Quote from @Bear Geiger: At Little Bear CreekProperties, we specialize in developing large tracts of land into individuallots for home builders in the Raleigh, NC area.

The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.

Eventually you'll start developing relationships with people in the market that will bring you off market deals, but they have to believe that you can close the deal.

Duplex Development Made Easy - SB 9 permits property owners to convert single-family lots into duplexes.

This was found off market, we have developed a process to find off market deals.

The macroeconomics look so good for this market - population is growing, job growth is growing, and so many companies moving and developing here.

I think there needs to be a change in leadership and a pro-development or up-zoning attitude.

However, you have to invest in specific communities where they are encouraging development.

For example, here in Columbus Ohio, you have amazing macros (population growth, job growth, and companies moving and developing here like Intel headquarters, Amazon, FB, Google, Nationwide, and recently Anduril AND you can still find positive cash flow and the 1% rule here PLUS there's AMAZING appreciation potential.2.

You may also want to check the Columbus OH market - great macroeconomics with lots of job and population growth along with major companies developing here that drive strong rental demand.