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EX-31.2 - AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIPex31-219.htm

 
 

 


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

FORM 10-K

Annual Report Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934

For the Fiscal Year Ended:  December 31, 2011

Commission file number:  000-19838

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
(Exact name of registrant as specified in its charter)

 
State of Minnesota
 
41-1677062
 
 
(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)
 

Securities registered pursuant to Section 12(b) of the Act:
 
Title of each class
 
Name of each exchange on which registered
 
 
None
 
None
 

Securities registered pursuant to Section 12(g) of the Act:
 
Limited Partnership Units
 
 
(Title of class)
 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the
Securities Act.     o Yes    x No

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or
Section 15(d) of the Exchange Act.     o Yes    x No

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.
x Yes    o No

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted 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 and post such files).     o Yes    o No

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.   x

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

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

As of June 30, 2011, there were 20,160.668 Units of limited partnership interest outstanding and owned by nonaffiliates of the registrant, which Units had an aggregate market value (based solely on the price at which they were sold since there is no ready market for such Units) of $20,160,668.

DOCUMENTS INCORPORATED BY REFERENCE
The registrant has not incorporated any documents by reference into this report.

 
 
 

 

PART I

ITEM 1.  BUSINESS.

AEI Net Lease Income & Growth Fund XIX Limited Partnership (the "Partnership" or the "Registrant") is a limited partnership which was organized pursuant to the laws of the State of Minnesota on September 14, 1990.  The registrant is comprised of AEI Fund Management XIX, Inc. (“AFM”) as Managing General Partner, Robert P. Johnson, the President and sole director of AFM, as the Individual General Partner, and purchasers of partnership units as Limited Partners.  The Partnership offered for sale up to $30,000,000 of limited partnership interests (the "Units") (30,000 Units at $1,000 per Unit) pursuant to a registration statement effective February 5, 1991. The Partnership commenced operations on May 31, 1991 when minimum subscriptions of 1,500 Limited Partnership Units ($1,500,000) were accepted.  The Partnership's offering terminated February 5, 1993 when the extended offering period expired.  The Partnership received subscriptions for 21,151.928 Limited Partnership Units ($21,151,928).

The Partnership was organized to acquire existing and newly constructed commercial properties located in the United States, to lease such properties to tenants under triple net leases, to hold such properties and to eventually sell such properties.  From subscription proceeds, the Partnership purchased nineteen properties, including partial interests in four properties, at a total cost of $16,994,880.  The balance of the subscription proceeds was applied to organization and syndication costs, working capital reserves and distributions, which represented a return of capital.  The properties are commercial, single tenant buildings leased under triple net leases.

The Partnership's properties were purchased without any indebtedness.  The Partnership will not finance properties in the future to obtain proceeds for new property acquisitions.  If it is required to do so, the Partnership may incur short-term indebtedness, which may be secured by a portion of the Partnership's properties, to finance day-to-day cash flow requirements (including cash flow necessary to repurchase Units).  The amount of borrowings that may be secured by the properties is limited in the aggregate to 20% of the purchase price of all properties.  The Partnership will not incur borrowings to pay distributions and will not incur borrowings while there is cash available for distributions.

The Partnership will hold its properties until the General Partners determine that the sale or other disposition of the properties is advantageous in view of the Partnership's investment objectives.  In deciding whether to sell properties, the General Partners will consider factors such as potential appreciation, net cash flow and income tax considerations.  Prior to the third quarter of 2006, the Partnership sold some of its properties and reinvested the proceeds from such sales in additional properties.  At the beginning of 2008, the Partnership anticipated that it would sell its remaining properties and liquidate by the end of 2009, depending on market conditions among other things.  Beginning in the fourth quarter of 2008, general economic conditions caused the volume of property sales to slow dramatically for all real estate sellers.  As a result, the Partnership was unable to sell its remaining properties in 2009.  Until the economic conditions improve, it is difficult to estimate when the Partnership may be able to sell its remaining properties and liquidate.


Page 2 of 34
 
 

 

ITEM 1.  BUSINESS.  (Continued)

Leases

Although there are variations in the specific terms of the leases, the following is a summary of the general terms of the Partnership's leases.  The properties are leased to various tenants under triple net leases, classified as operating leases.  Under a triple net lease, the tenant is responsible for all real estate taxes, insurance, maintenance, repairs and operating expenses for the property.  At the time the properties were acquired, the remaining primary lease term varied from 15 to 20 years.  The leases provide the tenants with two to three five-year renewal options subject to the same terms and conditions as the primary term.  The leases provide for base annual rental payments, payable in monthly installments, and contain rent clauses which entitle the Partnership to receive additional rent in future years based on stated rent increases.

Property Activity During the Last Three Years

Prior to the third quarter of 2006, the Partnership sold some of its properties and reinvested the proceeds from such sales in additional properties.  In the third quarter of 2006, the Partnership decided to discontinue the reinvestment of proceeds from property sales in additional properties and to distribute sales proceeds to the Partners going forward.  As of December 31, 2008, the Partnership owned a significant interest in seven properties and a minor interest in three properties with a total original cost of $8,613,524, including acquisition expenses.  During the years ended December 31, 2009, 2010 and 2011, the Partnership sold six property interests and received net sale proceeds of $2,912,264, $1,075,669 and $854,844, which resulted in net gains of $677,530, $160,465 and $132,756, respectively.  As of December 31, 2011, the Partnership owned a significant interest in three properties and a minor interest in one property with a total original cost of $3,971,642, including acquisition expenses.

Major Tenants

During 2011, three tenants each contributed more than ten percent of the Partnership's total rental revenue.  The major tenants in aggregate contributed 90% of total rental revenue in 2011.  It is anticipated that, based on minimum rental payments required under the leases, the tenants of the Champps Americana restaurant and the Advance Auto Parts store will continue to contribute more than ten percent of rental revenue in 2012 and future years.  The tenant of the Biaggi’s restaurant will likely not continue to be a major tenant as the Partnership is attempting to sell the property.  Any failure of these major tenants could materially affect the Partnership's net income and cash distributions.

Competition

The Partnership is a minor factor in the commercial real estate business.  There are numerous entities engaged in the commercial real estate business which have greater financial resources than the Partnership.  At the time the Partnership elects to dispose of its properties, the Partnership will be in competition with other persons and entities to find buyers for its properties.

Employees

The Partnership has no direct employees.  Management services are performed for the Partnership by AEI Fund Management, Inc., an affiliate of AFM.

Page 3 of 34
 
 

 

ITEM 1A.  RISK FACTORS.

Not required for a smaller reporting company.

ITEM 1B.  UNRESOLVED STAFF COMMENTS.

Not required for a smaller reporting company.

ITEM 2.  PROPERTIES.

Investment Objectives

The Partnership's investment objectives were to acquire existing or newly-developed commercial properties throughout the United States that offer the potential for (i) preservation and protection of the Partnership's capital; (ii) partially tax-deferred cash distributions from operations which may increase through rent participation clauses or mandated rent increases; and (iii) long-term capital gains through appreciation in value of the Partnership's properties realized upon sale.  The Partnership does not have a policy, and there is no limitation, as to the amount or percentage of assets that may be invested in any one property.  However, to the extent possible, the General Partners attempted to diversify the type and location of the Partnership's properties.

Description of Properties

The Partnership's properties are commercial, single tenant buildings.  The properties were acquired on a debt-free basis and are leased to various tenants under triple net leases, classified as operating leases.  The only exception is under the Lease for the Advance Auto Parts store, the Partnership is responsible for repairs to the structural components of the building, except for the roof, which is the tenant's responsibility.  The Partnership holds an undivided fee simple interest in the properties.

