1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

What options are there for triple net deals under $1,000,000?

Thomas dives in and covers:

- the problem with NNN properties under $1M - how many options are there? - CRE Joke: do deals under $5M even exist? - what do you buy with $200k, $400k, $700k, $900k etc? - do benefits of triple net investing diminish with deal size? - real world NNN deal examples - crexi.com - 4,500 property options - all prices, all states - only 700 under $1M - 15% - lease length filter - 5 years or more - 216 deals - only 5% of national deal inventory - absolute net v. Triple net - only 50 deals nationwide! - price based on rent and cap rate - what are the cap rates of NNN deals? - national cap rates - why is the rent what it is? - why is the rent low? - performance of retailer/tenant locations - cost of project / development / redevelopment - prevailing market rental rates - location, location, location - does low rent equal crappy location? - 200 properties - where are the located? - how many are in or near cities? - low rent = low price = questionable location - how does this change if you are in a 1031 exchange? - good deals under $1M - higher cap rate - buyer trade off's - using leverage to get up in higher price point - better triple net deals in $2-$5M range - risks of deals over $5M - listener apology: Grant, Doug, Alice, Rick, Fahiz - other options for under $1M - this is not security advice or a security offering - syndicated deals - fractional ownership - 1031 - DST - Deleware Statutory Trust - Listener Survey: https://www.1031navigator.com/nnnsurvey - REIT's, PPM's, Developers and other Syndicators - Not knocking lower price deals - there ARE opportunities - Small price point example - there is money to be made in this price range - but makes more sense to leverage up or do fractional ownership - listener hotline: 970-300-1994

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions. Leave a direct voicemail at the podcast hotline at 970-300-1994

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Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty.

NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states.

1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Thomas is joined by client and friend Greg Totten of Trived Investments to discuss $5.7M worth of real world deals involving 1031 exchanges, triple net Dollar General and value add properties.

Topics in order of discussion:

- what is the best 1031 exchange replacement property - deciding on NNN or other types investments - value add deals - the importance you "investor profile" or "buyer profile" - balanced real estate portfolio - equity appreciation - mailbox money and passive investments - Dollar General NNN / triple net property comparison - high credit / solid tenants - NNN downfalls - "force appreciation" on 1031 investments - buy according to your goals - zero phone calls and only one letter - "hands off investment" - no maintenance oversight - peace of mind investment - why low rent per square foot matters - triple net lease length - NNN cap rate movement - location due diligence - selling a triple net property - NNN lease "sweet spot" - extending triple net leases with tenants - additional depreciation techniques - refinancing triple nets - "double dipping": yield, security, low risk, amortization, depreciation, cash out, reinvest in higher yield deals - "value add" types of real estate investments - vacancy, below market rents, upside, cap rate differential - real estate "gravy" - NOI growth: increasing income, lowering expenses - finding deals that are mismanaged - having fun and creating value - "boring" triple net leases LOL - 2X'ing equity and then doing a 1031 exchange - why you have to look at a lot of deals in a 1031 exchange - why a great team matters - selecting a 1031 qualified intermediary - 1031 exchange process and overview - two 1031 tricks - when to start looking for 1031 replacement properties - "early and aggressive" while shopping for 1031 replacement properties - doing due diligence early and being done within the 45 day 1031 id period - why due diligence matters and what to do - loan terms and how to finance deals - Trello for real estate - what is the property "story" - what value add deals are not for everyone - risk considerations - self managed v. professional management - the cost of professional management - calculating "real" expenses and verifying expenses - downside considerations - Greg's multi family and real estate investing experience - available investments @ www.trived.com - summary - tips, red flags, words of wisdom for your 1031 exchange from Greg

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994 _______

Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time.

Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income.

1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Today is a double/combo episode covering 1031 exchanges, opportunity zones, net leased properties, impact investments and advanced tax planning.

Our guest today is writer/speaker/thought leader Tony Nitti, CPA a Tax Partner with RubinBrown. Tony is a regular contributor/writer for Forbes and Tax Advisor and has been featured on Bloomberg, CNN Money, The Wall Street Journal and The New York Times. With over 20 years of accounting and tax experience, Tony holds a Masters in Taxation from the University of Denver and specializes in corporate and partnership taxation, with an emphasis on complex mergers and acquisitions structuring. 

