1031-eligible passive vehicle — buy beneficial interest in a DST-owned institutional property, no LLC filings.
DST is IRS-approved (Rev Rul 2004-86) as replacement property for 1031 exchanges. Investor buys 'beneficial interest,' not deed. Fully passive: no signing on loans, no operational decisions. Common on grocery-anchored retail, medical, industrial, class-A multifamily. $25K–$100K minimums. Ideal exit for aging landlords wanting to preserve step-up basis at death. 721 UPREIT rollup exit option after 2+ years.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
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.