The Partnership's properties are subject to the general competitive conditions incident to the ownership of single tenant investment real estate.  Since each property is leased under a long-term lease, there is little competition until the Partnership decides to sell the property.  At this time, the Partnership will be competing with other real estate owners, on both a national and local level, in attempting to find buyers for the properties.  In the event of a tenant default, the Partnership would be competing with other real estate owners, who have property vacancies, to attract a new tenant to lease the property.  The Partnership's tenants operate in industries that are very competitive and can be affected by factors such as changes in regional or local economies, seasonality and changes in consumer preference.


Page 4 of 34
 
 

 

ITEM 2.  PROPERTIES.  (Continued)

The following table is a summary of the properties that the Partnership acquired and owned as of December 31, 2011.
Property
Purchase
Date
Property
Cost
Tenant
Annual
Lease
Payment
Annual
Rent
Per Sq. Ft.
                   
U-Like Buffet Restaurant
   Tucson, AZ
   (2.2074%)
6/16/93
$
28,418
 
Concordia
Management LLC
$
1,243
$
5.86
                   
Champps Americana Restaurant
   Utica, MI
   (28%)
2/12/02
$
963,874
 
Champps
Operating
Corporation
$
68,749
$
28.60
                   
Biaggi’s Restaurant
   Ft. Wayne, IN
   (50%)
7/3/03
$
1,379,347
 
Biaggi’s Ristorante
Italiano, LLC
$
130,540
$
27.62
                   
Advance Auto Parts Store
   Harlingen, TX
2/17/06
$
1,600,003
 
Advance Stores
Company, Inc.
$
111,210
$
16.43

The properties listed above with a partial ownership percentage are owned with affiliates of the Partnership and/or unrelated third parties.  The remaining interests in the Champps Americana restaurant in Utica, Michigan are owned by AEI Net Lease Income & Growth Fund XX Limited Partnership and unrelated third parties.  The remaining interest in the Biaggi’s restaurant is owned by AEI Net Lease Income & Growth Fund XX Limited Partnership.  The remaining interests in the U-Like Buffet restaurant are owned by unrelated third parties.

The Partnership accounts for properties owned as tenants-in-common with affiliated entities and/or unrelated third parties using the proportionate consolidation method.  Each tenant-in-common owns a separate, undivided interest in the properties.  Any tenant-in-common that holds more than a 50% interest does not control decisions over the other tenant-in-common interests.  The financial statements reflect only this Partnership's percentage share of the properties' land, building and equipment, liabilities, revenues and expenses.

At the time the properties were acquired, the remaining primary lease term varied from 15 to 20 years.  The leases provide the tenants with two to three five-year renewal options subject to the same terms and conditions as the primary term.

Pursuant to the lease agreements, the tenants are required to provide proof of adequate insurance coverage on the properties they occupy.  The General Partners believe the properties are adequately covered by insurance and consider the properties to be well-maintained and sufficient for the Partnership's operations.


Page 5 of 34
 
 

 

ITEM 2.  PROPERTIES.  (Continued)

For tax purposes, the Partnership's properties are depreciated under the Modified Accelerated Cost Recovery System (MACRS).  The largest depreciable component of a property is the building which is depreciated, using the straight-line method, over 31.5 or 39 years, depending on the date when it was placed in service.  The remaining depreciable components of a property are personal property and land improvements which are depreciated, using an accelerated method, over 5 and 15 years, respectively.  Since the Partnership has tax-exempt Partners, the Partnership is subject to the rules of Section 168(h)(6) of the Internal Revenue Code which requires a percentage of the properties' depreciable components to be depreciated over longer lives using the straight-line method.  In general, the federal tax basis of the properties for tax depreciation purposes is the same as the basis for book depreciation purposes.

At December 31, 2011, all properties listed above were 100% occupied.

ITEM 3.  LEGAL PROCEEDINGS.

None.

ITEM 4.  MINE SAFETY DISCLOSURES.

Not Applicable.


PART II

ITEM 5.  MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCK- HOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

(a) As of December 31, 2011, there were 1,456 holders of record of the registrant's Limited Partnership Units.  There is no other class of security outstanding or authorized.  The registrant's Units are not a traded security in any market.  During the period covered by this report, the Partnership did not sell any equity securities that are not registered under the Securities Act of 1933.

Cash distributions of $9,762 and $16,497 were made to the General Partners and $966,392 and $1,633,183 were made to the Limited Partners for 2011 and 2010, respectively.  The distributions were made on a quarterly basis and represent Net Cash Flow, as defined, except as discussed below.  These distributions should not be compared with dividends paid on capital stock by corporations.

As part of the Limited Partner distributions discussed above, the Partnership distributed net sale proceeds of $763,027 and $1,320,878 in 2011 and 2010, respectively.  The distributions reduced the Limited Partners’ Adjusted Capital Contributions.

(b) Not applicable.


Page 6 of 34
 
 

 

ITEM 5.  MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCK- HOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.

(c) Pursuant to Section 7.7 of the Partnership Agreement, each Limited Partner has the right to present Units to the Partnership for purchase by submitting notice to the Managing General Partner during September of each year.  The purchase price of the Units is based on a formula specified in the Partnership Agreement.  Beginning in 2009, the formula resulted in a purchase price equal to zero.  Therefore, the Partnership will no longer purchase Units under this plan.  During the last three months of 2011, the Partnership did not purchase any Units by any other arrangement.

ITEM 6.  SELECTED FINANCIAL DATA.

Not required for a smaller reporting company.

ITEM 7.  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 Partnership's financial condition and results of operations, including the following:

 
Market and economic conditions which affect the value of the properties the Partnership 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 the Partners;
 
resolution by the General Partners of conflicts with which they may be confronted;
 
the effect of tenant defaults; and
 
the condition of the industries in which the tenants of properties owned by the Partnership operate.

Application of Critical Accounting Policies

The preparation of the Partnership’s financial statements requires management to make estimates and assumptions that may affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities. Management evaluates these estimates on an ongoing basis, including those related to the carrying value of investments in real estate and the allocation by AEI Fund Management, Inc. of expenses to the Partnership as opposed to other funds they manage.


Page 7 of 34
 
 

 

ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The Partnership purchased properties and recorded them in the financial statements at cost (including capitalized acquisition expenses), as all the properties were purchased prior to January 1, 2009.  The Partnership tests long-lived assets for recoverability when events or changes in circumstances indicate that the carrying value may not be recoverable.  For properties the Partnership 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.

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 Partnership reimburses these expenses subject to detailed limitations contained in the Partnership Agreement.

Management of the Partnership has discussed the development and selection of the above accounting estimates and the management discussion and analysis disclosures regarding them with the managing partner of the Partnership.

Results of Operations

For the years ended December 31, 2011 and 2010, the Partnership recognized rental income from continuing operations of $179,958 and $181,172, respectively.  Based on the scheduled rent for the properties owned as of February 29, 2012, the Partnership expects to recognize rental income from continuing operations of approximately $181,000 in 2012.

For the years ended December 31, 2011 and 2010, the Partnership incurred Partnership administration expenses from affiliated parties of $116,451 and $113,736, respectively.  These administration expenses include costs associated with the management of the properties, processing distributions, reporting requirements and communicating with the Limited Partners.  During the same periods, the Partnership incurred Partnership administration and property management expenses from unrelated parties of $26,236 and $22,003, 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.

For the years ended December 31, 2011 and 2010, the Partnership recognized interest income of $5,932 and $11,584, respectively.  In 2010, interest income was higher due to higher money market interest rates in 2010, when compared to 2011, and the Partnership had more money invested in a money market account due to property sales.  The majority of the sales proceeds were subsequently distributed to the Partners.


