1031 and reduce risk

[Mike Chern]

For example, I have 8 properties average loan to value around 50%. I want to consolidate into 4 properties, all paid off.

Form my understanding of 1031 rules, this is not possible. I still want to ask, even if I sold off all 8, buying 4，is there any trick I can use to accomplish this?

Thanks in advance. 

[Rob Pecha]

@Mike Chern, Dave is correct, you could take something like a zero coupon offering DST with as high as 83% leverage to satisfy the debt component. Great tactic 👍