10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended:  March 31, 2023

Commission File Number:  000-51823

AEI INCOME & GROWTH FUND 26 LLC

(Exact name of registrant as specified in its charter)

State of Delaware	41-2173048
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)
30 East 7th Street, Suite 1300 St. Paul, Minnesota 55101	(651) 227-7333
(Address of principal executive offices)	(Registrant’s telephone number)

Not Applicable

(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
NONE	NONE	NONE

Securities registered pursuant to Section 12(g) of the Act:

Limited Liability Company Units

(Title of class)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. ☒ Yes    ☐ No

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). ☒ Yes    ☐ No  

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

☐ Large accelerated filer	☐ Accelerated filer
☒ Non-accelerated filer	☒ Smaller reporting company
☐ Emerging growth company

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). ☐ Yes    ☒ No

As of May 15, 2023, there were 1,667,943.47 Units of limited membership interest outstanding and owned by nonaffiliates of the registrant.

AEI INCOME & GROWTH FUND 26 LLC

INDEX

				Page
Part I – Financial Information
	Item 1.	Financial Statements (unaudited):
		Balance Sheets as of March 31, 2023 and December 31, 2022		3
		Statements for the Periods ended March 31, 2023 and 2022:
			Income	4
			Cash Flows	5
			Changes in Members' Equity	6
		Condensed Notes to Financial Statements		7 - 10
	Item 2.	Management's Discussion and Analysis of Financial
			Condition and Results of Operations	11 - 16
	Item 3.	Quantitative and Qualitative Disclosures About Market Risk		16
	Item 4.	Controls and Procedures		17
Part II – Other Information
	Item 1.	Legal Proceedings		18
	Item 1A.	Risk Factors		18
	Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		18
	Item 3.	Defaults Upon Senior Securities		19
	Item 4.	Mine Safety Disclosures		19
	Item 5.	Other Information		19
	Item 6.	Exhibits		19
Signatures				20

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AEI INCOME & GROWTH FUND 26 LLC

BALANCE SHEETS

ASSETS

		March 31,		December 31,
		2023		2022
		(unaudited)
Current Assets:
Cash	$	2,248,419	$	1,368,226
Rent Receivable		1,281		0
Total Current Assets		2,249,700		1,368,226
Real Estate Investments:
Land		305,728		344,008
Buildings		742,388		836,108
Real Estate Held for Investment, at Cost		1,048,116		1,180,116
Accumulated Depreciation and Amortization		(533,821)		(524,396)
Real Estate Held for Investment, Net		514,295		655,720
Real Estate Held for Sale		970,536		1,894,393
Total Real Estate Investments		1,484,831		2,550,113
Total Assets	$	3,734,531	$	3,918,339

LIABILITIES AND MEMBERS’ EQUITY

Current Liabilities:
Payable to AEI Fund Management, Inc.	$	81,590	$	82,012
Distributions Payable		59,175		59,176
Unearned Rent		8,856		11,946
Total Current Liabilities		149,621		153,134
Members’ Equity:
Managing Members		17,521		20,789
Limited Members – 10,000,000 Units authorized;    1,669,943.5 Units issued and outstanding    as of 3/31/2023 and 12/31/2022		3,567,389		3,744,416
Total Members’ Equity		3,584,910		3,765,205
Total Liabilities and Members’ Equity	$	3,734,531	$	3,918,339

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

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AEI INCOME & GROWTH FUND 26 LLC

STATEMENTS OF INCOME

(unaudited)

		Three Months Ended March 31
		2023		2022
Rental Income	$	40,811	$	132,647
Expenses:
LLC Administration – Affiliates		22,487		28,099
LLC Administration and Property    Management – Unrelated Parties		29,686		26,436
Depreciation and Amortization		12,741		72,092
Real Estate Impairment		132,000		0
Total Expenses		196,914		126,627
Operating Income (Loss)		(156,103)		6,020
Other Income:
Gain on Sale of Real Estate		24,945		0
Interest Income		10,038		198
Total Other Income		34,983		198
Net Income (Loss)	$	(121,120)	$	6,218
Net Income (Loss) Allocated:
Managing Members	$	(1,493)	$	187
Limited Members		(119,627)		6,031
Total	$	(121,120)	$	6,218
Net Income (Loss) per LLC Unit	$	(.07)	$	.00
Weighted Average Units Outstanding –       Basic and Diluted		1,669,943		1,678,443

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

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AEI INCOME & GROWTH FUND 26 LLC

STATEMENTS OF CASH FLOWS

(unaudited)

		Three Months Ended March 31
		2023		2022
Cash Flows from Operating Activities:
Net Income (Loss)	$	(121,120)	$	6,218
Adjustments to Reconcile Net Income To Net Cash Provided by Operating Activities:
Depreciation and Amortization		12,741		73,986
Real Estate Impairment		132,000		0
Gain on Sale of Real Estate		(24,945)		0
(Increase) Decrease in Rent Receivable		(1,281)		1,613
Increase (Decrease) in Payable to    AEI Fund Management, Inc.		(422)		(1,584)
Increase (Decrease) in Unearned Rent		(3,090)		0
Total Adjustments		115,003		74,015
Net Cash Provided By (Used For)    Operating Activities		(6,117)		80,233

Cash Flows from Investing Activities:
Proceeds from Sale of Real Estate	945,486	0

Cash Flows from Financing Activities:
Distributions Paid to Members		(59,176)		(2,113,089)
Net Increase (Decrease) in Cash		880,193		(2,032,856)
Cash, beginning of period		1,368,226		2,790,915
Cash, end of period	$	2,248,419	$	758,059

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

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AEI INCOME & GROWTH FUND 26 LLC

STATEMENTS OF CHANGES IN MEMBERS' EQUITY

(unaudited)

		Managing Members		Limited Members		Total	Limited Member Units Outstanding
Balance, December 31, 2021	$	0	$	6,539,037	$	6,539,037	1,678,443.20
Distributions Declared		(2,787)		(90,100)		(92,887)
Net Income		187		6,031		6,218
Balance, March 31, 2022	$	(2,600)	$	6,454,968	$	6,452,368	1,678,443.20
Balance, December 31, 2022	$	20,789	$	3,744,416	$	3,765,205	1,669,943.5
Distributions Declared		(1,775)		(57,400)		(59,175)
Net Income (Loss)		(1,493)		(119,627)		(121,120)
Balance, March 31, 2023	$	17,521	$	3,567,389	$	3,584,910	1,669,943.5

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

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AEI INCOME & GROWTH FUND 26 LLC

CONDENSED NOTES TO FINANCIAL STATEMENTS

MARCH 31, 2023

(unaudited)

(1)  The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with United States Generally Accepted Accounting Principles (US GAAP) have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant’s latest annual report on Form 10‑K.