Page 8 of 34
 
 

 

ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

Upon complete disposal of a property or classification of a property as Real Estate Held for Sale, the Partnership includes the operating results and sale of the property in discontinued operations.  In addition, the Partnership reclassifies the prior periods’ operating results of the property to discontinued operations.  For the year ended December 31, 2011, the Partnership recognized income from discontinued operations of $265,756, representing rental income less property management expenses and depreciation of $133,000 and gain on disposal of real estate of $132,756.  For the year ended December 31, 2010, the Partnership recognized income from discontinued operations of $387,285, representing rental income less property management expenses and depreciation of $226,820 and gain on disposal of real estate of $160,465.

During 2010, the Partnership sold 13.3262% of the Winn-Dixie store in Panama City, Florida, in three separate transactions, to unrelated third parties.  The Partnership received total net sale proceeds of $637,586, which resulted in a net gain of $107,969.  The cost and related accumulated depreciation of the interests sold was $616,905 and $87,288, respectively.

During 2011, the Partnership sold its remaining 18.1551% interest in the Winn-Dixie store in Panama City, Florida, in three separate transactions, to unrelated third parties.  The Partnership received total net sale proceeds of $855,025, which resulted in a net gain of $133,493.  The cost and related accumulated depreciation of the interests sold was $840,449 and $118,917, respectively.  At December 31, 2010, the property was classified as Real Estate Held for Sale with a carrying value of $721,532.

In August 2010, the Partnership entered into a written purchase agreement to sell the Tumbleweed restaurant in Chillicothe, Ohio to an unrelated third party.  On October 28, 2010, the sale closed with the Partnership receiving net proceeds of $438,083, which resulted in a net gain of $52,496.  At the time of sale, the cost and related accumulated depreciation was $505,224 and $119,637, respectively.

On August 31, 2011, the Partnership sold its remaining 0.016% interest in the Champps Americana restaurant in Troy, Michigan to an unrelated third party.  Because the remaining property interest was so small, the sale expenses exceeded the gross price by $181, which resulted in a net loss of $737.  The cost and related accumulated depreciation of the interest sold was $788 and $232, respectively.

In February 2012, the Partnership entered into an agreement to sell the Biaggi’s restaurant to an unrelated third party.  The sale is subject to contingencies and may not be completed.  If the sale is completed, the Partnership expects to receive net proceeds of approximately $1,558,000, which will result in a net gain of approximately $426,900.  If the sale is not completed, the Partnership will likely seek another buyer for the property and may not be able to negotiate a purchase agreement with similar economic terms.  At December 31, 2011, the property was classified as Real Estate Held for Sale with a carrying value of $1,131,105.

Previously, the Partnership decided to discontinue the reinvestment of proceeds from property sales in additional properties.  As a result, the Partnership's rental income and operating income will decrease in the future as the Partnership sells its remaining properties.


Page 9 of 34
 
 

 

ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

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.

Liquidity and Capital Resources

During the year ended December 31, 2011, the Partnership’s cash balances decreased $542,675 as a result of distributions paid to the Partners in excess of cash generated from operating and investing activities.  During the year ended December 31, 2010, the Partnership’s cash balances increased $943,389 as a result of cash generated from the sale of property, which was partially offset by distributions paid to the Partners in excess of cash generated from operating activities.

Net cash provided by operating activities decreased from $305,279 in 2010 to $201,563 in 2011 as a result of a decrease in total rental and interest income in 2011 and an increase in Partnership administration and property management expenses in 2011, which were partially offset by net timing differences in the collection of payments from the tenants and the payment of expenses.

During the years ended December 31, 2011 and 2010, the Partnership generated cash flow from the sale of real estate of $854,844 and $1,075,669, respectively.

The Partnership's primary use of cash flow is distribution payments to Partners.  The Partnership 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 Partnership attempts to maintain a stable distribution rate from quarter to quarter.

For the years ended December 31, 2011 and 2010, the Partnership declared distributions of $976,154 and $1,649,680, respectively, which were distributed 99% to the Limited Partners and 1% to the General Partners.  The Limited Partners received distributions of $966,392 and $1,633,183 and the General Partners received distributions of $9,762 and $16,497 for the periods, respectively.  In December 2011, the Partnership declared a special distribution of net sale proceeds of $606,061.  In December 2010, the Partnership declared a special distribution of net sale proceeds of $1,212,121, which resulted in higher distributions in 2010 and a higher distributions payable at December 31, 2010.

During 2011 and 2010, the Partnership distributed net sale proceeds of $770,734 and $1,334,220 to the Limited and General Partners as part of their quarterly distributions, which represented a return of capital of $37.84 and $65.49 per Limited Partnership Unit, respectively.

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


Page 10 of 34
 
 

 

ITEM 7.  MANAGEMENT'S DISCUSSION AND ANALYSIS.  (Continued)

The Economy and Market Conditions

The impact of conditions in the economy over the last few years, including the turmoil in the credit markets, has adversely affected many real estate investment funds.  However, the absence of mortgage financing on the Partnership's properties eliminates the risks of foreclosure and debt-refinancing that can negatively impact the value and distributions of leveraged real estate investment funds.  Nevertheless, a prolonged economic downturn may adversely affect the operations of the Partnership's tenants and their cash flows.  If a tenant were to default on its lease obligations, the Partnership's income would decrease, its distributions would likely be reduced and the value of its properties might decline.

Beginning in the fourth quarter of 2008, general economic conditions caused the volume of property sales to slow dramatically for all real estate sellers.  Until the economic conditions improve, it is difficult to estimate when the Partnership may be able to sell its remaining properties and liquidate.

ITEM 7A.  QUANTITATIVE & QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not required for a smaller reporting company.

ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

See accompanying index to financial statements.


Page 11 of 34
 
 

 






AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP

INDEX




 
Page
   
Report of Independent Registered Public Accounting Firm
13
   
Balance Sheet as of December 31, 2011 and 2010
14
   
Statements for the Years Ended December 31, 2011 and 2010:
 
   
 
Income
15
     
 
Cash Flows
16
     
 
Changes in Partners’ Capital
17
   
Notes to Financial Statements
18 – 26



Page 12 of 34
 
 

 




REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



To the Partners:
AEI Net Lease Income & Growth Fund XIX Limited Partnership
St. Paul, Minnesota



We have audited the accompanying balance sheet of AEI Net Lease Income & Growth Fund XIX Limited Partnership (a Minnesota limited partnership) as of December 31, 2011 and 2010, and the related statements of income, cash flows and changes in partners' capital for the years then ended.  The Partnership's management is responsible for these financial statements.  Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement.  The Partnership is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting.  Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Partnership’s internal control over financial reporting.  Accordingly, we express no such opinion.  An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation.  We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of AEI Net Lease Income & Growth Fund XIX Limited Partnership as of December 31, 2011 and 2010, and the results of its operations and its cash flows for the years then ended, in conformity with accounting principles generally accepted in the United States of America.

   
 
/s/ Boulay, Heutmaker, Zibell & Co. P.L.L.P.
 
     Certified Public Accountants
   
Minneapolis, Minnesota
 
March 29, 2012
 


Page 13 of 34
 
 

 

 AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
BALANCE SHEET

ASSETS

 
 
December 31,
 
December 31,
   
2011
 
2010
Current Assets:
       
Cash
$
1,252,742
$
1,795,417
         
Real Estate Held for Investment:
       
Land
 
848,456
 
1,351,917
Buildings and Equipment
 
1,743,839
 
2,620,513
Accumulated Depreciation
 
(438,458)
 
(598,665)
Real Estate Held for Investment, Net
 
2,153,837
 
3,373,765
Real Estate Held for Sale
 
1,131,105
 
721,532
Total Real Estate
 
3,284,942
 
4,095,297
Total Assets
$
4,537,684
$
5,890,714

LIABILITIES AND PARTNERS' CAPITAL

Current Liabilities:
       
Payable to AEI Fund Management, Inc.
$
7,602
$
11,458
Distributions Payable
 
698,583
 
1,321,511
Total Current Liabilities
 
706,185
 
1,332,969
         
Partners’ Capital:
       
General Partners
 
1,264
 
1,527
Limited Partners, $1,000 per Unit;
   30,000 Units authorized; 21,152 Units issued;
   20,166 Units outstanding
 
3,830,235
 
4,556,218
Total Partners' Capital
 
3,831,499
 
4,557,745
Total Liabilities and Partners' Capital
$
4,537,684
$
5,890,714









The accompanying Notes to Financial Statements are an integral part of this statement.

