This article was posted on Tuesday, Jun 01, 2021

Frequently, investors are seeking out reduced management and or passive real estate investments. Real estate owners are simply tired of the three Ts (Tenants, Trash, Toilets) and are looking for alternative options to consider. 

One option that a lot of investors are being sold by their real estate brokers is Net Leased properties, which are commonly known as “triple net leases” (or “NNN”). 

  • NNN properties seem like passive investments but actually require regular management. 
  • Overconcentration is a key risk when it comes to investing in NNN properties.
  • DSTs (Delaware Statutory Trusts) provide an alternative way to invest in NNN properties.
  • Diversification and true passivity are unique advantages of DST investments.

Some Net Lease properties can be nearly 100% passive. Investors will want to carefully understand how the unique net lease is set up, as some leases may actually have active management responsibilities for building upkeep. A client will also want to keep a monthly check in to make sure that the tenant is abiding by their net lease structure and that they are actually paying the various bills (common area expenses, property taxes and insurance). It is not uncommon for a large corporation to have a glitch and be late paying property taxes, and this could affect your building if not caught in an appropriate time frame.

NNN Key Points

If an investor is going to be placing their entire 1031 exchange proceeds or cash allocation in one net lease property, there are key points that an investor should understand prior to investing: 

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  • Concentration Risk – Placing all of your eggs into one basket
  • Tenant bankruptcies and restructuring – Lease Rejection
  • Store Closures – “Dark Stores”
  • 1031 exchange closing risk
  • Asset and property management responsibilities – unpaid tenant taxes, collecting  reimbursements, refinancing, lease term burn off and value erosion, lease renewal and negotiations, legal expenses, insurance issues, etc.

The Delaware Statutory Trust (DST)

Another option for investors who are looking for a 100% passive investment is a DST (Delaware Statutory Trust). A DST is an entity that can hold investment real estate structured to take 1031 Exchange monies and after-tax dollar investments. DST properties can be used as opposed
to NNN properties but still provide access to net lease type properties (FedEx, Amazon, Walgreens, CVS and many others).

  • Potential Diversification – Don’t put all your eggs into one basket! It is important to note however that diversification does not guarantee protection against losses or guarantee profits.
  •   You can close potentially on a DST in 2-3 days – which helps to potentially reduce 1031 exchange closing risk.
  • Non-recourse financing with DSTs as opposed to partial and full recourse with NNN properties.
  •   Back up – Use a DST as a backup ID in case your NNN deal falls apart.
  •  DST as a home for leftover funds to cover your exchange and avoid boot.
  •   Professional asset and property management in place.

Three DST Examples:

DST # 1
A portfolio of 15 corporate backed FedEx distribution facilities, Walgreens’s pharmacies and CVS pharmacies located throughout the country.

DST # 2
A portfolio of 20 single tenant net leased properties to tenants such as CVS, Tractor Supply, McDonald’s, Advanced Auto Parts, Auto Zone, DaVita Dialysis, Dollar General and Dunkin Doughnuts.

DST # 3
A single tenant VA Medical Hospital on a 20-year lease with the General Services Administration (GSA) – The United States Government 


Potentially protect yourself and your family by investing in multiple DSTs. This allows your 1031 equity to be diversified over 100 to 300 million dollars’ worth of institutional quality real estate instead of buying one 1-to-3-million-dollar net lease property and having to actively manage it yourself.


Kay Properties is a national Delaware Statutory Trust (DST) investment firm. The platform provides access to the marketplace of DSTs from over 25 different sponsor companies, custom DSTs only available to Kay’s clients, independent advice on DST sponsor companies, full due diligence and vetting on each DST (typically 20-40 DSTs) and a DST secondary market. Kay Properties team members collectively have over 115 years of real estate experience, are licensed in all 50 states, and have participated in over $21 Billion of DST 1031 investments. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the

“Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services. Member FINRA/SIPC. Kay Properties and Investments, LLC and Growth Capital Services are separate entities.