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The "Nitti" Gritty of 1031 Exchanges and Opportunity Zones with Tony Nitti, CPA

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

Release Date: 07/20/2019

Off Market NNN Properties - $400M worth of NNN deals for 1031 exchange show art Off Market NNN Properties - $400M worth of NNN deals for 1031 exchange

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

Working on a $125M 1031 exchange need and the only way to source that many deals in bulk is to go to my developer and broker contacts. CRE is a relationship driven business. Just like Location, Location, Location it is "Who You Know". - best deals never come to market - pre market or off market - 60% of my deals are sourced through my network - off market list - off market CVS NNN 7 deals $50M - off market Dollar General NNN 100 stores $150M - off market 7-11 NNN 15 deals $60M - off market Firestone NNN 20 deals $90M - off market TSC Tractor Supply 9 deals $50M If you are looking for off...

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7-Eleven NNN Cap Rates, Recent 1031 $7M Deals & 7-11 Triple Net 1031 Properties For Sale show art 7-Eleven NNN Cap Rates, Recent 1031 $7M Deals & 7-11 Triple Net 1031 Properties For Sale

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

Today TMO looks at 7-Eleven NNN cap rates, two recent 7-11 1031's he closed, several active for sale triple net 7-Elevens and other 7-11 NNN 1031 sold comps. 7-Eleven NNN deals produce stable and secure long term income for your 1031 exchange or as a passive income addition to your portfolio. More in this video: 00:00 7-11 Triple Net 1031 Investments 00:23 1031 Navigator 1031 Exchange 01:11 secure passive income 01:31 Income, Impact, Return - Investing 02:00 Two recent sold 7-Eleven 1031 NNN Deals 02:16 7-11 NNN For Sale Chicago 1031 Exchange 05:47 Demographics - How to invest in the best...

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Does a 1031 exchange avoid state taxes? show art Does a 1031 exchange avoid state taxes?

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

________ Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994 Get FREE answers to your most pressing 1031 and real estate investing questions. Leave a direct voicemail at the podcast hotline at 970-300-1994 _______ Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net...

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Recent NNN 1031 Closings & 1031 Buyer Needs show art Recent NNN 1031 Closings & 1031 Buyer Needs

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

Recent 1031 NNN Closing update and 1031 Needs: O'Reilly NN 4 - Dollar General's Absolute Net Mattress Firm Gerber Collision Pizza Hut ABC Supply Hardees 20 year NNN Family Dollar NNN 7-Eleven 15 year triple net Firestone NNN O'Reilly NNN New $27M 1031 portfolio buy need and $6M 1031 NNN buy need.   Free triple net 1031 consult:  www.1031navigator.com/free       _______ Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at...

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Client Q&A - NNN - No Income Tax States and Multiple State Strategies show art Client Q&A - NNN - No Income Tax States and Multiple State Strategies

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

Today Thomas discussed pursuing a NNN multiple state strategy and/or no/low income tax state strategy for triple net properties and other commercial investment real estate. This episode is based around an email to client re a question he asked: Michael, you had also asked about a multiple state strategy in the no income tax states. Many people I work with and many investors across the country do this but due to this demand it makes the cap rates lower in these states. i.e. a deal in FL, TX or NV will be 50 to 100 bps lower on cap rate. Per the other email (with supreme court notes) it depends...

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Can I 1031 exchange into a property I own? show art Can I 1031 exchange into a property I own?

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

- existing property - already owned property - relative’s property - reverse exchange - improvement exchanges

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Can you 1031 exchange foreign property? show art Can you 1031 exchange foreign property?

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

________ Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994 Get FREE answers to your most pressing 1031 and real estate investing questions. Leave a direct voicemail at the podcast hotline at 970-300-1994 _______ Thanks for listening! Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net...

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1031 Exchange with too much debt show art 1031 Exchange with too much debt

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

- not enough equity - ZCF - Zero Cash Flo - DST - Delaware Statutory Trust

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What is 1031 exchange boot? show art What is 1031 exchange boot?

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

- non like-kind - is boot more than the gain? - too much debt? - too much equity?

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Can I 1031 Primary Residence or Residential Property? show art Can I 1031 Primary Residence or Residential Property?

1031 Exchange Passive Income and NNN Investment Series by 1031 Navigator

- 1031 primary residence - 1031 residential - homestead exemption - converting to rental - buying a rental - split treatment - personal use v. investment property

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More Episodes

Today is a double/combo episode covering 1031 exchanges, opportunity zones, net leased properties, impact investments and advanced tax planning.