Page 14 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
STATEMENT OF INCOME


   
Year Ended December 31,
   
2011
 
2010
         
Rental Income
$
179,958
$
181,172
         
Expenses:
       
Partnership Administration – Affiliates
 
116,451
 
113,736
Partnership Administration and Property
   Management – Unrelated Parties
 
26,236
 
22,003
Depreciation
 
59,051
 
59,051
Total Expenses
 
201,738
 
194,790
         
Operating Loss
 
(21,780)
 
(13,618)
         
Other Income:
       
Interest Income
 
5,932
 
11,584
         
Loss from Continuing Operations
 
(15,848)
 
(2,034)
         
Income from Discontinued Operations
 
265,756
 
387,285
         
Net Income
$
249,908
$
385,251
         
Net Income Allocated:
       
General Partners
$
9,499
$
11,439
Limited Partners
 
240,409
 
373,812
Total
$
249,908
$
385,251
         
Income (Loss) per Limited Partnership Unit:
       
Continuing Operations
$
(.78)
$
(.10)
Discontinued Operations
 
12.70
 
18.64
Total
$
11.92
$
18.54
         
Weighted Average Units Outstanding –
      Basic and Diluted
 
20,166
 
20,166
         




The accompanying Notes to Financial Statements are an integral part of this statement.

Page 15 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
STATEMENT OF CASH FLOWS


   
Year Ended December 31,
   
2011
 
2010
         
Cash Flows from Operating Activities:
       
Net Income
$
249,908
$
385,251
         
Adjustments to Reconcile Net Income
To Net Cash Provided by Operating Activities:
       
Depreciation
 
88,267
 
90,674
Gain on Sale of Real Estate
 
(132,756)
 
(160,465)
(Increase) Decrease in Receivables
 
0
 
950
Increase (Decrease) in Payable to
   AEI Fund Management, Inc.
 
(3,856)
 
(8,026)
Increase (Decrease) in Unearned Rent
 
0
 
(3,105)
Total Adjustments
 
(48,345)
 
(79,972)
Net Cash Provided By
   Operating Activities
 
201,563
 
305,279
         
Cash Flows from Investing Activities:
       
Proceeds from Sale of Real Estate
 
854,844
 
1,075,669
         
Cash Flows from Financing Activities:
       
Distributions Paid to Partners
 
(1,599,082)
 
(437,559)
         
Net Increase (Decrease) in Cash
 
(542,675)
 
943,389
         
Cash, beginning of year
 
1,795,417
 
852,028
         
Cash, end of year
$
1,252,742
$
1,795,417
         









The accompanying Notes to Financial Statements are an integral part of this statement.

Page 16 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
STATEMENT OF CHANGES IN PARTNERS' CAPITAL


   
General Partners
 
Limited Partners
 
Total
 
Limited Partnership Units Outstanding
                 
                 
Balance, December 31, 2009
$
6,585
$
5,815,589
$
5,822,174
 
20,165.79
                 
Distributions Declared
 
(16,497)
 
(1,633,183)
 
(1,649,680)
   
                 
Net Income
 
11,439
 
373,812
 
385,251
   
                 
Balance, December 31, 2010
 
1,527
 
4,556,218
 
4,557,745
 
20,165.79
                 
Distributions Declared
 
(9,762)
 
(966,392)
 
(976,154)
   
                 
Net Income
 
9,499
 
240,409
 
249,908
   
                 
Balance, December 31, 2011
$
1,264
$
3,830,235
$
3,831,499
 
20,165.79
                 























The accompanying Notes to Financial Statements are an integral part of this statement.

Page 17 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(1)  Organization –

AEI Net Lease Income & Growth Fund XIX Limited Partnership (“Partnership”) was formed to acquire and lease commercial properties to operating tenants.  The Partnership's operations are managed by AEI Fund Management XIX, Inc. (“AFM”), the Managing General Partner.  Robert P. Johnson, the President and sole director of AFM, serves as the Individual General Partner.  AFM is a wholly owned subsidiary of AEI Capital Corporation of which Mr. Johnson is the majority shareholder.  AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Partnership.

The terms of the Partnership offering called for a subscription price of $1,000 per Limited Partnership Unit, payable on acceptance of the offer.  The Partnership commenced operations on May 31, 1991 when minimum subscriptions of 1,500 Limited Partnership Units ($1,500,000) were accepted.  The offering terminated February 5, 1993 when the extended offering period expired.  The Partnership received subscriptions for 21,151.928 Limited Partnership Units.  Under the terms of the Limited Partnership Agreement, the Limited Partners and General Partners contributed funds of $21,151,928, and $1,000, respectively.

During operations, any Net Cash Flow, as defined, which the General Partners determine to distribute will be distributed 90% to the Limited Partners and 10% to the General Partners; provided, however, that such distributions to the General Partners will be subordinated to the Limited Partners first receiving an annual, noncumulative distribution of Net Cash Flow equal to 10% of their Adjusted Capital Contribution, as defined, and, provided further, that in no event will the General Partners receive less than 1% of such Net Cash Flow per annum.  Distributions to Limited Partners will be made pro rata by Units.

Any Net Proceeds of Sale, as defined, from the sale or financing of properties which the General Partners determine to distribute will, after provisions for debts and reserves, be paid in the following manner: (i) first, 99% to the Limited Partners and 1% to the General Partners until the Limited Partners receive an amount equal to: (a) their Adjusted Capital Contribution plus (b) an amount equal to 12% of their Adjusted Capital Contribution per annum, cumulative but not compounded, to the extent not previously distributed from Net Cash Flow; (ii) any remaining balance will be distributed 90% to the Limited Partners and 10% to the General Partners.  Distributions to the Limited Partners will be made pro rata by Units.

For tax purposes, profits from operations, other than profits attributable to the sale, exchange, financing, refinancing or other disposition of property, will be allocated first in the same ratio in which, and to the extent, Net Cash Flow is distributed to the Partners for such year.  Any additional profits will be allocated in the same ratio as the last dollar of Net Cash Flow is distributed.  Net losses from operations will be allocated 98% to the Limited Partners and 2% to the General Partners.


Page 18 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(1)  Organization – (Continued)

For tax purposes, profits arising from the sale, financing, or other disposition of property will be allocated in accordance with the Partnership Agreement as follows: (i) first, to those partners with deficit balances in their capital accounts in an amount equal to the sum of such deficit balances; (ii) second, 99% to the Limited Partners and 1% to the General Partners until the aggregate balance in the Limited Partners' capital accounts equals the sum of the Limited Partners' Adjusted Capital Contributions plus an amount equal to 12% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously allocated; (iii) third, the balance of any remaining gain will then be allocated 90% to the Limited Partners and 10% to the General Partners.  Losses will be allocated 98% to the Limited Partners and 2% to the General Partners.

The General Partners are not required to currently fund a deficit capital balance.  Upon liquidation of the Partnership or withdrawal by a General Partner, the General Partners will contribute to the Partnership an amount equal to the lesser of the deficit balances in their capital accounts or 1% of total Limited Partners' and General Partners' capital contributions.