(2)  Organization –

AEI Income & Growth Fund 26 LLC (“Company”), a Limited Liability Company, was formed on March 14, 2005 to acquire and lease commercial properties to operating tenants. The Company's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing Member. Robert P. Johnson, the previous Chief Executive Officer and sole director of AFM, served as the Special Managing Member until his withdrawal date effective March 31, 2020. AFM is a wholly owned subsidiary of AEI Capital Corporation of which the Robert P. Johnson Trust and Patricia Johnson own a majority interest. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Company.

In August 2021, the Managing Member mailed a Consent Statement (Proxy) seeking the consent of the Limited Members, as required by Section 6.1 of the Operating Agreement, to initiate the final disposition, liquidation and distribution of all of the Company’s properties and assets within the next 12 to 24 months. On October 12, 2021, the proposal was approved with a majority of Units voting in favor of the proposal. As a result, the Managing Member is proceeding with the planned liquidation of the Company.

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AEI INCOME & GROWTH FUND 26 LLC

CONDENSED NOTES TO FINANCIAL STATEMENTS

(3)  Recently Adopted Accounting Pronouncements –

Effective January 1, 2023, the Company adopted the Financial Accounting Standards Board (FASB) Accounting Standards Update (ASU) No. 2016-13, Financial Instruments - Credit Losses (Topic 326). This guidance changes the methodology to be used to measure credit losses for certain financial instruments and financial assets, including receivables. The new methodology requires the recognition of an allowance that reflects the current estimate of credit losses expected to be incurred over the life of the financial assets. The adoption of the guidance did not have a material impact on the Company's financial statements.

Other accounting standards that have been issued or proposed by the FASB are currently not applicable to the Company or are expected to have a significant impact on the Company's financial position, results of operations, and cash flows.

(4)  Real Estate Investments –

The Company owned a 40% interest in a former Sports Authority store in Wichita, Kansas. On March 2, 2016, the tenant, TSA Stores, Inc., and its parent company, The Sports Authority, Inc., the guarantor of the lease, filed for Chapter 11 bankruptcy reorganization. In June 2016, the tenant filed a motion with the bankruptcy court to reject the lease for this store effective June 30, 2016, at which time the tenant returned possession of the property to the owners. As of December 31, 2020, the tenant owed $19,366 of past due rent, which was not recorded for financial reporting purposes. On March 23, 2021, a motion to dismiss the bankruptcy case was issued by a federal judge to The Sports Authority, Inc., the Company will therefore not be receiving any of the past due rent. The owners listed the property for lease with a real estate broker in the Wichita area. While the property was vacant, the Company was responsible for its 40% share of real estate taxes and other costs associated with maintaining the property.

On September 21, 2017, the Company entered into a lease agreement with a primary term of 10 years with Biomat USA, Inc. (“Biomat”) as a replacement tenant for 28% of the square footage of the property. The tenant operates a Biomat USA Plasma Center in the space. The Company’s 40% share of annual rent, which commenced on June 18, 2018, is $37,071. Biomat agreed to pay for the costs to divide the building into two separate spaces, the costs of tenant improvements to remodel the Biomat space and 28% of the cost to replace the roof.

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AEI INCOME & GROWTH FUND 26 LLC

CONDENSED NOTES TO FINANCIAL STATEMENTS

(4)  Real Estate Investments – (Continued)

On August 27, 2019, the Company entered into a lease agreement with a primary term of 10 years with BigTime Fun Center, LLC as a replacement tenant for 57% of the square footage of the property. The tenant was to operate an indoor sports entertainment center in the space. The Company’s 40% share of annual rent, which was to commence on February 23, 2020, was $78,000. As part of the agreement, the Company would pay a tenant improvement allowance of $64,000 when certain conditions were met by the tenant. Due to ongoing difficulties due to the COVID-19 Pandemic the Company was negotiating a rent commencement date of April 1, 2021. As a part of the negotiations the tenant improvement allowance was to be replaced with a ten month rent abatement starting April 1, 2021. Additionally, this agreement would forebear rent and additional charges for the period from February 23, 2020 to March 31, 2021. In September 2019, the Company paid $32,760 to a real estate broker for its 40% share of the lease commission due as part of the lease transaction. This amount was capitalized and was to be amortized over the term of the lease. On January 22, 2021 the owner of Big Time Fund Center, LLC informed the Company that it did not intend to open the Wichita property. As a result of the tenant informing the Company of their intention not to open, the full amount of the lease commission was amortized in the fourth quarter of 2020.

In September 2022, the Company entered into an agreement to sell its 40% interest in the Biomat Clinic in Wichita, Kansas to an unrelated third party. The property was classified as real estate held for sale at December 31, 2022. On February 9, 2023, the sale closed with the Company receiving net proceeds of $945,486, which resulted in a gain of $24,945. At the time of the sale, the cost and related accumulated depreciation and amortization was $1,871,978 and $951,437, respectively.

In January 2023, the Company entered into an agreement to sell its 54% interest in the Fresenius clinic in Chicago, Illinois to an unrelated third party. On May 8, 2023, the sale closed with the Company receiving net proceeds of approximately $1,677,402, which resulted in a net gain of approximately $707,000. At the time of the sale, the cost and related accumulated depreciation was $1,292,220 and $321,684, respectively. The property was classified as real estate held for sale on the balance sheet as of March 31, 2023.

In April 2022, the Company entered into an agreement with the tenant of the Fresenius Medical Care in Chicago, Illinois to extend the lease term five years to end on April 30, 2032. As part of the agreement, the annual rent will continue to increase annually at 2.5%.

In March 2023, the Company performed a long-lived asset valuation analysis and determined The Cellular Connection store in Bluffton, Indiana was impaired. As a result, in the first quarter of 2023, a charge to operations for real estate impairment of $132,000 was recognized, which was the difference between the carrying value at March 31, 2023 of approximately $640,000 and the estimated fair value of $508,000. The charge was recorded against the land and building in the amount of $38,280 and $93,720, respectively.

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AEI INCOME & GROWTH FUND 26 LLC

CONDENSED NOTES TO FINANCIAL STATEMENTS

(4)  Real Estate Investments – (Continued)

In May 2023, the Company entered into an agreement to sell its interest in The Cellular Connection store in Bluffton, Indiana to an unrelated third party. The sale is subject to contingencies and may not be completed.  If the sale is completed, the Company expects to receive net sale proceeds of approximately $508,000, which will result in no gain or loss.

