MAYBE her tax estimate include all your regular rental income for the year as well?

Real estate brokers regularly work with clients to execute 1031 like-kind exchanges.

If you are already fairly active as an investor and have regular deal flow I would say do it anytime you can.

If the DST sells the property (or if you find a buyer for your fractional share), can you exchange that fractional share to a regular property? 

Anyone out there using a DST have issues with regular real estate activity such as increasing rents, refinancing, upgrading, adding properties to their portfolio?   

The commission on DSTs are almost always the same as a regular real estate deal.

Many of us regularly see aggressively modeled exit caps...and the +10 basis points per year rule of thumb is arbitrary. 

., and as investors we all deal with them regularly, so why not share with each other our experiences and with whom, so that we might all have a source of information, allowing us the ability to know what company or who is and is not conducting business 'above board', honestly and fairly? 

I'm a long-time real estate investor and a friend of mine regularly asks me about strategies for him to get in on this market.

Really motivating to see how regular people can achieve their financial goals through real estate investing.