(2)  Summary of Significant Accounting Policies –

Financial Statement Presentation

The accounts of the Partnership are maintained on the accrual basis of accounting for both federal income tax purposes and financial reporting purposes.

Accounting Estimates

Management uses estimates and assumptions in preparing these financial statements in accordance with generally accepted accounting principles.  Those estimates and assumptions may affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities, and the reported revenues and expenses.  Actual results could differ from those estimates.  Significant items, subject to such estimates and assumptions, include the carrying value of investments in real estate.

The Partnership regularly assesses whether market events and conditions indicate that it is reasonably possible to recover the carrying amounts of its investments in real estate from future operations and sales.  A change in those market events and conditions could have a material effect on the carrying amount of its real estate.

Cash Concentrations of Credit Risk

The Partnership's cash is deposited in one financial institution and at times during the year it may exceed FDIC insurance limits.

Receivables

Credit terms are extended to tenants in the normal course of business.  The Partnership performs ongoing credit evaluations of its customers’ financial condition and, generally, requires no collateral.

Page 19 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(2)  Summary of Significant Accounting Policies – (Continued)

Receivables are recorded at their estimated net realizable value.  The Partnership follows a policy of providing an allowance for doubtful accounts; however, based on historical experience, and its evaluation of the current status of receivables, the Partnership is of the belief that such accounts, if any, will be collectible in all material respects and thus an allowance is not necessary.  Accounts are considered past due if payment is not made on a timely basis in accordance with the Partnership’s credit terms.  Receivables considered uncollectible are written off.

Income Taxes

The income or loss of the Partnership for federal income tax reporting purposes is includable in the income tax returns of the partners.  In general, no recognition has been given to income taxes in the accompanying financial statements.

The tax return and the amount of distributable Partnership income or loss are subject to examination by federal and state taxing authorities.  If such an examination results in changes to distributable Partnership income or loss, the taxable income of the partners would be adjusted accordingly.  Primarily due to its tax status as a partnership, the Partnership has no significant tax uncertainties that require recognition or disclosure.

Revenue Recognition

The Partnership's real estate is leased under triple net leases, classified as operating leases.  The leases provide for base annual rental payments payable in monthly installments.  The Partnership recognizes rental revenue according to the terms of the individual leases.  For leases that contain stated rental increases, the increases are recognized in the year in which they are effective.  Contingent rental payments are recognized when the contingencies on which the payments are based are satisfied and the rental payments become due under the terms of the leases.

Investments in Real Estate

The Partnership purchases properties and records them at cost.  The Partnership tests real estate for recoverability when events or changes in circumstances indicate that the carrying value may not be recoverable.  For properties the Partnership will hold and operate, it compares the carrying amount of the property to the estimated probability-weighted future undiscounted cash flows expected to result from the property and its eventual disposition.  If the sum of the expected future cash flows is less than the carrying amount of the property, the Partnership recognizes an impairment loss by the amount by which the carrying amount of the property exceeds the fair value of the property.  For properties held for sale, the Partnership 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.


Page 20 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(2)  Summary of Significant Accounting Policies – (Continued)

The buildings and equipment of the Partnership are depreciated using the straight-line method for financial reporting purposes based on estimated useful lives of 30 years and 10 years, respectively.

Upon complete disposal of a property or classification of a property as Real Estate Held for Sale, the Partnership includes the operating results and sale of the property in discontinued operations.  In addition, the Partnership reclassifies the prior periods’ operating results of the property to discontinued operations.

The Partnership accounts for properties owned as tenants-in-common with affiliated entities and/or unrelated third parties using the proportionate consolidation method.  Each tenant-in-common owns a separate, undivided interest in the properties.  Any tenant-in-common that holds more than a 50% interest does not control decisions over the other tenant-in-common interests.  The financial statements reflect only this Partnership's percentage share of the properties' land, building and equipment, liabilities, revenues and expenses.

The Partnership’s properties are subject to environmental laws and regulations adopted by various governmental entities in the jurisdiction in which the properties are located.  These laws could require the Partnership to investigate and remediate the effects of the release or disposal of hazardous materials at these locations if found.  For each property, an environmental assessment is completed prior to acquisition.  In addition, the lease agreements typically strictly prohibit the production, handling, or storage of hazardous materials (except where incidental to the tenant’s business such as use of cleaning supplies) in violation of applicable law to restrict environmental and other damage.  Environmental liabilities are recorded when it is determined the liability is probable and the costs can reasonably be estimated.  There were no environmental issues noted or liabilities recorded at December 31, 2011 and 2010.

Fair Value Measurements

As of December 31, 2011, the Partnership has no assets or liabilities measured at fair value on a recurring basis or nonrecurring basis.

Recently Issued Accounting Pronouncements

Management has reviewed recently issued, but not yet effective, accounting pronouncements and does not expect the implementation of these pronouncements to have a significant effect on the Partnership’s financial statements.

Reclassification

Certain items related to discontinued operations in the prior year’s financial statements have been reclassified to conform to 2011 presentation.  These reclassifications had no effect on Partners’ capital, net income or cash flows.

Page 21 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(3)  Related Party Transactions –

The Partnership owns the percentage interest shown below in the following properties as tenants-in-common with the affiliated entities listed:  Champps Americana restaurant (28% – AEI Net Lease Income & Growth Fund XX Limited Partnership and unrelated third parties) and Biaggi’s restaurant (50% ­­– AEI Net Lease Income & Growth Fund XX Limited Partnership).

The Partnership owned a 40% interest in a Tumbleweed restaurant in Chillicothe, Ohio.  AEI Real Estate Fund XVIII Limited Partnership and an unrelated third party owned the remaining 60% interest in this property until the property was sold to an unrelated third party in 2010.  As of December 31, 2009, the Partnership owned a 31.4813% interest in a Winn-Dixie store.  The remaining interests in this property are owned by AEI Income & Growth Fund XXI Limited Partnership, an affiliate of the Partnership, and unrelated third parties.

AEI received the following reimbursements for costs and expenses from the Partnership for the years ended December 31:
 
     
2011
 
2010
           
a.
AEI is reimbursed for costs incurred in providing services related to managing the Partnership's operations and properties, maintaining the Partnership's books, and communicating with the Limited Partners.  These amounts included $1,117 and $0 of expenses related to Discontinued Operations in 2011 and 2010, respectively
$
117,568
$
113,736
           
b.
AEI is reimbursed for all direct expenses it paid on the Partnership's behalf to third parties related to Partnership administration and property management.  These expenses included printing costs, legal and filing fees, direct administrative costs, outside audit costs, taxes, insurance and other property costs.  These amounts included $2,646 and $7,629 of expenses related to Discontinued Operations in 2011 and 2010, respectively.
$
27,765
$
29,632
           
c.
AEI is reimbursed for costs incurred in providing services related to the sale of property.
$
42,643
$
45,107
           

The payable to AEI Fund Management, Inc. represents the balance due for the services described in 3a, b and c.  This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.


Page 22 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(4)  Investments in Real Estate –

The Partnership leases its properties to various tenants under triple net leases, classified as operating leases.  Under a triple net lease, the tenant is responsible for all real estate taxes, insurance, maintenance, repairs and operating expenses for the property.  The only exception is under the Lease for the Advance Auto Parts store, the Partnership is responsible for repairs to the structural components of the building, except for the roof, which is the tenant's responsibility.  At the time the properties were acquired, the remaining primary lease term varied from 15 to 20 years.  The leases provide the tenants with two to three five-year renewal options subject to the same terms and conditions as the primary term.