(5)  Payable to AEI Fund Management, Inc. –

AEI Fund Management, Inc. performs the administrative and operating functions for the Company. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

(6)  Members’ Equity –

For the three months ended March 31, 2023 and 2022, the Company declared distributions of $59,175 and $92,887, respectively. The Limited Members were allocated distributions of $57,400 and $90,100 and the Managing Members were allocated distributions of $1,775 and $2,787 for the periods ended March 31, 2023 and 2022, respectively. The Limited Members' distributions represented $0.03 and $0.05 per LLC Unit outstanding using 1,669,943 and 1,678,443 weighted average Units in 2023 and 2022, respectively. The distributions represented $0.00 and $0.00 per Unit of Net Income and $0.00 and $0.05 per Unit of return of contributed capital in 2023 and 2022, respectively.

(7)  Fair Value Measurements –

At March 31, 2023 and December 31, 2022, the Company had no financial assets or liabilities measured at fair value on a recurring basis or nonrecurring basis.

During 2023, the Company impaired The Cellular Connection store in Bluffton, Indiana to its fair value of approximately $508,000. Fair value was determined using figures included in a purchase agreement entered into in May 2023 to sell the property, which is classified as level 2. An impairment of $132,000 was recognized during the first quarter of 2023.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL

CONDITION AND RESULTS OF OPERATIONS.

This section contains "forward-looking statements" which represent management's expectations or beliefs concerning future events, including statements regarding anticipated application of cash, expected returns from rental income, growth in revenue, the sufficiency of cash to meet operating expenses, rates of distribution, and other matters. These, and other forward-looking statements, should be evaluated in the context of a number of factors that may affect the Company’s financial condition and results of operations, including the following:

—

Market and economic conditions which affect the value of the properties the Company owns and the cash from rental income such properties generate;

—

the federal income tax consequences of rental income, deductions, gain on sales and other items and the effects of these consequences for Members;

—

resolution by the Managing Members of conflicts with which they may be confronted;

—

the success of the Managing Members of locating properties with favorable risk return characteristics;

—

the effect of tenant defaults; and

—

the condition of the industries in which the tenants of properties owned by the Company operate.

Application of Critical Accounting Policies

The Company’s financial statements have been prepared in accordance with US GAAP. Preparing the financial statements requires management to use judgment in the application of these accounting policies, including making estimates and assumptions. These judgments will affect the reported amounts of the Company’s assets and liabilities and the disclosure of contingent assets and liabilities as of the dates of the financial statements and will affect the reported amounts of revenue and expenses during the reporting periods. It is possible that the carrying amount of the Company’s assets and liabilities, or the results of reported operations, will be affected if management’s estimates or assumptions prove inaccurate.

Management of the Company evaluates the following accounting estimates on an ongoing basis, and has discussed the development and selection of these estimates and the management discussion and analysis disclosures regarding them with the Managing Member of the Company.

Allocation of Purchase Price of Acquired Properties

Upon acquisition of real properties, the Company records them in the financial statements at cost. The purchase price is allocated to tangible assets, consisting of land and building, and to identified intangible assets and liabilities, which may include the value of above market and below market leases and the value of in-place leases. The allocation of the purchase price is based upon the relative fair value of each component of the property. Although independent appraisals may be used to assist in the determination of fair value, in many cases these values will be based upon management’s assessment of each property, the selling prices of comparable properties and the discounted value of cash flows from the asset.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

The fair values of above market and below market in-place leases will be recorded based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) an estimate of fair market lease rates for the corresponding in-place leases measured over a period equal to the non-cancelable term of the lease including any bargain renewal periods. The above market and below market lease values will be capitalized as intangible lease assets or liabilities. Above market lease values will be amortized as an adjustment of rental income over the remaining term of the respective leases. Below market lease values will be amortized as an adjustment of rental income over the remaining term of the respective leases, including any bargain renewal periods. If a lease were to be terminated prior to its stated expiration, all unamortized amounts of above market and below market in-place lease values relating to that lease would be recorded as an adjustment to rental income.

The fair values of in-place leases will include estimated direct costs associated with obtaining a new tenant, and opportunity costs associated with lost rentals which are avoided by acquiring an in-place lease. Direct costs associated with obtaining a new tenant may include commissions, tenant improvements, and other direct costs and are estimated, in part, by management’s consideration of current market costs to execute a similar lease. These direct costs will be included in intangible lease assets on the balance sheet and will be amortized to expense over the remaining term of the respective leases. The value of opportunity costs will be calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These intangibles will be included in intangible lease assets on the balance sheet and will be amortized to expense over the remaining term of the respective leases. If a lease were to be terminated prior to its stated expiration, all unamortized amounts of in-place lease assets relating to that lease would be expensed.

The determination of the relative fair values of the assets and liabilities acquired will require the use of significant assumptions with regard to the current market rental rates, rental growth rates, discount and capitalization rates, interest rates and other variables. If management’s estimates or assumptions prove inaccurate, the result would be an inaccurate allocation of purchase price, which could impact the amount of reported net income.

Carrying Value of Properties

Properties are carried at original cost, less accumulated depreciation and amortization. The Company tests long-lived assets for recoverability when events or changes in circumstances indicate that the carrying value may not be recoverable. For properties the Company will hold and operate, management determines whether impairment has occurred by comparing the property’s probability-weighted future undiscounted cash flows to its current carrying value. For properties held for sale, management determines whether impairment has occurred by comparing the property’s estimated fair value less cost to sell to its current carrying value. If the carrying value is greater than the net realizable value, an impairment loss is recorded to reduce the carrying value of the property to its net realizable value. Changes in these assumptions or analysis may cause material changes in the carrying value of the properties.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

Allocation of Expenses

AEI Fund Management, Inc. allocates expenses to each of the funds they manage primarily on the basis of the number of hours devoted by their employees to each fund’s affairs. They also allocate expenses at the end of each month that are not directly related to a fund’s operations based upon the number of investors in the fund and the fund’s capitalization relative to other funds they manage. The Company reimburses these expenses subject to detailed limitations contained in the Operating Agreement.

Factors Which May Influence Results of Operations

The Company is not aware of any material trends or uncertainties, other than national economic conditions affecting real estate generally, that may reasonably be expected to have a material impact, favorable or unfavorable, on revenues and investment property value. However, due to the outbreak and continuing effect of the coronavirus (COVID-19) in the U.S. and globally, our tenants and operating partners may be impacted.

