Instead of paying this $6M to the IRS, they now are earning interest on this extra $6M and living off of the interest for as long as they want to while the funds are invested in stock, bonds, multiple funds or back into real estate at their own timing (all capital gains tax deferred).Here are the Benefits of a Deferred Sales Trust (DST) and buying real estate through the DST vs 1031 exchange1) Timing- Sell High and Buy Low: Partner with the Deferred Sales Trust (up to 80% of the funds) and buyback into and back out of real estate.

Be careful - this sounds like you now have an employee, with all of the obligations that are implied by employment relationships (income tax withholding, insuring for workman's comp, bonding in case of theft in unit rented by somebody, etc).

@James Swiech that makes sense from the perspective that $10k invested in a bond/mutual fund/stock would typically yield a return that first year and compounds thereafter so my math is too simple.

We are doing a historic re-use on our project (for the tax credits), using muni revenue bonds to finance construction and doing an extreme green build out (solar, rain water collection, auto electric , bio parking surfaces--again more tax credits and lower long term operating expenses).

I designed a new type of bond that will finance the building.

Because I can't get that in a CD or bond right now and stocks are too risky of a game for me to play.

We are obviously on the "junk bond" end of the spectrum

I want someone that guarantees their work and who is bonded and insured.If you are going to tell me about yourself and your own services, please tell me your company name so I can look up reviews of your work.

You can get a much better return on your money just doing simple index funds and bonds (3-9% historically)If you're trying to get a property for cheap this isn't a good route either as i've heard ~95% in AZ will get redeemed, meaning you won't get the property. 

Congratulations @Nicholas S Bond