The trade off being if I want a property I need drive a little to work.

Sec8 is the "Options Trading" of Investment Real Estate. 

No tax so far I think.2) If I convert that partnership interest into shares in a PUBLICLY traded UPREIT I trigger tax on the deemed sale/exchange of the partnership interest into stock of the REIT?

Mom is a real estate agent and dad knows the trades.

Many employers are seeing now as a great time to opportunistically buy or lease, usually downsizing, into new office spaces in the district during this period where there are still depressed prices, even on some Class A office spaces.The Resurgence of the Office Market in D.C.The resurgence of employers returning to the city with the pandemic fears now in the rearview mirror is apparent with Q4 of 2024 being the first quarter of positive leasing absorption for office space in the District over the last 10 quarters (Source) Another example is Boston Properties Group (NYSE: BXP), the largest publicly traded developer, owner, and manager of Class A Office space in the United States, is building a 320,000 square foot new trophy office in Downtown DC, with 5 floors already pre-leased to the global law firm McDermott Will & Emery as well as the Rockefeller Group developing a 422,000 square foot office building slated for delivery in 2026 at 600 Fifth St.NW, which is similarly 50% pre-leased (Source).

Now this is with an uncontested legal action..

Properties with low cap rates (5.3%) often trade because investors prioritize appreciation over immediate cash flow.

They’d rather just trade toys on the sly and call it a day.3.

Such actions are wholly unacceptable and should not be tolerated within any professional environment.The discrepancies between the program's marketing claims and the actual conduct of its top students, as exemplified by Kristin Witherspoon, are deeply troubling.

Uptick in action in the secondary mortgage markets I suppose?