Results of Operations

For the three months ended March 31, 2023 and 2022, the Company recognized rental income of $40,811 and $132,647, respectively. Rental income decreased due to a sale of one property in 2023 and two properties 2022. This was partially offset by a rent increase for one property in 2023.  Based on the scheduled rent for the properties owned as of April 30, 2023, the Company expects to recognize rental income of approximately $154,000 in 2023.

For the three months ended March 31, 2023 and 2022, the Company incurred LLC administration expenses from affiliated parties of $22,487 and $28,099, respectively. These administration expenses include costs associated with the management of the properties, processing distributions, reporting requirements and communicating with the Limited Members. During the same periods, the Company incurred LLC administration and property management expenses from unrelated parties of $29,686 and $26,436, respectively. These expenses represent direct payments to third parties for legal and filing fees, direct administrative costs, outside audit costs, taxes, insurance and other property costs.

The Company owned a 40% interest in a former Sports Authority store in Wichita, Kansas. On March 2, 2016, the tenant, TSA Stores, Inc., and its parent company, The Sports Authority, Inc., the guarantor of the lease, filed for Chapter 11 bankruptcy reorganization. In June 2016, the tenant filed a motion with the bankruptcy court to reject the lease for this store effective June 30, 2016, at which time the tenant returned possession of the property to the owners. On March 23, 2021, a motion to dismiss the bankruptcy case was issued by a federal judge to The Sports Authority, Inc.  The owners listed the property for lease with a real estate broker in the Wichita area. While the property was vacant, the Company was responsible for its 40% share of real estate taxes and other costs associated with maintaining the property.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

On September 21, 2017, the Company entered into a lease agreement with a primary term of 10 years with Biomat USA, Inc. (“Biomat”) as a replacement tenant for 28% of the square footage of the property. The tenant operates a Biomat USA Plasma Center in the space. The Company’s 40% share of annual rent, which commenced on June 18, 2018, is $37,071. Biomat agreed to pay for the costs to divide the building into two separate spaces, the costs of tenant improvements to remodel the Biomat space and 28% of the cost to replace the roof.

On August 27, 2019, the Company entered into a lease agreement with a primary term of 10 years with BigTime Fun Center, LLC as a replacement tenant for 57% of the square footage of the property. The tenant was to operate an indoor sports entertainment center in the space. The Company’s 40% share of annual rent, which was to commence on February 23, 2020, was $78,000. As part of the agreement, the Company would pay a tenant improvement allowance of $64,000 when certain conditions were met by the tenant. Due to ongoing difficulties due to the COVID-19 Pandemic the Company was negotiating a rent commencement date of April 1, 2021. As a part of the negotiations the tenant improvement allowance was to be replaced with a ten month rent abatement starting April 1, 2021. Additionally, this agreement would forebear rent and additional charges for the period from February 23, 2020 to March 31, 2021. In September 2019, the Company paid $32,760 to a real estate broker for its 40% share of the lease commission due as part of the lease transaction. This amount was capitalized and was to be amortized over the term of the lease. On January 22, 2021 the owner of Big Time Fund Center, LLC informed the Company that it did not intend to open the Wichita property. As a result of the tenant informing the Company of their intention not to open, the full amount of the lease commission was amortized in the fourth quarter of 2020.

In September 2022, the Company entered into an agreement to sell its 40% interest in the Biomat Clinic in Wichita, Kansas to an unrelated party.  The property was classified as real estate held for sale at December 31, 2022.  On February 9, 2023, the sale closed with the Company receiving net proceeds of $945,486, which resulted in a gain of $24,945.  At the time of the sale, the cost and related accumulated depreciation and amortization was $1,871,978 and $951,437, respectively.  

For the three months ended March 31, 2023 and 2022, the Company recognized interest income of $10,038 and $198, respectively.

Management believes inflation has not significantly affected income from operations. Leases may contain rent increases, based on the increase in the Consumer Price Index over a specified period, which will result in an increase in rental income over the term of the leases. Inflation also may cause the real estate to appreciate in value. However, inflation and changing prices may have an adverse impact on the operating margins of the properties' tenants, which could impair their ability to pay rent and subsequently reduce the Net Cash Flow available for distributions.

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ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

Liquidity and Capital Resources

During the three months ended March 31, 2023, the Company’s cash balances increased $880,193 as a result of cash received from the sale of real estate and an increase in interest income, which was partially offset by distributions paid to Members. During the three months ended March 31, 2022, the Company's cash balances decreased $2,032,856 as a result of distributions paid to the Members in excess of cash generated from operating activities.

Net cash provided by (used for) operating activities decreased from $80,233 in 2022 to $(6,117) in 2023 as a result of a decrease in rental income and real estate impairment recorded of $132,000.  This was partially offset by a decrease in LLC administration and property management expenses in 2022, net timing differences in the collection of payments from the tenants and the payment of expenses, and an increase in interest income.

The major components of the Company's cash flow from investing activities are investments in real estate and proceeds from the sale of real estate. During the three months ended March 31, 2023, the Company generated cash flow from the sale of real estate of $945,486.

During the three months ended March 31, 2022, the Company did not complete any property acquisitions or property sales.

The Company’s primary use of cash flow, other than investment in real estate, is distribution payments to Members and cash used to repurchase Units. The Company declares its regular quarterly distributions before the end of each quarter and pays the distribution in the first week after the end of each quarter. The Company attempts to maintain a stable distribution rate from quarter to quarter. The Company may repurchase tendered Units on April 1^st and October 1^st of each year subject to limitations.

In January 2023, the Company entered into an agreement to sell its 54% interest in the Fresenius clinic in Chicago, Illinois to an unrelated third party. On May 8, 2023, the sale closed with the Company receiving net proceeds of approximately $1,677,402, which resulted in a net gain of approximately $707,000. At the time of the sale, the cost and related accumulated depreciation was $1,292,220 and $321,684, respectively. The property was classified as real estate held for sale on the balance sheet as of March 31, 2023.

In March 2023, the Company performed a long-lived asset valuation analysis and determined The Cellular Connection store in Bluffton, Indiana was impaired. As a result, in the first quarter of 2023, a charge to operations for real estate impairment of $132,000 was recognized, which was the difference between the carrying value at March 31, 2023 of approximately $640,000 and the estimated fair value of $508,000. The charge was recorded against the land and building in the amount of $38,280 and $93,720, respectively.