Our guest today is writer/speaker/thought leader Tony Nitti, CPA a Tax Partner with RubinBrown. Tony is a regular contributor/writer for Forbes and Tax Advisor and has been featured on Bloomberg, CNN Money, The Wall Street Journal and The New York Times. With over 20 years of accounting and tax experience, Tony holds a Masters in Taxation from the University of Denver and specializes in corporate and partnership taxation, with an emphasis on complex mergers and acquisitions structuring. 

The wide ranging discussion covers:

- "If you don't laugh, you would cry" Tony Nitti on covering the US Tax Code
- Tax Code is a moving target: It is not enough to know the current law; you need to know where it is going.
- Tax Cut & JOBS Act
- New Capital Gains Tax Rate?
- Will the 1031 and Opportunity Zone legislation stick around?
- Why 1031 Exchanges make sense
- Why 1031's are part of high end tax planning
- can you avoid capital gains tax forever?
- common 1031 exchange misconceptions
- why deferral is "always" / "usually" the right choice (in most cases!)
- what will the rate be when the tax comes to roost?
- "To Do OR Not To Do" a 1031 Exchange
- why capital gains rates will never be lower than right now
- 1031 forever or cash out and pay the tax?
- the greatest tax planning tool - death?
- what is your true capital gains rate?
- Section 1250 Gain
- net investment income tax rate
- State Taxes! - "I was only calculating Fed!" - Double Digit Rates!
- best blended rate to estimate your capital gains tax for your 1031 exchange
- Section 199A - 20% deduction - who / what / why
- "the bane of every CPA's existence"
- Section 162 "Trade or Business"
- 199A: NNN property v. NN property
- rental safe harbor: 200 hours per year
- "investment" v. "Trade or Business"
- 199A: Opportunity Zones (45 minute mark)
- IRS disconnect of what a triple net lease is really like
- IRS Notice 2019-7: Triple Net 199A
- "good tax policy does not force you to buy other investments you would not otherwise purchase"
- 2025 Sunset of Tax Provisions
- "Tread Lightly" Walter White, Breaking Bad
- Tax law repeal and the ebb and flow of partisan politics
- It is not just where the laws are today but where they will be in the future and trying to figure out where they are headed.
- 55 minute mark - changing gears to Opportunity Zones
- The differences between 1031 Exchanges v. Opportunity Zones
- $4M example
- OppZone "hand is forced" to "where" you have to invest.
- Tax and Non-Tax considerations
- OZ Advantage #1 - take cash off the table; invest gain only
- OZ Advantage #2 - able to split / restructure partnerships
- OZ Advantage #3 - not just "like kind" property
- OZ Disadvantage - gain and tax liability comes home to roost sooner than later... in 2026. At mercy of what the rate is in 2026; not today's rate, tax is at 2026 rate.
- investing in a Qualified Opportunity Fund
- self-election of QOF - existing entity or new entity - self certification
- "not enough time" to go over the common criticisms of the Opportunity Zone program
- more money or projects? For OZ's
- Tony on Twitter 
- Location. Location. Location.
- Gentrification
- debt and refinancing in Opportunity Zones: 2 year rule of thumb
- substantial improvement rule
- "any" 30 month period wording
- Cost Segregation
- Tony On Forbes

- Tony on LinkedIn

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Ask your own 1031 exchange, triple net, passive income or other commercial investment real estate question at http://1031navigator.com/ask or leave a direct voicemail at the podcast hotline at 970-300-1994

Get FREE answers to your most pressing 1031 and real estate investing questions.

Leave a direct voicemail at the podcast hotline at 970-300-1994

_______

Thanks for listening!

Your host, Thomas Morgan, CCIM 1031 Navigator helps investors nationwide find the best 1031 Exchange replacement properties in the shortest amount of time. Our focused expertise, experience and daily triple net NNN market presence enables clients to complete their 1031 Exchanges with peace of mind and certainty. NNN properties provide low risk passive income. 1031 Navigator has been involved with over a billion dollars of 1031 Exchange NNN Properties in over 35 states. 1031 Navigator is a service of Andrus & Morgan Co., a national commercial and investment real estate brokerage specializing in 1031 exchanges into passive income and triple net NNN investments.

For a free, no-obligation 1031 Exchange NNN Property Strategy session for your 1031 Exchange visit: http://www.1031navigator.com

As always, make sure to check with your legal or tax advisor before relying on this information. This is show is for informational purposes only and is provided without warranty. Common sense is the best practice.