The wide ranging discussion covers:

- "If you don't laugh, you would cry" Tony Nitti on covering the US Tax Code - Tax Code is a moving target: It is not enough to know the current law; you need to know where it is going. - Tax Cut & JOBS Act - New Capital Gains Tax Rate? - Will the 1031 and Opportunity Zone legislation stick around? - Why 1031 Exchanges make sense - Why 1031's are part of high end tax planning - can you avoid capital gains tax forever? - common 1031 exchange misconceptions - why deferral is "always" / "usually" the right choice (in most cases!) - what will the rate be when the tax comes to roost? - "To Do OR Not To Do" a 1031 Exchange - why capital gains rates will never be lower than right now - 1031 forever or cash out and pay the tax? - the greatest tax planning tool - death? - what is your true capital gains rate? - Section 1250 Gain - net investment income tax rate - State Taxes! - "I was only calculating Fed!" - Double Digit Rates! - best blended rate to estimate your capital gains tax for your 1031 exchange - Section 199A - 20% deduction - who / what / why - "the bane of every CPA's existence" - Section 162 "Trade or Business" - 199A: NNN property v. NN property - rental safe harbor: 200 hours per year - "investment" v. "Trade or Business" - 199A: Opportunity Zones (45 minute mark) - IRS disconnect of what a triple net lease is really like - IRS Notice 2019-7: Triple Net 199A - "good tax policy does not force you to buy other investments you would not otherwise purchase" - 2025 Sunset of Tax Provisions - "Tread Lightly" Walter White, Breaking Bad - Tax law repeal and the ebb and flow of partisan politics - It is not just where the laws are today but where they will be in the future and trying to figure out where they are headed. - 55 minute mark - changing gears to Opportunity Zones - The differences between 1031 Exchanges v. Opportunity Zones - $4M example - OppZone "hand is forced" to "where" you have to invest. - Tax and Non-Tax considerations - OZ Advantage #1 - take cash off the table; invest gain only - OZ Advantage #2 - able to split / restructure partnerships - OZ Advantage #3 - not just "like kind" property - OZ Disadvantage - gain and tax liability comes home to roost sooner than later... in 2026. At mercy of what the rate is in 2026; not today's rate, tax is at 2026 rate. - investing in a Qualified Opportunity Fund - self-election of QOF - existing entity or new entity - self certification - "not enough time" to go over the common criticisms of the Opportunity Zone program - more money or projects? For OZ's - Tony on Twitter  - Location. Location. Location. - Gentrification - debt and refinancing in Opportunity Zones: 2 year rule of thumb - substantial improvement rule - "any" 30 month period wording - Cost Segregation - Tony On Forbes

- Tony on LinkedIn

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994

_______

Thanks for listening!

Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Ever heard of "Impact Investing"?

Many clients have been coming to us and saying “not only do I want a safe investment for my 1031 that is good for my money, I also want it to be a “good” investment for my kid’s kids and the planet we live on".

There seems to be a theme, rather than “be” the change you want to see in the world to “buy” the change you want to see in the world.

They ask what types of green or sustainable real estate is available for 1031 exchange.

Thomas explains more on this podcast episode and discusses seven types of green and sustainable investments suitable for 1031 exchange replacement properties.

The episode covers

• “like kind” properties
• green buildings
• renewal energy properties and infrastructure
• organic and sustainable farms and timber
• conservation investments
• brownfield investment
• redevelopment / reuse
• thematic investments

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994 _______

Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments. For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Low yields got your down?

Here are some High Yield Triple Net Properties!

Announcing our new listing of a high yield ten property NNN portfolio.

Portfolio Price: $16M

Average cap cate: 8%

Median Lease Term: 9 years

Tenants: Dollar General, Burger King, Mattress Firm, Fleet Pride, Gerber Collision, Spec’s Liquor and EZ Pawn

Properties are available together or separately.

Deal Access: https://www.1031navigator.com/portfolio

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994 _______

Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Have a Walgreens or other Triple Net Property you are thinking of selling?

Here are 15 things to consider when deciding whether or not to sell.

Points touched on: tenant credit, lease term, traffic, crime, store sales, flood zone, demographics, loan pre-payment defeasance penalties, contract rent v. market rent, and more...

If you are a 1031 exchange or triple net buyer you can flip these points on their head and look at them from your perspective as well.

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994 _______

Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

What catches your attention more video or email? 

When spending millions of dollars for your 1031 exchange what information do you rely on?

Today Thomas discusses what property emails stick out among thousands of possible 1031 exchange replacement properties. How video is changing property evaluation for 1031 NNN Triple Net properties and commercial properties. And why a little dose of humor while adding value goes a long way.

Passive income properties and topics touched on in today's show

• Chick-Fil-A NNN
• Triple Net California Investment
• 1031 Exchange Checkers Long Term Lease
• NNN property videos
• traffic, location, adjoining properties
• commercialmortgage.com humor
• use of drones for real estate investment
• making sense of all the data for your 1031 exchange

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994 _______

Thanks for listening!

Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time.

Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty.

NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states.

1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Listener question about "Zero Cash Flow" deals.

Thomas discusses:

- what is a zero cash flow deal

- licensing for a zero cash flow deal

- who buys a zero

- why buy a zero

- what is a rent holiday?

Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions. Leave a direct voicemail at the podcast hotline at 970-300-1994

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Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments. For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.

Listener Q&A: What is a realistic yield/return for a good triple net property?

5%? 6%? 8%?

Listener Q&A: How much should I expect to invest in a quality triple net property for a 1031 exchange?

What are the price points of triple net deals? Walgreens. CVS. Fast Food. Dollar General etc.