A modern real estate portfolio does more than grow—it distributes stable income, offers flexible liquidity, and simplifies legacy planning. This 3-pillar strategy uses tools like DSTs, 1031 exchanges, UPREIT conversions, and NAV REITs to help investors unlock passive income, preserve equity through tax deferral, and transfer wealth with clarity. Discover how to transform appreciated properties into a long-term engine for income, flexibility, and generational impact.

The classic 60/40 investment portfolio no longer delivers the stability or income investors need in today’s volatile markets. The modern 50/30/20 model adds a critical 20% allocation to private real estate and other alternatives—creating stronger diversification, inflation protection, and dependable cash flow. Learn why high-net-worth investors are embracing DSTs, NAV REITs, and tax-efficient real estate strategies to build more resilient portfolios.

Raising equity deal-by-deal limits growth, creates investor fatigue, and slows acquisition momentum. DST and 721 UPREIT strategies offer sponsors a smarter pathway—unlocking liquidity, simplifying investor relations, and enabling long-term scale without constant fundraising. This guide explains how mid-market sponsors can use DST dispositions and UPREIT contributions to build durable, institutional-grade platforms while maintaining operational control.

Selling appreciated investment property can create a painful tax bill from both capital gains and depreciation recapture—often wiping out a large portion of your hard-earned equity. Delaware Statutory Trusts (DSTs), used inside a 1031 exchange, allow you to defer these taxes while reinvesting 100% of your proceeds into passive, professionally managed real estate. This article explains how DSTs work, why they’re so powerful for tax planning, and how Medalist structures DST solutions with income, flexibility, and estate clarity in mind.

If you're a rental property owner over 60, transitioning from hands-on property management to predictable, passive income has never been easier. Delaware Statutory Trusts (DSTs) offer tax-deferred 1031 exchange options, professional management, and stable monthly income—without tenants, repairs, or stress. Learn why DSTs are rapidly becoming the preferred retirement strategy for experienced real estate investors.

Downsizing isn’t just about simplifying life—it’s a strategic financial move that can unlock trapped equity, reduce expenses, and create predictable passive income. Whether you’re overwhelmed by maintenance, looking to cut taxes, or ready for a lifestyle shift, this guide outlines six clear signs it may be time to transition. Discover how DSTs and NAV REITs can help you preserve wealth, defer taxes, and move into retirement with freedom and confidence.

For many longtime property owners, downsizing isn’t just about a smaller home—it’s about unlocking equity, reducing costs, and simplifying life while preserving wealth for the next generation. Whether driven by high property taxes, overwhelming upkeep, health or mobility needs, or the desire to be closer to family, downsizing can open the door to passive income solutions like DSTs and NAV REITs. With Medalist’s guidance, owners can make this transition tax-efficient, stress-free, and legacy-focused—turning real estate into a platform for financial freedom and long-term security.

Every portfolio has its crown jewel properties—the stable, income-producing assets that drive long-term wealth. Selling them can disrupt cash flow, trigger taxes, and eliminate future appreciation. This guide explains why retaining top-performing assets is often the smarter strategy and explores tax-efficient options like UPREITs, DSTs, and 1031 exchanges that let you unlock liquidity without sacrificing long-term value.

More landlords nearing retirement are turning to Delaware Statutory Trusts (DSTs) to replace hands-on property management with predictable, passive income. DSTs offer tax-deferred 1031 exchange benefits, access to institutional-quality real estate, and simplified estate planning—making them an ideal solution for owners wanting income without the headaches. Discover why DSTs are becoming the preferred strategy for retiring property owners seeking stability, freedom, and long-term financial security.

Real estate owners often believe accessing equity requires selling their best-performing properties—but it doesn’t. By contributing appreciated assets into a REIT’s Operating Partnership and receiving OP Units, investors can unlock liquidity, defer taxes, maintain income, and gain diversification without losing long-term upside. This article explains how permanent capital strategies help property owners keep their winners while creating capital for future goals.

Portfolio transitions can create stress, conflict, and uncertainty for families—especially when managing significant real estate or investment assets. With clear governance, structured decision-making, and proactive estate planning, families can preserve both wealth and unity across generations. This guide outlines practical strategies to ensure smooth transitions while protecting long-term financial and relational stability.

Triple Net Lease (NNN) properties continue to shine as one of the most stable real estate investments in 2025. With long-term leases, predictable income, inflation protection, and powerful tax advantages through 1031 exchanges and UPREIT strategies, NNN assets provide investors with unmatched stability in a volatile economic environment. Learn why income-focused investors are turning to NNN properties to preserve wealth, simplify ownership, and secure reliable long-term income.

Portfolio transitions can create temporary income gaps, higher expenses, and timing mismatches—but with the right strategy, your cash flow doesn’t have to suffer. This guide explores practical tools such as staggered transactions, bridge financing, lease continuity, and permanent capital structures to help investors maintain predictable income and reduce financial stress during transitions.

Not every property in your portfolio should be treated the same. Some are perfect candidates for conversion into REIT or UPREIT structures—unlocking tax deferral, passive income, and long-term stability—while others are better retained for value-add, flexibility, or strategic control. This guide breaks down how to evaluate each asset and make decisions that preserve wealth, reduce taxes, and support your long-term legacy.