What a Delaware statutory trust is, why Revenue Ruling 2004-86 lets fractional DST interests qualify as 1031 replacement property, and its restrictions and risks.

How a DST interest functions as 1031 replacement property when a Florida investor cannot close on a direct property before the 45 or 180-day deadline.

How a 721 UPREIT exchange lets a Florida investor move from a DST 1031 interest into REIT operating partnership units, and what that conversion gives up and gains.

Why publicly traded REIT shares do not directly qualify as 1031 replacement property in Florida, and the two-step DST-to-UPREIT path that connects real estate to REIT ownership.

How tenants-in-common ownership works as 1031 replacement property under the IRS 15-point safe harbor, and why lenders and co-owner votes make TIC different from a DST.

What a zero cash flow property is, why heavily leveraged NNN debt replacement appeals to large Florida exchangers, and the credit-tenant and refinancing risk involved.

How a triple-net (NNN) lease property works as 1031 replacement in Florida, what tenant credit and lease term actually control, and the diligence a passive buyer needs.

How Florida 1031 exchange investors split proceeds across several replacement properties, the identification rules that govern it, and the closing risk of running parallel deals.