In May 2023, the Company entered into an agreement to sell its interest in The Cellular Connection store in Bluffton, Indiana to an unrelated third party. The sale is subject to contingencies and may not be completed If the sale is completed, the Company expects to receive net sale proceeds of approximately $508,000, which will result in no gain or loss.

- 15 -

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

For the three months ended March 31, 2023 and 2022, the Company declared distributions of $59,175 and $92,887, respectively. Pursuant to the Operating Agreement, distributions of Net Cash Flow were allocated 97% to the Limited Members and 3% to the Managing Members. Distributions of Net Proceeds of Sale were allocated 99% to the Limited Members and 1% to the Managing Members. The Limited Members were allocated distributions of $57,400 and $90,100 and the Managing Members were allocated distributions of $1,775 and $2,787 for the periods ended March 31, 2023 and 2022, respectively.

The Company may repurchase Units from Limited Members who have tendered their Units to the Company. Such Units may be acquired at a discount. The Company will not be obligated to purchase in any year more than 2% of the total number of Units outstanding on January 1 of such year. In no event shall the Company be obligated to purchase Units if, in the sole discretion of the Managing Member, such purchase would impair the capital or operation of the Company. During the three months ended March 31, 2023 and 2022, the Company did not repurchase any Units from the Limited Members.

The continuing rent payments from the properties, together with cash generated from property sales, should be adequate to fund continuing distributions and meet other Company obligations on both a short-term and long-term basis.

Off-Balance Sheet Arrangements

As of March 31, 2023 and December 31, 2022, the Company had no material off-balance sheet arrangements that had or are reasonably likely to have current or future effects on its financial condition, results of operations, liquidity or capital resources.

ITEM 3. QUANTITATIVE & QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not required for a smaller reporting company.

- 16 -

ITEM 4. CONTROLS AND PROCEDURES.

(a)  Disclosure Controls and Procedures.

Under the supervision and with the participation of management, including its President and Chief Financial Officer, the Managing Member of the Company evaluated the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934 (the “Exchange Act”)). Based upon that evaluation, the President and Chief Financial Officer of the Managing Member concluded that, as of the end of the period covered by this report, our disclosure controls and procedures were effective in ensuring that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in applicable rules and forms and that such information is accumulated and communicated to management, including the President and Chief Financial Officer of the Managing Member, in a manner that allows timely decisions regarding required disclosure.

(b)  Changes in Internal Control Over Financial Reporting.

During the most recent period covered by this report, there has been no change in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Exchange Act) that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

- 17 -

PART II – OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS.

There are no material pending legal proceedings to which the Company is a party or of which the Company's property is subject.

ITEM 1A. RISK FACTORS.

Not required for a smaller reporting company.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES & USE OF PROCEEDS.

(a) None.

(b) Not applicable.

(c) Pursuant to Section 7.7 of the Operating Agreement, each Limited Member has the right to present Units to the Company for purchase by submitting notice to the Managing Member during January or July of each year. The purchase price of the Units is equal to 85% of the net asset value per Unit, as of the first business day of January or July of each year, as determined by the Managing Member in accordance with the provisions of the Operating Agreement. The purchase price is equal to 100% of the net asset value per Unit in the case of Units of a deceased investor, who purchased the Units in the initial offering and who is a natural person, including Units held by an investor that is an IRA or other qualified plan for which the deceased person was the primary beneficiary, or Units held by an investor that is a grantor trust for which the deceased person was the grantor.

Units tendered to the Company during January and July may be repurchased on April 1^st and October 1^st, respectively, of each year subject to the following limitations. The Company will not be obligated to purchase in any year more than 2% of the total number of Units outstanding on January 1 of such year. In no event shall the Company be obligated to purchase Units if, in the sole discretion of the Managing Member, such purchase would impair the capital or operation of the Company. During the period covered by this report, the Company did not purchase any Units.

- 18 -

ITEM 3. DEFAULTS UPON SENIOR SECURITIES.

None.

ITEM 4. MINE SAFETY DISCLOSURES.

Not Applicable.

ITEM 5. OTHER INFORMATION.

None.

ITEM 6. EXHIBITS.

31.1

Certification of President of Managing Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2

Certification of Chief Financial Officer of Managing Member pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

32

Certification of President and Chief Financial Officer of Managing Member pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

- 19 -

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 thereunto duly authorized.

Dated:  May 15, 2023	AEI Income & Growth Fund 26 LLC
	By:	AEI Fund Management XXI, Inc.
	Its:	Managing Member
	By:
		Marni J. Nygard
		President
		(Principal Executive Officer)
	By:
		Keith E. Petersen
		Chief Financial Officer
		(Principal Accounting Officer)

- 20 -

EX-31.1

Exhibit 31.1

CERTIFICATIONS

I, Marni J. Nygard, certify that:

1. I have reviewed this quarterly report on Form 10-Q of AEI Income & Growth Fund 26 LLC;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)

Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)

Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)

Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)

All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date:  May 15, 2023	/s/ Marni J Nygard
	Marni J. Nygard, President
	AEI Fund Management XXI, Inc.
	Managing General Partner

EX-31.2

Exhibit 31.2

CERTIFICATIONS

I, Keith E. Petersen, certify that:

1. I have reviewed this quarterly report on Form 10-Q of AEI Income & Growth Fund 26 LLC;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)

Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)

Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)

Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)

All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

Date:  May 15, 2023	/s/ Keith E Petersen
	Keith E. Petersen, Chief Financial Officer
	AEI Fund Management XXI, Inc.
	Managing General Partner

EX-32

Exhibit 32

CERTIFICATION PURSUANT TO

18 U.S.C. §1350,

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with the Quarterly Report of AEI Income & Growth Fund 26 LLC (the “Company”) on Form 10-Q for the period ended March 31, 2023, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, Marni J. Nygard, President of AEI Fund Management XXI, Inc., the Managing Member of the Company, and Keith E. Petersen, Chief Financial Officer of AEI Fund Management XXI, Inc., each certify, pursuant to 18 U.S.C. §1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that:

1.

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.

The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 /s/ Marni J Nygard

Marni J. Nygard, President

AEI Fund Management XXI, Inc.

Managing General Partner

May 15, 2023

 /s/ Keith E Petersen

Keith E. Petersen, Chief Financial Officer

AEI Fund Management XXI, Inc.