The Partnership's properties are commercial, single-tenant buildings.  The U-Like Buffet restaurant was constructed and acquired in 1993.  The land for the Champps Americana restaurant was acquired in 2001 and construction of the restaurant was completed in 2002.  The Biaggi’s restaurant was constructed in 2001 and acquired in 2003.  The Advance Auto Parts store was constructed in 2005 and acquired in 2006.  There have been no costs capitalized as improvements subsequent to the acquisitions.

The cost of the properties not held for sale and related accumulated depreciation at December 31, 2011 are as follows:
Property
Land
Buildings and
Equipment
Total
Accumulated
Depreciation
                 
U-Like Buffet, Tucson, AZ
$
15,314
$
13,104
$
28,418
$
8,101
Champps Americana, Utica, MI
 
346,554
 
617,320
 
963,874
 
212,312
Advance Auto Parts, Harlingen, TX
 
486,588
 
1,113,415
 
1,600,003
 
218,045
 
$
848,456
$
1,743,839
$
2,592,295
$
438,458
                 

The Partnership owns a 2.2074% interest in a U-Like Buffet restaurant.  The remaining interest in this property is owned by unrelated third parties, who own the property with the Partnership as tenants-in-common.

For properties owned as of December 31, 2011, the minimum future rent payments required by the leases are as follows:
 
2012
$
304,952
2013
 
370,665
2014
 
370,665
2015
 
376,046
2016
 
382,891
Thereafter
 
1,797,637
 
$
3,602,856
     

There were no contingent rents recognized in 2011 and 2010.


Page 23 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(5)  Major Tenants –

The following schedule presents rent revenue from individual tenants, or affiliated groups of tenants, who each contributed more than ten percent of the Partnership's total rent revenue for the years ended December 31:

Tenants
 
Industry
 
2011
 
2010
             
Biaggi’s Ristorante Italiano, LLC
 
Restaurant
$
130,540
$
130,540
Advance Stores Company, Inc.
 
Retail
 
111,210
 
111,210
Champps Operating Corporation
 
Restaurant
 
68,749
 
68,817
Winn-Dixie Stores Leasing, LLC
 
Retail
 
N/A
 
92,042
Aggregate rent revenue of major tenants
   
$
310,499
$
402,609
Aggregate rent revenue of major tenants as a percentage of total rent revenue
     
90%
 
90%
             

(6)  Discontinued Operations –

During 2010, the Partnership sold 13.3262% of the Winn-Dixie store in Panama City, Florida, in three separate transactions, to unrelated third parties.  The Partnership received total net sale proceeds of $637,586, which resulted in a net gain of $107,969.  The cost and related accumulated depreciation of the interests sold was $616,905 and $87,288, respectively.

During 2011, the Partnership sold its remaining 18.1551% interest in the Winn-Dixie store in Panama City, Florida, in three separate transactions, to unrelated third parties.  The Partnership received total net sale proceeds of $855,025, which resulted in a net gain of $133,493.  The cost and related accumulated depreciation of the interests sold was $840,449 and $118,917, respectively.  At December 31, 2010, the property was classified as Real Estate Held for Sale with a carrying value of $721,532.

In August 2010, the Partnership entered into a written purchase agreement to sell the Tumbleweed restaurant in Chillicothe, Ohio to an unrelated third party.  On October 28, 2010, the sale closed with the Partnership receiving net proceeds of $438,083, which resulted in a net gain of $52,496.  At the time of sale, the cost and related accumulated depreciation was $505,224 and $119,637, respectively.

On August 31, 2011, the Partnership sold its remaining 0.016% interest in the Champps Americana restaurant in Troy, Michigan to an unrelated third party.  Because the remaining property interest was so small, the sale expenses exceeded the gross price by $181, which resulted in a net loss of $737.  The cost and related accumulated depreciation of the interest sold was $788 and $232, respectively.


Page 24 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(6)  Discontinued Operations – (Continued)

In February 2012, the Partnership entered into an agreement to sell the Biaggi’s restaurant to an unrelated third party.  The sale is subject to contingencies and may not be completed.  If the sale is completed, the Partnership expects to receive net proceeds of approximately $1,558,000, which will result in a net gain of approximately $426,900.  If the sale is not completed, the Partnership will likely seek another buyer for the property and may not be able to negotiate a purchase agreement with similar economic terms.  At December 31, 2011, the property was classified as Real Estate Held for Sale with a carrying value of $1,131,105.

During 2011 and 2010, the Partnership distributed net sale proceeds of $770,734 and $1,334,220 to the Limited and General Partners as part of their quarterly distributions, which represented a return of capital of $37.84 and $65.49 per Limited Partnership Unit, respectively.

The financial results for these properties are reflected as Discontinued Operations in the accompanying financial statements.  The following are the results of discontinued operations for the years ended December 31:
   
2011
 
2010
         
Rental Income
$
164,862
$
266,072
Property Management Expenses
 
(2,646)
 
(7,629)
Depreciation
 
(29,216)
 
(31,623)
Gain on Disposal of Real Estate
 
132,756
 
160,465
Income from Discontinued Operations
$
265,756
$
387,285
         

(7)  Partners' Capital –

For the years ended December 31, 2011 and 2010, the Partnership declared distributions of $976,154 and $1,649,680, respectively.  The Limited Partners received distributions of $966,392 and $1,633,183 and the General Partners received distributions of $9,762 and $16,497 for the years, respectively.  The Limited Partners' distributions represent $47.92 and $80.99 per Limited Partnership Unit outstanding in 2011 and 2010, respectively, using 20,166 weighted average Units for both years.  The distributions represent $11.92 and $18.54 per Unit of Net Income and $36.00 and $62.45 per Unit of return of capital in 2011 and 2010, respectively.

As part of the Limited Partner distributions discussed above, the Partnership distributed net sale proceeds of $763,027 and $1,320,878 in 2011 and 2010, respectively. The distributions reduced the Limited Partners’ Adjusted Capital Contributions.

After the effect of redemptions and the return of capital from the sale of property, the Adjusted Capital Contribution, as defined in the Partnership Agreement, is $116.45 per original $1,000 invested.


Page 25 of 34
 
 

 

AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 2011 AND 2010

(8)  Income Taxes –

The following is a reconciliation of net income for financial reporting purposes to income reported for federal income tax purposes for the years ended December 31:

   
2011
 
2010
         
Net Income for Financial Reporting Purposes
$
249,908
$
385,251
         
Depreciation for Tax Purposes (Over) Under
    Depreciation for Financial Reporting Purposes
 
11,329
 
(7,390)
         
Income Accrued for Tax Purposes Under
    Income for Financial Reporting Purposes
 
0
 
(1,670)
         
Property Expenses for Tax Purposes Under
    Expenses for Financial Reporting Purposes
 
0
 
854
         
Gain on Sale of Real Estate for Tax Purposes
    Over (Under) Gain for Financial Reporting Purposes
 
14,606
 
(15,739)
Taxable Income to Partners
$
275,843
$
361,306
         

The following is a reconciliation of Partners' capital for financial reporting purposes to Partners' capital reported for federal income tax purposes for the years ended December 31:

   
2011
 
2010
         
Partners' Capital for Financial Reporting Purposes
$
3,831,499
$
4,557,745
         
Adjusted Tax Basis of Investments in Real Estate
    Over Net Investments in Real Estate
    for Financial Reporting Purposes
 
143,996
 
118,061
         
Income Accrued for Tax Purposes Over
    Income for Financial Reporting Purposes
 
1,435
 
1,435
         
Property Expenses for Tax Purposes Under
    Expenses for Financial Reporting Purposes
 
854
 
854
         
Syndication Costs Treated as Reduction
    of Capital For Financial Reporting Purposes
 
3,012,278
 
3,012,278
Partners' Capital for Tax Reporting Purposes
$
6,990,062
$
7,690,373
         


Page 26 of 34
 
 

 

ITEM 9.  CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE.

