2-Step plan:1. 

So whether you sell to their trust or to them individually it still has to pass from you in order to do the 1031.But even more you don't want to be in ownership when they pass so you can get the step up in basis and inherit the property tax free.

Instead of saddling them with a $5M commercial property (for instance), you can turn that into 166k shares and divide them amongst your kids (who are in line to get a full step-up in basis when you pass away).Gotchas: The UPREIT is sometimes an option, and sometimes a mandate.

We are with you every step of the way……..until your check clearsplease do a thorough vetting of any investment you make, at least if it is a size where a loss will cause you concern.   

I take that a step further by looking up property records before I call to make sure the name matches.

Certified mail is the best method, as emails usually don’t meet legal standards unless allowed by the loan agreement.

If it sounds too good to be true, then make sure that you take the necessary steps to ensure your own safety.

If there is currently ceramic on the exiting floor, either remove it or scuff it up with a grinder to provide some 'tooth' for the compound to adhere to.These steps take a bit more effort, but the end result will look better and last WAY longer.Good luck!

This crude method ignores all the other debt payments tenants have.

At that point, you just need deal flow - perhaps that means its time to hire or paratner with an acquisition manager to help you find and close deals - a good realtor can step in here as well