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) April 8, 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 April 8, 2002, the Limited Liability Company (LLC)
acquired  land  in Houston, Texas from Champps Entertainment
of   Texas,  Inc.   The  purchase  price  of  the  land  was
approximately $1,211,500.  Champps Entertainment  of  Texas,
Inc. is not affiliated with the LLC.

        The cash, used in purchasing the land, was from  the
proceeds of sale of Limited Membership Units.

Item 7.   Financial Statements and Exhibits.

          (a)  Financial statements of businesses acquired.  -
               Not     Applicable.     Land    acquired    for
               construction of restaurant.

          (b)  On  April  8, 2002, the LLC purchased land  for
               $1,211,500.   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 $1,211,500
             and  its Current Assets (cash) would have  been
             reduced by $1,211,500,

             The   Total  Income  for  the  LLC  would  have
             increased  from  $50,013  to  $70,205  for  the
             period  ended December 31, 2001 if the LLC  had
             owned  the  property during  the  period.   The
             increase  is attributable to the Rental  Income
             the  LLC  would have received from the property
             of $20,192.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $19,040  to $39,232, which would have  resulted
             in   Net   Income  of  $17.58  per   LLC   Unit
             outstanding  for the period ended December  31,
             2001.

          (c)  Exhibits

                  Exhibit    10.1    -    Development
                  Financing Agreement dated April  8,
                  2002  between the LLC  and  Champps
                  Entertainment   of   Texas,    Inc.
                  relating  to the property at  11681
                  Westheimer Road, Houston, Texas.


                  Exhibit  10.2 - Net Lease Agreement
                  dated  April  8, 2002  between  the
                  LLC  and  Champps Entertainment  of
                  Texas,   Inc.   relating   to   the
                  property at 11681 Westheimer  Road,
                  Houston, Texas.


                         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: April 15, 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) April 8, 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 April 8, 2002, the Limited Liability Company (LLC)
acquired  land  in Houston, Texas from Champps Entertainment
of   Texas,  Inc.   The  purchase  price  of  the  land  was
approximately $1,211,500.  Champps Entertainment  of  Texas,
Inc. is not affiliated with the LLC.

        The cash, used in purchasing the land, was from  the
proceeds of sale of Limited Membership Units.

Item 7.   Financial Statements and Exhibits.

          (a)  Financial statements of businesses acquired.  -
               Not     Applicable.     Land    acquired    for
               construction of restaurant.

          (b)  On  April  8, 2002, the LLC purchased land  for
               $1,211,500.   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 $1,211,500
             and  its Current Assets (cash) would have  been
             reduced by $1,211,500,

             The   Total  Income  for  the  LLC  would  have
             increased  from  $50,013  to  $70,205  for  the
             period  ended December 31, 2001 if the LLC  had
             owned  the  property during  the  period.   The
             increase  is attributable to the Rental  Income
             the  LLC  would have received from the property
             of $20,192.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $19,040  to $39,232, which would have  resulted
             in   Net   Income  of  $17.58  per   LLC   Unit
             outstanding  for the period ended December  31,
             2001.

          (c)  Exhibits

                  Exhibit    10.1    -    Development
                  Financing Agreement dated April  8,
                  2002  between the LLC  and  Champps
                  Entertainment   of   Texas,    Inc.
                  relating  to the property at  11681
                  Westheimer Road, Houston, Texas.

                  Exhibit  10.2 - Net Lease Agreement
                  dated  April  8, 2002  between  the
                  LLC  and  Champps Entertainment  of
                  Texas,   Inc.   relating   to   the
                  property at 11681 Westheimer  Road,
                  Houston, Texas.

                         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: April 15, 2002           /s/  Mark E Larson
                               By:  Mark E. Larson
                                    Its Chief Financial Officer
                                    (Principal Accounting and
                                    Financial Officer)