Managing General Partner

May 15, 2023

XML

Document And Entity Information	3 Months Ended
	Mar. 31, 2023 shares
Document Information Line Items
Entity Registrant Name	AEI INCOME & GROWTH FUND 26 LLC
Document Type	10-Q
Current Fiscal Year End Date	--12-31
Entity Common Stock, Shares Outstanding	1,667,943.47
Amendment Flag	false
Entity Central Index Key	0001326321
Entity Current Reporting Status	Yes
Entity Filer Category	Non-accelerated Filer
Document Period End Date	Mar. 31, 2023
Document Fiscal Year Focus	2023
Document Fiscal Period Focus	Q1
Entity Small Business	true
Entity Emerging Growth Company	false
Entity Shell Company	false
Document Quarterly Report	true
Entity File Number	000-51823
Entity Incorporation, State or Country Code	DE
Entity Tax Identification Number	41-2173048
Entity Address, Address Line One	30 East 7th Street, Suite 1300
Entity Address, City or Town	St. Paul
Entity Address, State or Province	MN
Entity Address, Postal Zip Code	55101
City Area Code	651
Local Phone Number	227-7333
Entity Information, Former Legal or Registered Name	Not Applicable
No Trading Symbol Flag	true
Security Exchange Name	NONE
Title of 12(g) Security	Limited Liability Company Units
Entity Interactive Data Current	Yes
Document Transition Report	false

XML

Balance Sheet - USD ($)	Mar. 31, 2023	Dec. 31, 2022
Current Assets:
Cash	$ 2,248,419	$ 1,368,226
Rent Receivable	1,281	0
Total Current Assets	2,249,700	1,368,226
Real Estate Investments:
Land	305,728	344,008
Buildings	742,388	836,108
Real Estate Held for Investment, at Cost	1,048,116	1,180,116
Accumulated Depreciation and Amortization	(533,821)	(524,396)
Real Estate Held for Investment, Net	514,295	655,720
Real Estate Held for Sale	970,536	1,894,393
Total Real Estate Investments	1,484,831	2,550,113
Total Assets	3,734,531	3,918,339
Current Liabilities:
Payable to AEI Fund Management, Inc.	81,590	82,012
Distributions Payable	59,175	59,176
Unearned Rent	8,856	11,946
Total Current Liabilities	149,621	153,134
Members’ Equity:
Managing Members	17,521	20,789
Limited Members – 10,000,000 Units authorized; 1,669,943.5 Units issued and outstanding as of 3/31/2023 and 12/31/2022	3,567,389	3,744,416
Total Members’ Equity	3,584,910	3,765,205
Total Liabilities and Members’ Equity	$ 3,734,531	$ 3,918,339

XML

Balance Sheet (Parentheticals) - Limited Partner [Member] - shares	Mar. 31, 2023	Dec. 31, 2022
Limited Members, units authorized	10,000,000	10,000,000
Limited Members, units issued	1,669,943.5	1,669,943.5
Limited Members, units outstanding	1,669,943.5	1,669,943.5

XML

Statement of Operations - USD ($)	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Income Statement [Abstract]
Rental Income	$ 40,811	$ 132,647
Expenses:
LLC Administration – Affiliates	22,487	28,099
LLC Administration and Property Management – Unrelated Parties	29,686	26,436
Depreciation and Amortization	12,741	72,092
Real Estate Impairment	132,000	0
Total Expenses	196,914	126,627
Operating Income (Loss)	(156,103)	6,020
Other Income:
Gain on Sale of Real Estate	24,945	0
Interest Income	10,038	198
Total Other Income	34,983	198
Net Income (Loss)	(121,120)	6,218
Net Income (Loss) Allocated:
Managing Members	(1,493)	187
Limited Members	(119,627)	6,031
Net Income	$ (121,120)	$ 6,218
Net Income (Loss) per LLC Unit (in Dollars per share)	$ (0.07)	$ 0.00
Weighted Average Units Outstanding – Basic and Diluted (in Shares)	1,669,943	1,678,443

XML

Statement of Cash Flows - USD ($)	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Cash Flows from Operating Activities:
Net Income (Loss)	$ (121,120)	$ 6,218
Adjustments to Reconcile Net Income To Net Cash Provided by Operating Activities:
Depreciation and Amortization	12,741	73,986
Real Estate Impairment	132,000	0
Gain on Sale of Real Estate	(24,945)	0
(Increase) Decrease in Rent Receivable	(1,281)	1,613
Increase (Decrease) in Payable to AEI Fund Management, Inc.	(422)	(1,584)
Increase (Decrease) in Unearned Rent	(3,090)	0
Total Adjustments	115,003	74,015
Net Cash Provided By (Used For) Operating Activities	(6,117)	80,233
Cash Flows from Investing Activities:
Proceeds from Sale of Real Estate	945,486	0
Cash Flows from Financing Activities:
Distributions Paid to Members	(59,176)	(2,113,089)
Net Increase (Decrease) in Cash	880,193	(2,032,856)
Cash, beginning of period	1,368,226	2,790,915
Cash, end of period	$ 2,248,419	$ 758,059

XML

Statement of Changes in Members' Equity - USD ($)	General Partner [Member]	Limited Partner [Member]	Total
Balance at Dec. 31, 2021	$ 0	$ 6,539,037	$ 6,539,037
Balance (in Shares) at Dec. 31, 2021		1,678,443.2
Distributions Declared	(2,787)	$ (90,100)	(92,887)
Net Income	187	6,031	6,218
Balance at Mar. 31, 2022	(2,600)	$ 6,454,968	6,452,368
Balance (in Shares) at Mar. 31, 2022		1,678,443.2
Balance at Dec. 31, 2022			3,765,205
Balance (in Shares) at Dec. 31, 2022		1,669,943.5
Distributions Declared	(1,775)	$ (57,400)	(59,175)
Net Income	(1,493)	(119,627)	(121,120)
Balance at Mar. 31, 2023	$ 17,521	$ 3,567,389	$ 3,584,910
Balance (in Shares) at Mar. 31, 2023		1,669,943.5

XML

Basis of Accounting

3 Months Ended

Mar. 31, 2023

Accounting Policies [Abstract]

Basis of Accounting [Text Block]

(1)  The condensed statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited statements. The adjustments made to these condensed statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with United States Generally Accepted Accounting Principles (US GAAP) have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant’s latest annual report on Form 10‑K.

XML

Organization

3 Months Ended

Mar. 31, 2023

Accounting Policies [Abstract]

Organization, Consolidation, Basis of Presentation, Business Description and Accounting Policies [Text Block]

(2)  Organization –

AEI Income & Growth Fund 26 LLC (“Company”), a Limited Liability Company, was formed on March 14, 2005 to acquire and lease commercial properties to operating tenants. The Company's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing Member. Robert P. Johnson, the previous Chief Executive Officer and sole director of AFM, served as the Special Managing Member until his withdrawal date effective March 31, 2020. AFM is a wholly owned subsidiary of AEI Capital Corporation of which the Robert P. Johnson Trust and Patricia Johnson own a majority interest. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Company.

