Thinking About Selling The Farm?

(Or Your Rental Apartments, 2nd Home, Vacation Condo Or Commercial Building)

If you are, then you know the following are some of the questions that are running through your mind along with other farm and land owners who are giving consideration to selling their property.

We own the property free and clear. We don’t want to write a large check to the IRS for taxes on the gain. How do we avoid this?
The sellers can do a 1031 like kind tax deferred exchange. This means that they may defer payment of taxes on their gain from sale by exchanging into a “like-kind” property. (Like-kind may be other qualifying properties that the IRS deem acceptable as “like-kind” to include apartments, retail centers, office, industrial buildings, or other investment alternatives.)

I need more income than the current cash rents I am receiving in order to be comfortable in retirement, how can I do that?
By exchanging into some of the alternative investments, you not only will avoid and defer payment of taxes on your gain, but will be able to structure the investment income you need through these other investment opportunities.

Selling and leaving the farm to heirs, how do I accomplish that and defer gains?
Easily, you can still defer the gains into alternative investments, for instance retail centers or apartment portfolios, with each of your designated heirs names as beneficiaries. These real estate portfolio alternative investments offer the regular income distributions as well as appreciation and depreciation with shared distributions at time of sale or disposition. This is “no hassle” real estate ownership, with all management headaches handled within the portfolio itself. At such time as the beneficiaries would own the property, they too, would become “hassle free” owners, with all previous terms and conditions in place.

My accountant says that I not only need to find a replacement property to meet the taxable gain amount, but also the loan to value percentage that was applicable in the previous property, how can that be accomplished?
That can be accomplished by choosing the property that meets those particular parameters with both the taxable amount and the loan to value; a blended combination of one or more properties may be the alternative to accomplishing this for the 1031 to be successful. Recently we worked with an owner on a 1031 exchange to defer over $1.5 million in gain, and a 70% loan to value. This was accomplished with a blend of two alternative investment offerings (apartment complex and pharmacy portfolios) to achieve the necessary criteria to meet the IRS regulations and approval of his accountant.

Any other questions you may have, we are most willing to answer and have our experts offer their professional opinions. Just contact us, we look forward to assisting you. Contact us to schedule a private consultation to further answer your questions and concerns.


Norma Nisbet
314-843-6048

Vista Properties And Investments, LLC

All information provided is for educational purposes only. The material contained herein does not constitute an other to sell and is not an other to buy real estate or securities. Some investments are not suitable for some investors and some investments are only available to accredited investors. Such others are made only by a sponsor’s memorandum.

There are material risks associated with the ownership of real estate, including but not limited to, tenant vacancies, loss of entire principal amount invested, and that potential cash flows, returns, and appreciation are not guaranteed. Past pricing structures may not be indicative of future pricing and may not result in positive returns.

Securities offered through Great Point Capital (GPC) LLC. 200 W. Jackson, Ste. 1000, Chicago, Il 60606. Member FINRA/SIPC. Norma Nisbet is a registered representative with GPC LLC. Vista Properties and Investments LLC is independent of GPC LLC.

We own the property free and clear. We don’t want to write a large check to the IRS for taxes on the gain. How do we avoid this?
The sellers can do a 1031 like kind tax deferred exchange. This means that they may defer payment of taxes on their gain from sale by exchanging into a “like-kind” property. (Like-kind may be other qualifying properties that the IRS deem acceptable as “like-kind” to include apartments, retail centers, office, industrial buildings, or other investment alternatives.)

I need more income than the current cash rents I am receiving in order to be comfortable in retirement, how can I do that?
By exchanging into some of the alternative investments, you will also be able to structure the investment income you need through these other investment opportunities.

More Information Is Available To Answer These And Additional Questions You May Have.

Learn More About:

  • The 1031 TAX DEFERRED EXCHANGE PROCESS, (Planning and how to do it)
  • CREATING MONTHLY ‘MAILBOX MONEY’
  • NO MANAGEMENT ‘HASSLE FREE’ REAL ESTATE
  • INVESTMENT GRADE REPLACEMENT PROPERTIES
  • OWNERSHIP IN RETAIL, OFFICE, MEDICAL PROPERTIES

Call or e-mail for additional information that we have available, or to schedule a private consultation.


Norma Nisbet

Vista Properties And Investments, LLC

314-843-6048 • 314-517-3768

[email protected]

All information provided is for educational purposes only. The material contained herein does not constitute an other to sell and is not an other to buy real estate or securities. Some investments are not suitable for some investors and some investments are only available to accredited investors. Such others are made only by a sponsor’s memorandum.

There are material risks associated with the ownership of real estate, including but not limited to, tenant vacancies, loss of entire principal amount invested, and that potential cash flows, returns, and appreciation are not guaranteed. Past pricing structures may not be indicative of future pricing and may not result in positive returns.

Securities offered through Great Point Capital (GPC) LLC. 200 W. Jackson, Ste. 1000, Chicago, Il 60606. Member FINRA/SIPC. Norma Nisbet is a registered representative with GPC LLC. Vista Properties and Investments LLC is independent of GPC LLC.