Frequently asked questions.

How do my investors move into the REIT?
721 UPREIT. Tax‑free rollover, OP units, and liquidity.
Will my investors actually do this?
Once they see tax‑free rollover, steady income, and cash‑out options—yes.
What if some don’t want in?
We cash them out cleanly.
How do new investors get in?
Direct REIT buy‑in or DSTs that later roll up.
Do they stay with me?
Yes. Same manager they know and trust—you.

Do I lose control of my business?
No. You own 100% of your op‑co. We only co‑own the REIT.
Who decides what the REIT buys?
A board with both of us on it. Institutional rules, your expertise.
Do I keep property management?
Yes—you keep the fees, contracts, and relationships.
How much equity do you take?
Just enough to keep us aligned. Your upside stays yours.
Does this lower my cost of capital?
Yes—permanent capital beats chasing expensive money.

Where’s the initial money come from?
We bring secured debt to launch. Then raise equity together.
Do you replace my investors?
No—we help you keep them and add more.
How do you make money?
Debt interest. Small REIT equity stake. Shared fees. When you win, we win.
How is my REIT valued?
By institutions—on NAV, income, and growth. Worth more than piecemeal deals.
How big can this get?
$50M+ in 24 months is common. Depends on your portfolio.

What liquidity do my investors get?
Borrow against units, sell on secondary market, or cash out at a big event.
Can I sell the REIT?
Yes—to a bigger REIT, an institution, or the public market.
Do I get liquidity?
Yes—without losing control.
How fast can investors access cash?
Borrowing is instant. Selling is faster than unloading property.
What if I want out completely?
Exit via REIT sale or IPO—often at a big multiple.

What’s a 721 exchange?
Swap property for REIT units—no tax until units are sold.
How’s that different from a 1031?
1031 swaps property for property. 721 swaps property for units (and liquidity).
Can DST investors join later?
Yes—they can roll into the REIT later.
Will this trigger a tax reassessment?
Usually no. We structure to avoid it.
Can this work if my properties have debt?
Yes—we structure around the loans.

What if we can’t raise institutional equity?
Your investors + our debt still make it work.
Why hasn’t this been common?
Requires rare skills: 721 know‑how, patient capital, and institutional infrastructure.
What’s the catch?
You have to commit and execute.
What if my investors resist change?
We walk them through it—most love the benefits once they see them.
Can this fail?
Only if you stop doing deals. Permanent capital removes the biggest risk—running out of money.

How does this make me better than my competitors?
You move faster, keep your winners, and attract better deals.
Why now?
First movers lock in the best terms and capital partners.
How does this help my family?
Your REIT lives on. Assets they can sell. Income they can keep.
What’s the endgame?
Build an enterprise worth 10x your current deal value. Sell it, scale it, or pass it down.
What’s my first move?
Book the 30‑minute call. We’ll show you exactly how much capital is on the table.