Contribute property to REIT for OP units — defer gain, gain liquidity path.
Under §721, contribute appreciated real property to a REIT's Operating Partnership in exchange for OP units (economically equivalent to REIT shares). No gain recognized. You get diversification (own the whole REIT portfolio), professional management, and future liquidity via conversion to REIT shares (which is taxable, but you control timing). Often used after DST 1031 chain.
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Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
Recession-resistant cash flow with fragmented mom-and-pop sellers.
Exit landlording without paying cap gains.
Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Renovate while living in, sell tax-free every 2 years.
Zero capital, zero credit — flip contracts for $5–25k each.
Rent apartments, sublet to travel nurses at 2–3× rent.