In the fast-paced world of net lease investing, many retail and service brands that appear stable on the surface are actually owned — or heavily influenced — by private equity (PE) firms behind the scenes. For NNN investors, that can mean opportunity—but also hidden risk. Private equity-backed tenants can offer: High cap rates Aggressive expansion […]

One of the most powerful advantages of NNN (Triple Net) investments is predictable income. But if you’re holding a property for 10 years, you’re not just buying today’s cash flow — you’re buying a decade of future income. That means understanding how your Net Operating Income (NOI) will grow over time is essential to evaluating […]

When most investors think about NNN (Triple Net) investments, they envision nationally branded tenants like Starbucks, Walgreens, or 7-Eleven—corporate-backed, credit-rated, and virtually hands-off. But there’s another category of net lease tenants that offers higher yields and more opportunities, if you know how to underwrite the risk correctly: Franchisee Tenants. In today’s market, a growing number […]

In triple net (NNN) investing, one of the most important — and misunderstood — trade-offs is between lease term and yield. It’s a classic balancing act: Longer lease = lower yield, more security Shorter lease = higher yield, more risk Most investors want both — but in a competitive net lease market, getting the right […]

In the world of net lease investments, the Cap Rate is often the headline number. It’s front and center on every Crexi listing, flyer, and broker pitch. But here’s what seasoned investors know: The Asking Cap Rate only tells you what the seller wants to earn — not what you’ll actually earn. To make smart […]

In net lease investing, the tenant’s credit quality is arguably the single most important risk factor to evaluate. You’re not just buying the four walls and land — you’re buying a contractual income stream backed by that tenant’s ability and willingness to pay rent. For investors in NNN (Triple Net) or Absolute NNN assets, tenant […]

Investing in NNN (Triple Net) properties has become one of the most sought-after strategies for real estate investors looking for predictable, passive income with minimal operational risk. From corporate-leased retail to single-tenant QSRs, these assets can offer long-term stability, inflation protection, and hands-off ownership. But while NNN properties seem simple on the surface, even seasoned […]

If you’re selling a rental property, legacy asset, or highly appreciated real estate, you’ve likely heard of the 1031 exchange — one of the most powerful tools in the IRS tax code to build wealth and defer capital gains. But what many investors don’t realize is that the net lease (NNN) sector offers an ideal […]

As real estate investors search for passive, predictable income, net lease investments have emerged as a leading strategy — offering long-term stability, minimal management, and tenant-aligned lease structures. But for many new investors, the terminology can be confusing. What exactly is a net lease? And what are the differences between NNN, NN, and Absolute NNN […]

In today’s increasingly volatile financial markets, the need for reliable, stable income streams has never been more critical. As traditional investments like stocks and mutual funds face headwinds from inflation, interest rate hikes, and market uncertainty, many investors are turning their focus to real estate — specifically Net Lease (NNN) properties — as a dependable […]

Delaware Statutory Trusts (DSTs) blend the best of two worlds: like-kind investment exposure for 1031 exchanges and a fully passive ownership experience. ✅ Fully 1031-Compatible, Completely Passive Because DST shares are treated by the IRS as “like-kind” property, they qualify for 1031 tax deferral—but with no landlord headaches. Ownership responsibilities—including leasing, maintenance, and financing—are handled […]

1. Turnkey Investing DSTs let you participate in large-scale commercial properties (e.g., multifamily, industrial, healthcare) with relatively small capital—often starting at $100K–$200K. Instead of managing leases, maintenance, and upkeep, you collect reliable passive income. 2. Strict “Yes/No” Structure Under IRS rules, DST sponsors must follow a passive structure—no renegotiation of loans, no property reinvestment, no […]

A Delaware Statutory Trust (DST) is a powerful tool for real estate investors seeking passive income, portfolio diversification, and tax deferral through a 1031 exchange. Recognized by the IRS as a qualified replacement property, a DST allows multiple investors to co-own fractional interests in large institutional-grade real estate assets — without the headaches of active […]

Presented by TD Commercial Group – Your Net Lease Investment Partner Investors looking to maximize gains and defer capital gains tax know that a 1031 Exchange can be a game-changer. But timing and accuracy are critical. At TD Commercial Group, we’ve put together a step-by-step checklist to guide you through a smooth and successful 1031 […]

🔁 What is a Reverse Exchange? A Reverse Exchange flips the traditional 1031 exchange model. Instead of selling your relinquished property first, you acquire the replacement property before transferring the old one. This works through an Exchange Accommodation Titleholder (EAT)—a third party who “parks” the title to your new property temporarily until your old property […]

Savvy investors know the 1031 Exchange is one of the most powerful tools in commercial real estate — enabling tax deferral on capital gains and opening the door to portfolio growth and diversification. But not all 1031 Exchanges are created equal. Below is a breakdown of the four primary 1031 Exchange structures, including their strategic […]

Unlocking Wealth Through Structure, Timing, and Planning Successful real estate investing isn’t just about finding the right deal—it’s about keeping more of what you earn. Strategic tax planning is one of the most powerful levers investors can pull to maximize long-term wealth. Below is a breakdown of the top tax strategies every serious investor should […]

A properly executed 1031 exchange is one of the most powerful tools for building long-term real estate wealth. But it’s also one of the easiest tax strategies to mess up — and when investors make mistakes, the consequences can be steep: taxable gains, penalties, and lost opportunities. Here’s a breakdown of the most common 1031 […]

If you’ve ever thought, “I’d love to live in one of my investment properties someday,” you’re not alone—and you’re not out of luck. Under the right strategy, the IRS allows you to legally convert a 1031 exchange replacement property into your personal residence, all while preserving the massive tax-deferral benefits of the original exchange. But […]

Navigating a 1031 exchange can unlock tremendous tax benefits—but it also presents several critical pitfalls that can derail an otherwise strategic investment move. One of the most misunderstood—and costly—steps in the process is identifying replacement properties. This article reveals the most common mistakes investors make during the identification phase, how to avoid them, and what […]

🚦 What Are Qualified Closing Costs? Qualified closing costs are expenses the IRS allows to be deducted from your sale proceeds without jeopardizing your 1031 tax deferral. These costs are directly tied to the transaction and include: Title insurance fees Escrow fees Recording fees Broker commissions Transfer taxes Legal or tax advisory fees related to […]

FOR SALE: Dollar General “Plus” – La Feria, TX 10,566 SF | 2023 Build | NNN Lease w/ Rental Increases | 36,000 Population (5-Mile Radius) TD Commercial Group is pleased to exclusively present a rare opportunity to acquire a brand new Dollar General “Plus” size prototype located in the high-growth Rio Grande Valley region of South Texas. Built in […]

There are only 3.6 years left on the lease (11/30/28), but there are 4, 5 – year option periods remaining. If AutoZone wants, they could be here all the way out through 11/30/58. There could be an opportunity in the next 2 years to make a deal with AutoZone and get them to sign an […]

Contact Shane Smith: 605-515-4564 [email protected] Download the PDF Here

NNN investment claims to be a smart decision in the modern real estate world. However, one question always naturally appears: how to get the most out of the deal? Obviously, hassle-free management, tenant creditworthiness, and long-term occupancy promote escalated income. Even though these benefits are attractive, you can fully capitalize on them only by having […]