resulted  in Net Income of $17.35  and  $5.25
         per  LLC  Unit  outstanding for  the  period  ended
         December 31, 2001 and the three months ended  March
         31, 2002, respectively.

      (c)Exhibits.

         Exhibit 10.1  -Net  Lease Agreement  dated  May  22, 2002
                        between the LLC  and  ARAMARK  Educational
                        Resources, Inc.  relating  to the property
                        at  9460 W.  179th   Street, Tinley  Park,
                        Illinois.

                         SIGNATURES

        Pursuant  to  the  requirements  of  the  Securities
Exchange  Act of 1934, the registrant has duly  caused  this
report  to  be  signed  on  its behalf  by  the  undersigned
hereunto duly authorized.

                               AEI INCOME & GROWTH FUND 24 LLC

                               By: AEI Fund Management XXI, Inc.
                              Its: Managing Member

Date:  May 28, 2002           /s/  Mark E Larson
                              By:  Mark E. Larson
                                   Its Chief Financial Officer
                                   (Principal Accounting and
                                   Financial Officer)