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)  December 10, 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  December 10, 2003, the Limited Liability  Company
(the  Company) purchased Tia's Tex-Mex restaurants in Tampa,
Florida  and  Salisbury, Maryland from Specialty Restaurants
Group,  LLC.  The total cash purchase price of the land  and
buildings    was   approximately   $4,550,000.     Specialty
Restaurants Group, LLC 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  December  10,  2003, the Company  purchased
             the  properties for $4,550,000.  The properties
             were  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 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
             properties  on  January 1, 2002, the  Company's
             Investments   in   Real   Estate   would   have
             increased by $4,550,000 and its Current  Assets
             (cash) would have decreased by $4,550,000.

             The  Rental  Income for the Company would  have
             increased  from  $429,748 to $893,848  for  the
             year  ended December 31, 2002 and from $857,925
             to   $1,206,000  for  the  nine  months   ended
             September  30,  2003 if the Company  had  owned
             the property during the periods.

             Depreciation  Expense would have  increased  by
             $105,792   and  $79,344  for  the  year   ended
             December  31,  2002 and the nine  months  ended
             September 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $271,829  to  $629,597  and  from  $534,463  to
             $803,194,  which  would have  resulted  in  Net
             Income  of  $67.94  and  $38.14  per  LLC  Unit
             outstanding  for  the year ended  December  31,
             2002  and  the nine months ended September  30,
             2003, respectively.

        (c)  Exhibits

              Exhibit 10.1 - Assignment of Purchase Agreement
                             dated November 12, 2003  between
                             the Company and     AEI     Fund
                             Management,  Inc.  relating   to
                             the  Property at 1053 North Dale
                             Mabry,       Tampa,      Florida
                             (incorporated  by  reference  to
                             Exhibit  10.5  of  Form   10-QSB
                             filed November 11, 2003).

              Exhibit 10.2 - Assignment of Purchase Agreement
                             dated November  12, 2003 between
                             the Company   and   AEI     Fund
                             Management,  Inc.  relating   to
                             the   Property  at  2318   North
                             Salisbury  Boulevard, Salisbury,
                             Maryland    (incorporated     by
                             reference  to  Exhibit  10.6  of
                             Form  10-QSB filed November  11,
                             2003).

              Exhibit 10.3 - Net   Lease   Agreement    dated
                             December 10,  2003  between  the
                             Company  and Tia's  Florida, LLC
                             relating to the Property at 1053
                             North Dale Mabry, Tampa, Florida.

              Exhibit 10.4 - Net   Lease     Agreement  dated
                             December   10, 2003  between the
                             Company  and Tia's Maryland, LLC
                             relating  to  the   Property  at
                             2318   North Salisbury Boulevard,
                             Salisbury, Maryland.


                         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: December 18, 2003       /s/ Patrick  W Keene
                              By: Patrick W. Keene
                              Its: Chief Financial Officer
[{"type": "8-K", "sequence": "1", "filename": "tia248k.txt", "secsgml_size_bytes": 6012}]
{"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": "031072581"}, "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)  December 10, 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  December 10, 2003, the Limited Liability  Company
(the  Company) purchased Tia's Tex-Mex restaurants in Tampa,
Florida  and  Salisbury, Maryland from Specialty Restaurants
Group,  LLC.  The total cash purchase price of the land  and
buildings    was   approximately   $4,550,000.     Specialty
Restaurants Group, LLC 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  December  10,  2003, the Company  purchased
             the  properties for $4,550,000.  The properties
             were  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 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
             properties  on  January 1, 2002, the  Company's
             Investments   in   Real   Estate   would   have
             increased by $4,550,000 and its Current  Assets
             (cash) would have decreased by $4,550,000.

             The  Rental  Income for the Company would  have
             increased  from  $429,748 to $893,848  for  the
             year  ended December 31, 2002 and from $857,925
             to   $1,206,000  for  the  nine  months   ended
             September  30,  2003 if the Company  had  owned
             the property during the periods.

             Depreciation  Expense would have  increased  by
             $105,792   and  $79,344  for  the  year   ended
             December  31,  2002 and the nine  months  ended
             September 30, 2003, respectively.

             The  net  effect of these proforma  adjustments
             would  have caused Net Income to increase  from
             $271,829  to  $629,597  and  from  $534,463  to
             $803,194,  which  would have  resulted  in  Net
             Income  of  $67.94  and  $38.14  per  LLC  Unit
             outstanding  for  the year ended  December  31,
             2002  and  the nine months ended September  30,
             2003, respectively.

        (c)  Exhibits

              Exhibit 10.1 - Assignment of Purchase Agreement
                             dated November 12, 2003  between
                             the Company and     AEI     Fund
                             Management,  Inc.  relating   to
                             the  Property at 1053 North Dale
                             Mabry,       Tampa,      Florida
                             (incorporated  by  reference  to
                             Exhibit  10.5  of  Form   10-QSB
                             filed November 11, 2003).

              Exhibit 10.2 - Assignment of Purchase Agreement
                             dated November  12, 2003 between
                             the Company   and   AEI     Fund
                             Management,  Inc.  relating   to
                             the   Property  at  2318   North
                             Salisbury  Boulevard, Salisbury,
                             Maryland    (incorporated     by
                             reference  to  Exhibit  10.6  of
                             Form  10-QSB filed November  11,
                             2003).

              Exhibit 10.3 - Net   Lease   Agreement    dated
                             December 10,  2003  between  the
                             Company  and Tia's  Florida, LLC
                             relating to the Property at 1053
                             North Dale Mabry, Tampa, Florida.

              Exhibit 10.4 - Net   Lease     Agreement  dated
                             December   10, 2003  between the
                             Company  and Tia's Maryland, LLC
                             relating  to  the   Property  at
                             2318   North Salisbury Boulevard,
                             Salisbury, Maryland.

                         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: December 18, 2003       /s/ Patrick  W Keene
                              By: Patrick W. Keene
                              Its: Chief Financial Officer