I got quotes of $35,000, $40,000 and $35000.Cut out and remove the existing cast iron hot water boiler, both hot water heaters.Cut out and remove the existing 11/2"-21/2" supply and return heating mains that run from the mechanical room (back of the house) to the meter room (front of the house).Install 2- 9 port manifold stations in the mechanical for supplying heat to the cast iron radiators.Plumb the supply and return (home runs) 1/2" pex tubing for the cast iron radiators from the manifolds to the existing branch of risers in the basement ceiling.Pressure test all piping.Pipe new 11/4"x 50' gas piping from the meter room to the mechanical room.Pressure test gas piping.Install a HTP UFT 140 high efficient modulating condensing hot water boiler and a Turbomax 45 Reverse Indirect Tank (Buffer tank and Potable hot water) with near boiler piping and controls containing:The supply and return header piping from the UFT 140 boiler to the Turbomax 45 will be piped in a 2 pipe buffer tank configuration.Isolation drain and purge valves.Air and dirt magnet separators.High efficient ECM circulating pumps with isolation pump flanges.Hydronic expansion tank with support bracket.Back flow preventer and auto filer combo unit.Inline sediment and De-minerlized filter.Controls & Wiring:Low Water Cut Off.18- Manifold Actuators.Zone Control Box's.3-Thermostats with wireless sensors.Outdoor Sensor.Cold and Hot water potable water side:Isolation valves.Thermostatic mixing valve.Thermal expansion tank with support bracketPipe 3" Polypropylene and PVC flue and air intake piping from the boiler to the outside along with a thin low profile termination kit.Install a Condensate neutralizer pump and plumb the discharge tubing from the pump to the indirect stand pipe in the mechanical room.Pressure test all piping.Install and wire in all controls in the mechanical room.Power flush the system and remove any debris that is in the radiators and piping.Drain the water out of the entire system.Re-fill the entire heating system with De-mineralized water and power purge all the air out of the entire system.Set and adjust the flow meters on the manifolds as per radiators btu's output.Perform a combustion analysis on the boiler and make any adjustments if needed.

That is specifically why they are structured as Delaware Statutory Trusts. 

While upreits and Syndications being sold into REITS can certainly happen as @Drew Reynolds explains, the most common vehicle to transfer real estate ownership from active to passive is using a1031 exchange to sell actively managed assets and buying passive structures that qualify for 1031 treatment.The three most common are delaware Statutory Trusts, TIC (Tenants in common) structures under Rev proc 2002-22 or NNN leases.  1031 ing into these is relatively easy, due diligence of publically held companies much easier, and returns because of the tax deferral and added depreciation write off are much higher than paying the tax and investing in the market.

I did a recent podcast on it and will forward to you pm.The three most popular that qualify for 1031 are DSTs (Delaware Statutory Trusts), TICs (Tenants in Common) and NNN commercial or ground leases.DSTs require investor accreditation have a longer investment horizon, and typically require some assumption of debt.  

And that model ( the re-performers seems to be soup de jour these days )also owner occ notes as compared to non owner occ commercial.  

One of my teammates has a de facto partner (US citizen) who lives in Cleveland and is keen to come onboard.

This amounts to the buyer getting a de facto option to purchase the property.  

If you want to get truly hands off and still defer tax, check out Delaware Statutory Trusts (DSTs) as an option.

My name is Tyrone and I'm a Delaware investor.

These two markets are very interesting to me becuase of this cycle. 2011 is 1996 and the demographics of 01/01/2014 of the north side of Atlanta will look much like the demographics of orange county, CA of 01/01/1999.The north side of Atlanta is the new Orange County.Irvine - Johns CreekAlpharetta - TustinMilton - Coto de CazaSuwanee - Foot Hill RanchIn 1990, Irvine ethnic demographics looked like this:white 68.8%, black 1.8%, Asian, 22.1%, hispanic 6.8% - 1990white 61.1% black 1.4% Asian 29.8%, hispanic 7.4% - 2000In 2010, Johns Creek's ethnic demographics looks like this:white 63.45% black 8.8% Asian 23.36%, hispanic: 5%In 2013, 30% of Johns Creek is now made up of Asian householdsJohns Creek's Asian population grew from 13% to 23% within 3 years period of time.All of Johns Creek High Schools are among the best of Georgia:Northview, JC High, and ChattahoocheeAll of Irvine High Schools are among the best of California:Uni high, Northwood, Woodbridge, and Irvine High