None.

ITEM 9A.  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 General Partner of the Partnership 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 General Partner 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 General Partner, in a manner that allows timely decisions regarding required disclosure.

(b)  Internal Control Over Financial Reporting.

(i) Management’s Report on Internal Control Over Financial Reporting.  The Managing General Partner, through its management, is responsible for establishing and maintaining adequate internal control over our financial reporting, as defined in Rule 13a-15(f) under the Exchange Act, and for performing an assessment of the effectiveness of our internal control over financial reporting as of December 31, 2011.  Internal control over financial reporting is a process designed 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.  Our system of internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the Partnership; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the Partnership are being made only in accordance with authorizations of management of the Managing General Partner; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the Partnership's assets that could have a material effect on the financial statements.

Management of the Managing General Partner performed an assessment of the effectiveness of our internal control over financial reporting as of December 31, 2011 based upon criteria in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission (“COSO”).  Based on our assessment, management of the Managing General Partner determined that our internal control over financial reporting was effective as of December 31, 2011 based on the criteria in Internal Control-Integrated Framework issued by the COSO.

Page 27 of 34
 
 

 

ITEM 9A.  CONTROLS AND PROCEDURES.  (Continued)

This annual report does not include an attestation report of our registered public accounting firm regarding internal control over financial reporting.  Management’s report was not subject to attestation by our registered public accounting firm pursuant to rules of the Securities and Exchange Commission that permit us to provide only management’s report in this annual report.

(ii)  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.

ITEM 9B.  OTHER INFORMATION.

None.


PART III

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.

The registrant is a limited partnership and has no officers, directors, or direct employees.  The General Partners manage and control the Partnership's affairs and have general responsibility and the ultimate authority in all matters affecting the Partnership's business.  The General Partners are AEI Fund Management XIX, Inc. (“AFM”), the Managing General Partner, and Robert P. Johnson, Chief Executive Officer, President and sole director of AFM, the Individual General Partner.  AFM is a wholly owned subsidiary of AEI Capital Corporation of which Mr. Johnson is the majority shareholder.  AFM has only one senior financial executive, its Chief Financial Officer.  The Chief Financial Officer reports directly to Mr. Johnson and is accountable for his actions to Mr. Johnson.  Although Mr. Johnson and AFM require that all of their personnel, including the Chief Financial Officer, engage in honest and ethical conduct, ensure full, fair, accurate, timely, and understandable disclosure, comply with all applicable governmental laws, rules and regulations, and report to Mr. Johnson any deviation from these principles, because the organization is composed of only approximately 35 individuals, because the management of a partnership by an entity that has different interests in distributions and income than investors involves numerous conflicts of interest that must be resolved on a daily basis, and because the ultimate decision maker in all instances is Mr. Johnson, AFM has not adopted a formal code of conduct.  Instead, the materials pursuant to which investors purchase Units disclose these conflicts of interest in detail and Mr. Johnson, as the CEO and sole director of AFM, resolves conflicts to the best of his ability, consistent with his fiduciary obligations to AFM and the fiduciary obligations of AFM to the Partnership.  The director and officers of AFM are as follows:


Page 28 of 34
 
 

 

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE.   (Continued)

Robert P. Johnson, age 67, is Chief Executive Officer, President and sole director and has held these positions since the formation of AFM in September, 1990, and has been elected to continue in these positions until December 2012.  From 1970 to the present, he has been employed exclusively in the investment industry, specializing in limited partnership investments.  In that capacity, he has been involved in the development, analysis, marketing and management of public and private investment programs investing in net lease properties as well as public and private investment programs investing in energy development.  Since 1971, Mr. Johnson has been the president, a director and a registered principal of AEI Securities, Inc., which is registered with the SEC as a securities broker-dealer, is a member of the Financial Industry Regulatory Authority (FINRA) and is a member of the Security Investors Protection Corporation (SIPC).  Mr. Johnson has been president, a director and the principal shareholder of AEI Fund Management, Inc., a real estate management company founded by him, since 1978.  Mr. Johnson is currently a general partner or principal of the general partner in nine limited partnerships and a managing member in five LLCs.

Patrick W. Keene, age 52, is Chief Financial Officer, Treasurer and Secretary and has held these positions since January 22, 2003 and has been elected to continue in these positions until December 2012.  Mr. Keene has been employed by AEI Fund Management, Inc. and affiliated entities since 1986.  Prior to being elected to the positions above, he was Controller of the various entities.  From 1982 to 1986, Mr. Keene was with KPMG Certified Public Accountants, first as an auditor and later as a tax manager.  Mr. Keene is responsible for all accounting functions of AFM and the registrant.

Since Mr. Johnson serves as the Individual General Partner of the Partnership, as well as the sole director of AFM, all of the duties that might be assigned to an audit committee are assigned to Mr. Johnson.  Mr. Johnson is not an audit committee financial expert, as defined.  As an officer and majority owner, through a parent company, of AFM, and as the Individual General Partner, Mr. Johnson is not a "disinterested director" and may be subject to a number of conflicts of interests in his capacity as sole director of AFM.

Before the independent auditors are engaged, Mr. Johnson, as the sole director of AFM, approves all audit-related fees, and all permissible nonaudit fees, for services of our auditors.

Section 16(a) Beneficial Ownership Reporting Compliance

Under federal securities laws, the directors and officers of the General Partner of the Partnership, and any beneficial owner of more than 10% of a class of equity securities of the Partnership, are required to report their ownership of the Partnership's equity securities and any changes in such ownership to the Securities and Exchange Commission (the "Commission").  Specific due dates for these reports have been established by the Commission, and the Partnership is required to disclose in this Annual Report on 10-K any delinquent filing of such reports and any failure to file such reports during the fiscal year ended December 31, 2011.  Based upon information provided by officers and directors of the General Partner, all officers, directors and 10% owners filed all reports on a timely basis in the 2011 fiscal year.


Page 29 of 34
 
 

 

ITEM 11.  EXECUTIVE COMPENSATION.

The General Partner and affiliates are reimbursed at cost for all services performed on behalf of the registrant and for all third party expenses paid on behalf of the registrant.  The cost for services performed on behalf of the registrant is based on actual time spent performing such services plus an overhead burden.  These services include organizing the registrant and arranging for the offer and sale of Units, reviewing properties for acquisition and rendering administrative, property management and property sales services.  The amount and nature of such payments are detailed in Item 13 of this annual report on Form 10-K.

ITEM 12.  SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND  MANAGEMENT AND RELATED STOCKHOLDER MATTERS.

The following table sets forth information pertaining to the ownership of the Units by each person known by the Partnership to beneficially own 5% or more of the Units, by each General Partner, and by each officer or director of the Managing General Partner as of February 29, 2012:

Name and Address
of Beneficial Owner
Number of
Units Held
Percent
of Class
     
AEI Fund Management XIX, Inc.
0
0.00%
Robert P. Johnson
5.12
0.03%
Patrick W. Keene
0
0.00%
     
Address for all:
   
1300 Wells Fargo Place
30 East 7th Street, St. Paul, Minnesota 55101
   

The persons set forth in the preceding table hold sole voting power and power of disposition with respect to all of the Units set forth opposite their names.  The General Partners know of no holders of more than 5% of the outstanding Units.

ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE.

The registrant, AFM and its affiliates have common management and utilize the same facilities.  As a result, certain administrative expenses are allocated among these related entities.  All of such activities and any other transactions involving the affiliates of the General Partner of the registrant are governed by, and are conducted in conformity with, the limitations set forth in the Limited Partnership Agreement of the registrant.  Reference is made to Note 3 of the Financial Statements, as presented, and is incorporated herein by reference, for details of related party transactions for the years ended December 31, 2011 and 2010.