In August 2021, the Managing Member mailed a Consent Statement (Proxy) seeking the consent of the Limited Members, as required by Section 6.1 of the Operating Agreement, to initiate the final disposition, liquidation and distribution of all of the Company’s properties and assets within the next 12 to 24 months. On October 12, 2021, the proposal was approved with a majority of Units voting in favor of the proposal. As a result, the Managing Member is proceeding with the planned liquidation of the Company.

XML

Recently Issued Accounting Pronouncements

3 Months Ended

Mar. 31, 2023

Accounting Policies [Abstract]

New Accounting Pronouncements, Policy [Policy Text Block]

(3)  Recently Adopted Accounting Pronouncements –

Effective January 1, 2023, the Company adopted the Financial Accounting Standards Board (FASB) Accounting Standards Update (ASU) No. 2016-13, Financial Instruments - Credit Losses (Topic 326). This guidance changes the methodology to be used to measure credit losses for certain financial instruments and financial assets, including receivables. The new methodology requires the recognition of an allowance that reflects the current estimate of credit losses expected to be incurred over the life of the financial assets. The adoption of the guidance did not have a material impact on the Company's financial statements.

Other accounting standards that have been issued or proposed by the FASB are currently not applicable to the Company or are expected to have a significant impact on the Company's financial position, results of operations, and cash flows.

XML

Real Estate Investments

3 Months Ended

Mar. 31, 2023

Real Estate [Abstract]

Real Estate Disclosure [Text Block]

(4)  Real Estate Investments –

The Company owned a 40% interest in a former Sports Authority store in Wichita, Kansas. On March 2, 2016, the tenant, TSA Stores, Inc., and its parent company, The Sports Authority, Inc., the guarantor of the lease, filed for Chapter 11 bankruptcy reorganization. In June 2016, the tenant filed a motion with the bankruptcy court to reject the lease for this store effective June 30, 2016, at which time the tenant returned possession of the property to the owners. As of December 31, 2020, the tenant owed $19,366 of past due rent, which was not recorded for financial reporting purposes. On March 23, 2021, a motion to dismiss the bankruptcy case was issued by a federal judge to The Sports Authority, Inc., the Company will therefore not be receiving any of the past due rent. The owners listed the property for lease with a real estate broker in the Wichita area. While the property was vacant, the Company was responsible for its 40% share of real estate taxes and other costs associated with maintaining the property.

On September 21, 2017, the Company entered into a lease agreement with a primary term of 10 years with Biomat USA, Inc. (“Biomat”) as a replacement tenant for 28% of the square footage of the property. The tenant operates a Biomat USA Plasma Center in the space. The Company’s 40% share of annual rent, which commenced on June 18, 2018, is $37,071. Biomat agreed to pay for the costs to divide the building into two separate spaces, the costs of tenant improvements to remodel the Biomat space and 28% of the cost to replace the roof.

On August 27, 2019, the Company entered into a lease agreement with a primary term of 10 years with BigTime Fun Center, LLC as a replacement tenant for 57% of the square footage of the property. The tenant was to operate an indoor sports entertainment center in the space. The Company’s 40% share of annual rent, which was to commence on February 23, 2020, was $78,000. As part of the agreement, the Company would pay a tenant improvement allowance of $64,000 when certain conditions were met by the tenant. Due to ongoing difficulties due to the COVID-19 Pandemic the Company was negotiating a rent commencement date of April 1, 2021. As a part of the negotiations the tenant improvement allowance was to be replaced with a ten month rent abatement starting April 1, 2021. Additionally, this agreement would forebear rent and additional charges for the period from February 23, 2020 to March 31, 2021. In September 2019, the Company paid $32,760 to a real estate broker for its 40% share of the lease commission due as part of the lease transaction. This amount was capitalized and was to be amortized over the term of the lease. On January 22, 2021 the owner of Big Time Fund Center, LLC informed the Company that it did not intend to open the Wichita property. As a result of the tenant informing the Company of their intention not to open, the full amount of the lease commission was amortized in the fourth quarter of 2020.

In September 2022, the Company entered into an agreement to sell its 40% interest in the Biomat Clinic in Wichita, Kansas to an unrelated third party. The property was classified as real estate held for sale at December 31, 2022. On February 9, 2023, the sale closed with the Company receiving net proceeds of $945,486, which resulted in a gain of $24,945. At the time of the sale, the cost and related accumulated depreciation and amortization was $1,871,978 and $951,437, respectively.

In January 2023, the Company entered into an agreement to sell its 54% interest in the Fresenius clinic in Chicago, Illinois to an unrelated third party. On May 8, 2023, the sale closed with the Company receiving net proceeds of approximately $1,677,402, which resulted in a net gain of approximately $707,000. At the time of the sale, the cost and related accumulated depreciation was $1,292,220 and $321,684, respectively. The property was classified as real estate held for sale on the balance sheet as of March 31, 2023.

In April 2022, the Company entered into an agreement with the tenant of the Fresenius Medical Care in Chicago, Illinois to extend the lease term five years to end on April 30, 2032. As part of the agreement, the annual rent will continue to increase annually at 2.5%.

In March 2023, the Company performed a long-lived asset valuation analysis and determined The Cellular Connection store in Bluffton, Indiana was impaired. As a result, in the first quarter of 2023, a charge to operations for real estate impairment of $132,000 was recognized, which was the difference between the carrying value at March 31, 2023 of approximately $640,000 and the estimated fair value of $508,000. The charge was recorded against the land and building in the amount of $38,280 and $93,720, respectively.

In May 2023, the Company entered into an agreement to sell its interest in The Cellular Connection store in Bluffton, Indiana to an unrelated third party. The sale is subject to contingencies and may not be completed.  If the sale is completed, the Company expects to receive net sale proceeds of approximately $508,000, which will result in no gain or loss.

XML

Payable to AEI Fund Management, Inc.

