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.
The 1031 Exchange Timeline, Phase by Phase
The full 1031 exchange timeline — pre-sale setup, the 45-day identification sprint, and the 180-day close — with what should happen each week.
Jul 16, 2026 · TIER A
1031 Exchange vs Opportunity Zone Investing
1031 exchanges vs opportunity zone funds compared — eligible gains, deferral length, basis outcomes, risk profiles, and when each wins.
Jul 16, 2026 · TIER B
TIC Interests in 1031 Exchanges — Rules and Real Uses
How tenant-in-common interests qualify for 1031 — the Rev. Proc. 2002-22 factors, TIC vs DST, and when fractional deals make sense.
Jul 16, 2026 · TIER C
1031 vs 721 — Trading Deferral Paths Into a REIT
Section 721 UPREIT contributions vs 1031 exchanges — how each defers, what OP units change, and the one-way doors to know about.
Jul 16, 2026 · TIER C
1035 vs 1031 Exchanges — Cousins That Never Meet
Section 1035 insurance exchanges vs 1031 real estate exchanges — what each defers, their separate rules, and why they can't be combined.
Jul 16, 2026 · TIER C
1099-R Code 1 — the Early-Distribution Flag, Decoded
What distribution code 1 on Form 1099-R means, the 10% penalty exceptions, and fixing miscoded retirement distributions.
Jul 16, 2026 · TIER C
Buying Commercial Property for Investment — the Orientation
The commercial property buyer's orientation — asset classes compared, return math, financing reality, and where first-timers land.
Jul 16, 2026 · TIER C
Capital Gains Brackets — Where Real Estate Sales Actually Land
How capital gains brackets work on property sales — the 0/15/20% bands, recapture's 25%, NIIT stacking, and bracket management.
Jul 16, 2026 · TIER C
The Build-to-Suit 1031 — Ordering Your Replacement Property
Build-to-suit 1031 structures — parking arrangements, completion deadlines, and contracting a developer to deliver your replacement.
Jul 16, 2026 · TIER C
Capital Gains and AGI — What a Sale Does to Everything Else
How capital gains flow into adjusted gross income, the thresholds a property sale trips, and the knock-on costs beyond the gains tax.
Jul 16, 2026 · TIER C
Capital Gains in a Roth IRA — and Real Estate's Version of the Trick
Why Roth IRAs never pay capital gains tax, whether real estate belongs inside one, and how property investors replicate the shelter.
Jul 16, 2026 · TIER C
Can Capital Losses Offset Ordinary Income?
How capital losses net against gains, the $3,000 ordinary-income limit, carryforwards, and the real-estate exceptions worth knowing.
Jul 16, 2026 · TIER C
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