Neither the registrant, nor the Managing General Partner of the registrant, has a board of directors consisting of any members who are “independent.”  The sole director of the Managing General Partner, Robert P. Johnson, is also the Individual General Partner of the registrant, and is the Chief Executive Officer, and indirectly the principal owner, of the Managing General Partner.  Accordingly, there is no disinterested board, or other functioning body, that reviews related party transactions, or the transactions between the registrant and the General Partners, except as performed in connection with the audit of its financial statements.

Page 30 of 34
 
 

 

ITEM 13.  CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE.  (Continued)

The limitations included in the Partnership Agreement require that the cumulative reimbursements to the General Partners and their affiliates for administrative expenses not allowed under the NASAA Guidelines ("Guidelines") will not exceed the sum of (i) the front-end fees allowed by the Guidelines less the front-end fees paid by the Partnership, (ii) the cumulative property management fees allowed by the Guidelines but not paid, (iii) any real estate commission allowed by the Guidelines, and (iv) 10% of Net Cash Flow less the Net Cash Flow actually distributed to the General Partners.  The administrative expenses not allowed under the Guidelines include a controlling person's salary and fringe benefits, rent and depreciation.  As of December 31, 2011, the cumulative reimbursements to the General Partners and their affiliates did not exceed those amounts.

The following table sets forth the forms of compensation, distributions and cost reimbursements paid by the registrant to the General Partners or their Affiliates in connection with the operation of the Fund and its properties for the period from inception through December 31, 2011.

Person or Entity
Receiving
Compensation
Form and Method
of Compensation
Amount Incurred From
Inception (September 14, 1990)
To December 31, 2010
       
AEI Securities, Inc.
Selling Commissions equal to 7% of proceeds plus a 3% nonaccountable expense allowance, most of which was reallowed to Participating Dealers.
$
2,115,193
       
General Partners and Affiliates
Reimbursement at Cost for other Organization and Offering Costs.
$
903,786
       
General Partners and Affiliates
Reimbursement at Cost for all Acquisition Expenses.
$
793,888
       
General Partners and Affiliates
Reimbursement at Cost for providing administrative services to the Fund, including all expenses related to management of the Fund's properties and all other transfer agency, reporting, partner relations and other administrative functions.
$
4,385,970
       
General Partners and Affiliates
Reimbursement at Cost for providing services related to the disposition of the Fund's properties.
$
1,479,022
       
General Partners
1% of Net Cash Flow in any fiscal year until the Limited Partners have received annual, non-cumulative distributions of Net Cash Flow equal to 10% of their Adjusted Capital Contributions and 10% of any remaining Net Cash Flow in such fiscal year.
$
262,829
       
General Partners
1% of distributions of Net Proceeds of Sale until Limited Partners have received an amount equal to (a) their Adjusted Capital Contributions, plus (b) an amount equal to 12% of their Adjusted Capital Contributions per annum, cumulative but not compounded, to the extent not previously distributed. 10% of distributions of Net Proceeds of Sale thereafter.
$
189,936

Page 31 of 34
 
 

 

ITEM 14.  PRINCIPAL ACCOUNTING FEES AND SERVICES.

The following is a summary of the fees billed to the Partnership by Boulay, Heutmaker, Zibell & Co. P.L.L.P. for professional services rendered for the years ended December 31, 2011 and 2010:

Fee Category
 
2011
 
2010
         
Audit Fees
$
11,261
$
11,770
Audit-Related Fees
 
0
 
0
Tax Fees
 
0
 
0
All Other Fees
 
0
 
0
Total Fees
$
11,261
$
11,770
         

Audit Fees - Consists of fees billed for professional services rendered for the audit of the Partnership’s annual financial statements and review of the interim financial statements included in quarterly reports, and services that are normally provided by Boulay, Heutmaker, Zibell & Co. P.L.L.P. in connection with statutory and regulatory filings or engagements.

Audit-Related Fees - Consists of fees billed for assurance and related services that are reasonably related to the performance of the audit or review of financial statements and are not reported under "Audit Fees." These services include consultations concerning financial accounting and reporting standards.

Tax Fees - Consists of fees billed for professional services for federal and state tax compliance, tax advice and tax planning.

All Other Fees - Consists of fees for products and services other than the services reported above.

Policy for Preapproval of Audit and Permissible Non-Audit Services of Independent Auditors

Before the Independent Auditors are engaged by the Partnership to render audit or non-audit services, the engagement is approved by Mr. Johnson acting as the Partnership’s audit committee.


PART IV

ITEM 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES.

(a) (1) A list of the financial statements contained herein is set forth on page 12.

(a) (2) Schedules are omitted because of the absence of conditions under which they are required or because the required information is presented in the financial statements or related notes.

(a) (3) The Exhibits filed in response to Item 601 of Regulation S-K are listed below.


Page 32 of 34
 
 

 

ITEM 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES.  (Continued)

3.1
Certificate of Limited Partnership (incorporated by reference to Exhibit 3.1 of the registrant's Registration Statement on Form S-11 filed on October 10, 1990 [File No. 33-37239]).

3.2
Limited Partnership Agreement (incorporated by reference to Exhibit 3.2 of the registrant's Registration Statement on Form S-11 filed on October 10, 1990 [File No. 33-37239]).

10.1
Net Lease Agreement dated April 27, 2001 between the Partnership, AEI Real Estate Fund XVII Limited Partnership, AEI Net Lease Income & Growth Fund XX Limited Partnership and Champps Entertainment, Inc. relating to the Property at 12515 Hall Road, Utica, Michigan (incorporated by reference to Exhibit 10.2 of Form 10-QSB filed May 15, 2001).

10.2
First Amendment to Net Lease Agreement dated February 12, 2002 between the Partnership, AEI Real Estate Fund XVII Limited Partnership, AEI Net Lease Income & Growth Fund XX Limited Partnership and Champps Entertainment, Inc. relating to the Property at 12515 Hall Road, Utica, Michigan (incorporated by reference to Exhibit 10.77 of Form 10-KSB filed March 29, 2002).

10.3
Assignment and Assumption of Lease dated July 3, 2003, between the Partnership, AEI Net Lease Income & Growth Fund XX Limited Partnership and NMA Fort Wayne, LLC relating to the Property at 4010 Jefferson Boulevard, Fort Wayne, Indiana (incorporated by reference to Exhibit 10.3 of Form 10-QSB filed August 14, 2003).

10.4
Assignment and Assumption of Lease dated February 17, 2006 between the Partnership and Meyer-Lamph Development Group, LTD. relating to the Property at 621 South 77 Sunshine Strip, Harlingen, Texas (incorporated by reference to Exhibit 10.26 of Form 10-KSB filed March 30, 2006).

31.1
Certification of Chief Executive Officer of General Partner 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 General Partner 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 Chief Executive Officer and Chief Financial Officer of General Partner pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.




Page 33 of 34
 
 

 

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.


 
AEI NET LEASE INCOME & GROWTH FUND XIX
 
Limited Partnership
 
By:
AEI Fund Management XIX, Inc.
   
Its Managing General Partner
     
     
March 29, 2012
By:
  /s/ ROBERT P JOHNSON
   
Robert P. Johnson, President and Director
   
(Principal Executive Officer)


Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.


Name
 
Title
 
Date
         
         
  /s/ ROBERT P JOHNSON  
President (Principal Executive Officer)
 
March 29, 2012
Robert P. Johnson
 
and Sole Director of Managing General
   
   
Partner
   
         
  /s/ PATRICK W KEENE  
Chief Financial Officer and Treasurer
 
March 29, 2012
Patrick W. Keene
 
(Principal Accounting Officer)
   


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