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)  August 27,2003


               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.)


  30 East 7th Street, Suite 1300, 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 August 27, 2003, the Limited Liability Company (the
Company)  purchased a 23% interest in a Garden Ridge  retail
store  in The Woodlands, Texas from Cypress/GR Woodlands  I,
L.P.  The total cash purchase price of the land and building
was  approximately $8,200,000.  The remaining  interests  in
the  property were purchased by AEI Real Estate  Fund  XVIII
Limited  Partnership, AEI Income & Growth Fund XXII  Limited
Partnership and AEI Real Estate Fund XV Limited Partnership,
affiliates of the Company.  Cypress/GR Woodlands I, L.P.  is
not affiliated with the Company.

       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.

          (b)On  August 27, 2003, the Company purchased  its
             23%  interest  in the property for  $1,886,000.
             The  property was acquired with cash which  was
             provided  from proceeds of sale of  properties.
             A  limited  number of proforma adjustments  are
             required  to  illustrate  the  effects  of  the
             transaction  on  the balance sheet  and  income
             statement.      The     following     narrative
             description  is  furnished  in  lieu   of   the
             proforma statements:

             Assuming  the Company had acquired the property
             on  January  1, 2002, the Company's Investments
             in   Real   Estate  would  have  increased   by
             $1,886,000 and its Current Assets (cash)  would
             have decreased by $1,886,000.

             The  Rental  Income for the Company would  have
             increased  from  $429,748 to $646,531  for  the
             year  ended December 31, 2002 and from $523,615
             to  $632,007 for the six months ended June  30,
             2003  if  the  Company had owned  the  property
             during the periods.

             Depreciation  Expense would have  increased  by
             $53,028   and  $26,514  for  the   year   ended
             December  31,  2002 and the  six  months  ended
             June 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $271,829  to  $435,584  and  from  $316,319  to
             $398,197,  which  would have  resulted  in  Net
             Income  of  $47.00  and  $21.19  per  LLC  Unit
             outstanding  for  the year ended  December  31,
             2002  and  the six months ended June 30,  2003,
             respectively.

          (c)Exhibits

                            Exhibit  10.1  -  Assignment  of
                            Purchase Agreement dated  August
                            19,     2003     between     the
                            Partnership   and    AEI    Fund
                            Management,  Inc.  relating   to
                            the   Property  at  16778   I-45
                            South, The Woodlands, Texas.

                            Exhibit  10.2  -  Assignment  of
                            Lease,  Indemnity and Assumption
                            Agreement dated August 27,  2003
                            between  the  Partnership,   AEI
                            Real  Estate Fund XVIII  Limited
                            Partnership,   AEI   Income    &
                            Growth    Fund   XXII    Limited
                            Partnership,  AEI  Real   Estate
                            Fund XV Limited Partnership  and
                            Cypress/GR  Woodlands  I,   L.P.
                            Relating  to  the  Property   at
                            16778     I-45    South,     The
                            Woodlands, 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:   September 6, 2003      /s/ Patrick W Keene
                              By:  Patrick W. Keene
                              Its: Chief Financial Officer
[{"type": "8-K", "sequence": "1", "filename": "grdn8k24.txt", "secsgml_size_bytes": 5652}]
{"company-data": {"conformed-name": "AEI INCOME & GROWTH FUND 24 LLC", "cik": "0001130758", "assigned-sic": "6500", "irs-number": "411990952", "state-of-incorporation": "DE", "fiscal-year-end": "1231"}, "filing-values": {"form-type": "8-K", "act": "34", "file-number": "000-49653", "film-number": "03892661"}, "business-address": {"street1": "1300 MINNESOTA WORLD TRADE CENTER", "street2": "30 EAST 7TH STREET", "city": "ST PAUL", "state": "MN", "zip": "55101", "phone": "6510047333"}, "mail-address": {"street1": "1300 MINNESOTA WORLD TRADE CENTER", "street2": "30 EAST 7TH STREET", "city": "ST PAUL", "state": "MN", "zip": "55101"}}
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)  August 27,2003

               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.)

  30 East 7th Street, Suite 1300, 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 August 27, 2003, the Limited Liability Company (the
Company)  purchased a 23% interest in a Garden Ridge  retail
store  in The Woodlands, Texas from Cypress/GR Woodlands  I,
L.P.  The total cash purchase price of the land and building
was  approximately $8,200,000.  The remaining  interests  in
the  property were purchased by AEI Real Estate  Fund  XVIII
Limited  Partnership, AEI Income & Growth Fund XXII  Limited
Partnership and AEI Real Estate Fund XV Limited Partnership,
affiliates of the Company.  Cypress/GR Woodlands I, L.P.  is
not affiliated with the Company.

       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.

          (b)On  August 27, 2003, the Company purchased  its
             23%  interest  in the property for  $1,886,000.
             The  property was acquired with cash which  was
             provided  from proceeds of sale of  properties.
             A  limited  number of proforma adjustments  are
             required  to  illustrate  the  effects  of  the
             transaction  on  the balance sheet  and  income
             statement.      The     following     narrative
             description  is  furnished  in  lieu   of   the
             proforma statements:

             Assuming  the Company had acquired the property
             on  January  1, 2002, the Company's Investments
             in   Real   Estate  would  have  increased   by
             $1,886,000 and its Current Assets (cash)  would
             have decreased by $1,886,000.

             The  Rental  Income for the Company would  have
             increased  from  $429,748 to $646,531  for  the
             year  ended December 31, 2002 and from $523,615
             to  $632,007 for the six months ended June  30,
             2003  if  the  Company had owned  the  property
             during the periods.

             Depreciation  Expense would have  increased  by
             $53,028   and  $26,514  for  the   year   ended
             December  31,  2002 and the  six  months  ended
             June 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $271,829  to  $435,584  and  from  $316,319  to
             $398,197,  which  would have  resulted  in  Net
             Income  of  $47.00  and  $21.19  per  LLC  Unit
             outstanding  for  the year ended  December  31,
             2002  and  the six months ended June 30,  2003,
             respectively.

          (c)Exhibits

                            Exhibit  10.1  -  Assignment  of
                            Purchase Agreement dated  August
                            19,     2003     between     the
                            Partnership   and    AEI    Fund
                            Management,  Inc.  relating   to
                            the   Property  at  16778   I-45
                            South, The Woodlands, Texas.

                            Exhibit  10.2  -  Assignment  of
                            Lease,  Indemnity and Assumption
                            Agreement dated August 27,  2003
                            between  the  Partnership,   AEI
                            Real  Estate Fund XVIII  Limited
                            Partnership,   AEI   Income    &
                            Growth    Fund   XXII    Limited
                            Partnership,  AEI  Real   Estate
                            Fund XV Limited Partnership  and
                            Cypress/GR  Woodlands  I,   L.P.
                            Relating  to  the  Property   at
                            16778     I-45    South,     The
                            Woodlands, 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:   September 6, 2003      /s/ Patrick W Keene
                              By:  Patrick W. Keene
                              Its: Chief Financial Officer