3 Months Ended

Mar. 31, 2023

Payables and Accruals [Abstract]

Accounts Payable and Accrued Liabilities Disclosure [Text Block]

(5)  Payable to AEI Fund Management, Inc. –

AEI Fund Management, Inc. performs the administrative and operating functions for the Company. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

XML

Members' Equity

3 Months Ended

Mar. 31, 2023

Disclosure Text Block Supplement [Abstract]

Members' Equity Notes Disclosure [Text Block]

(6)  Members’ Equity –

For the three months ended March 31, 2023 and 2022, the Company declared distributions of $59,175 and $92,887, respectively. The Limited Members were allocated distributions of $57,400 and $90,100 and the Managing Members were allocated distributions of $1,775 and $2,787 for the periods ended March 31, 2023 and 2022, respectively. The Limited Members' distributions represented $0.03 and $0.05 per LLC Unit outstanding using 1,669,943 and 1,678,443 weighted average Units in 2023 and 2022, respectively. The distributions represented $0.00 and $0.00 per Unit of Net Income and $0.00 and $0.05 per Unit of return of contributed capital in 2023 and 2022, respectively.

XML

Fair Value Measurements

3 Months Ended

Mar. 31, 2023

Fair Value Disclosures [Abstract]

Fair Value Disclosures [Text Block]

(7)  Fair Value Measurements –

At March 31, 2023 and December 31, 2022, the Company had no financial assets or liabilities measured at fair value on a recurring basis or nonrecurring basis.

During 2023, the Company impaired The Cellular Connection store in Bluffton, Indiana to its fair value of approximately $508,000. Fair value was determined using figures included in a purchase agreement entered into in May 2023 to sell the property, which is classified as level 2. An impairment of $132,000 was recognized during the first quarter of 2023.

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Accounting Policies, by Policy (Policies)	3 Months Ended
	Mar. 31, 2023
Accounting Policies [Abstract]
New Accounting Pronouncement or Change in Accounting Principle, Description	2023, the Company adopted the Financial Accounting Standards Board (FASB) Accounting Standards Update (ASU) No. 2016-13, Financial Instruments - Credit Losses (Topic 326). This guidance changes the methodology to be used to measure credit losses for certain financial instruments and financial assets, including receivables. The new methodology requires the recognition of an allowance that reflects the current estimate of credit losses expected to be incurred over the life of the financial assets. The adoption of the guidance did not have a material impact on the Company's financial statements. Other accounting standards that have been issued or proposed by the FASB are currently not applicable to the Company or are expected to have a significant impact on the Company's financial position, results of operations, and cash flows.

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Real Estate Investments (Details) - USD ($)								3 Months Ended		12 Months Ended
	May 08, 2023	Mar. 31, 2023	Feb. 09, 2023	Apr. 01, 2022	Sep. 01, 2019	Aug. 27, 2019	Sep. 21, 2017	Mar. 31, 2023	Mar. 31, 2022	Feb. 22, 2021	Jun. 17, 2019
Real Estate Investments (Details) [Line Items]
Average Lease Term				In April 2022, the Company entered into an agreement with the tenant of the Fresenius Medical Care in Chicago, Illinois to extend the lease term five years to end on April 30, 2032
Proceeds from Sale of Real Estate	$ 1,677,402		$ 945,486
Gain (Loss) on Disposition of Assets	707,000		24,945					$ 24,945	$ 0
SEC Schedule, 12-28, Real Estate Companies, Investment in Real Estate, Cost of Investment in Real Estate Sold	1,292,220		1,871,978
SEC Schedule, 12-28, Real Estate Companies, Investment in Real Estate, Accumulated Depreciation	$ 321,684		$ 951,437
Impairment of Real Estate								132,000	$ 0
Property, Plant and Equipment, Gross		$ 640,000						640,000
Property, Plant, and Equipment, Fair Value Disclosure		508,000						$ 508,000
Impairment of Real Estate - Land		38,280
Impairment of Real Estate - Building		93,720
BigTime Fun Wichita KS
Real Estate Investments (Details) [Line Items]
Disposal Date			Feb. 09, 2023
Fresenius Medical Care Holding, Inc. (Member)
Real Estate Investments (Details) [Line Items]
Disposal Date	May 08, 2023
Biomat USA Plasma Center Wichita KS
Real Estate Investments (Details) [Line Items]
Average Lease Term							On September 21, 2017, the Company entered into a lease agreement with a primary term of 10 years with Biomat USA, Inc. (“Biomat”) as a replacement tenant for 28% of the square footage of the property.
Revenue from Contract with Customer, Excluding Assessed Tax											$ 37,071
BigTime Fun Wichita KS
Real Estate Investments (Details) [Line Items]
Average Lease Term						On August 27, 2019, the Company entered into a lease agreement with a primary term of 10 years with BigTime Fun Center, LLC as a replacement tenant for 57% of the square footage of the property.
Revenue from Contract with Customer, Excluding Assessed Tax										$ 78,000
Payments for Tenant Improvements						$ 64,000
Payments for Lease Commissions					$ 32,760
The Cellular Connection LLC 'Member'
Real Estate Investments (Details) [Line Items]
Impairment of Real Estate		$ 132,000

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Members' Equity (Details) - USD ($)	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Members' Equity (Details) [Line Items]
Distribution Made to Limited Partner, Cash Distributions Declared	$ 59,175	$ 92,887
Distribution Made to Limited Partner, Distributions Declared, Per Unit		$ 0.05
Limited Partner [Member]
Members' Equity (Details) [Line Items]
Distribution Made to Limited Partner, Cash Distributions Declared	$ 57,400	$ 90,100
Distribution Made to Limited Partner, Distributions Declared, Per Unit	$ 0.03
Weighted Average Limited Partnership Units Outstanding, Basic	1,669,943	1,678,443
DistributionsPerUnitOfNetIncome	$ 0	$ 0
DistributionsPerUnitOfReturnOfCapital	$ 0	$ 0.05
General Partner [Member]
Members' Equity (Details) [Line Items]
Distribution Made to Limited Partner, Cash Distributions Declared	$ 1,775	$ 2,787

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Fair Value Measurements (Details) - USD ($)	3 Months Ended
	Mar. 31, 2023	Mar. 31, 2022
Fair Value Measurements (Details) [Line Items]
Property, Plant, and Equipment, Fair Value Disclosure	$ 508,000
Impairment of Real Estate	132,000	$ 0
Estimate of Fair Value Measurement [Member]
Fair Value Measurements (Details) [Line Items]
Property, Plant, and Equipment, Fair Value Disclosure	508,000
SEC Schedule, 12-09, Reserve, Impairment of Recognized Servicing Asset [Member]
Fair Value Measurements (Details) [Line Items]
Impairment of Real Estate	$ 132,000

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Label	Element	Value
General Partner [Member]
Partners' Capital	us-gaap_PartnersCapital	$ 20,789
Limited Partner [Member]
Partners' Capital	us-gaap_PartnersCapital	$ 3,744,416