1031 Rental Property Gain into Delaware Statutory Trust Vehicle

[Christopher Smith]

I'm contemplating rolling several very large SFR property gain amounts (via 1031) into a handful of DST Vehicles. I really like the concept of being able to utilize 1031 to defer my very substantial SFR gains by reinvesting in fractionalized property interests managed by DSTs in larger Multi Family and Commercial properties. I have PMs for my current properties so they are generally pretty passive already, but the DSTs would be totally passive, for better or for worse.

The outfit I have been speaking with represents that they do greatly enhanced due diligence (e.g., multiple site visits on an anonymous basis), apply analytical stress testing to pro forma financials and avoid certain categories of properties altogether (Senior Housing, Oil & Gas, etc) to ensure that all underlying properties held by the respective DSTs are prudent investments for folks who are not experts in making risk assessments for these larger operations. 

What I would like to know are BP Community Member personal experiences with DSTs directed at accredited investor classes. Specifically, were projected returns fully realized, were fees and other charges excessive, were holding periods predictable, etc?