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
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
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
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
7-Eleven Real Estate & Site Requirements — Urban to Fuel
7-Eleven's site criteria across formats — urban walk-up, suburban fuel, Speedway-era stores — for landowners, developers and lease investors.
Jul 16, 2026 · TIER B
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
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
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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