If your son is owner-occupying, it might not qualify as a pure investment property, which is generally a requirement for a 1031 exchange.

This all is purely speculative but there might be a good, but ultimately short window, to get in at lower prices in the off-market realm. 

Granted, I have not at all looked into the tax treatment of such a strategy after having put the money into the DST, but at first glance I see this to be the final move if and when one gets (older and/or) to a point where one no longer wants to deal with being a landlord as an individual but rather a purely passive investor.

Remember, this is purely a tax status and has no bearing on how you regard yourself.Because you have a full-time W-2 job, you cannot qualify as a real estate professional unless you work 2,081 hours annual in your real estate business.

Pure White Semi Gloss on all trim.   

Account Closed I just had frozen pipes at one of my properties in Berwyn (joy!).

My strength is as the strength of ten because my heart is pure.

The joy of landlording... 

I'm not legal expert by any means, so take this info as purely information.

My goal with this post is to differentiate between Cash Flow, and the Post-Tax Net Profit (I don't know if there is a specific term for this, but basically just pure profit, taxes paid, etc etc).