NNN Investing Insights
Guides, market notes, and tenant deep-dives for triple-net and 1031 investors — written by people who close these deals, refreshed on a schedule, and wired into every related page on the site.
Can You 1031 Into Mutual Funds or ETFs?
Why mutual funds, ETFs and REIT shares never qualify for 1031 — and the deferral-adjacent routes fund investors actually have.
Jul 16, 2026 · TIER C
Can You 1031 Exchange a Primary Residence?
Why homes don't qualify for 1031 — and the Section 121 combinations, conversions, and timelines that bridge the two rules legally.
Jul 16, 2026 · TIER B
What Counts as Like-Kind Property in a 1031
The like-kind standard explained — how broad real-estate-for-real-estate really is, the edge cases, and what fails the test.
Jul 16, 2026 · TIER B
Using 1031 Funds to Build on Property You Already Own
Why exchanging into your own land mostly fails, the leasehold improvement structure that sometimes works, and the honest alternatives.
Jul 16, 2026 · TIER B
The Q4 1031 Exchange — When Day 180 Isn't Day 180
Why fourth-quarter sales shrink the 1031 window — the tax-return due-date rule, the extension fix, and year-end closing strategy.
Jul 16, 2026 · TIER B
The Qualified Intermediary — Your Exchange's Single Point of Failure
What a qualified intermediary does, what one costs, how QIs fail, and the security checklist for choosing yours. Required reading before you sell.
Jul 16, 2026 · TIER A
Raw Land in a 1031 — Buying It, Selling It, Qualifying It
Raw land and 1031 exchanges — full like-kind status, the investment-intent screens, and land-to-income strategies that work.
Jul 16, 2026 · TIER B
Can a 1031 Exchange Be Used for New Construction?
Using 1031 funds for new construction — improvement exchange mechanics, the day-180 completion problem, and the developer pre-sale alternative.
Jul 16, 2026 · TIER B
1031 Exchange Rules — Every Requirement That Decides Your Deferral
The 1031 exchange rules that actually decide outcomes — like-kind, timelines, identification, boot, same-taxpayer — in working order for 2026.
Jul 16, 2026 · TIER A
Can a Second Home Qualify for a 1031 Exchange?
When vacation homes and second properties qualify for 1031 exchanges — the safe-harbor rental tests, personal-use limits, and conversion path.
Jul 16, 2026 · TIER C
Can You Do a 1031 Exchange With Stocks?
Why stocks, bonds and funds can't be 1031 exchanged, what the TCJA changed, and the routes stock-heavy investors use to reach real estate anyway.
Jul 16, 2026 · TIER A
How Does a 1031 Exchange Affect the Buyer?
Buying from a 1031 seller — what their deadlines mean for your price and terms, the cooperation clause, and the leverage map.
Jul 16, 2026 · TIER B
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