The Complete Guide to 1031 Exchanges and Delaware Statutory Trust (DST) Strategies

A practical, plain-English resource for property owners evaluating how to retire from active management while maintaining real estate ownership and tax deferral.

Why This Book Exists

When owners begin evaluating a DST 1031 exchange, most are seeking clarity before they speak with an advisor.

This book explains how the transition from direct ownership to passive ownership works, what actually changes in practice, and when DST 1031 exchanges are most appropriate.

It is written specifically for experienced real estate owners approaching the next stage of portfolio management — not early-stage investors.

Who This Book is For

This resource is especially helpful for owners who are:

Preparing to exit day-to-day property management
Evaluating a DST 1031 exchange but want structure-level clarity first
Considering DST 1031 exchange as part of a long-term retirement or succession plan
Looking to stay in real estate rather than liquidate
Seeking a passive structure without giving up real estate exposure

What this Book Covers

Inside, you’ll find a complete walkthrough of:

How a DST works as a replacement property in a 1031 exchange
The mechanics of moving from direct ownership into passive real estate
What changes after you relinquish active management
When DST 1031 exchange planning is most suitable for timing, liquidity, and risk
Where DSTs fit relative to long-term planning and potential 721 conversion

This is a full-length guide, not a short brochure — designed to help you make a well-informed, strategic decision about your next structure.

Available Formats

Choose whichever format is most useful:

Format	Description
Digital (PDF)	Instant download
Audiobook	Listen on the go
Hardcopy	Mailed to you

Quick FAQ

Is this book specific to DST investing through a 1031 exchange?
Yes. It focuses on DSTs as a 1031 replacement property strategy for experienced real estate owners transitioning out of active management.

Does this explain whether a DST is the right fit for my situation?
It helps you understand when a DST 1031 exchange make sense, what the structure solves for, and how it compares to staying in direct ownership.

Do I have to speak with an advisor to get the book?
No. You can read first — most owners do — and meet with an advisor later if the strategy aligns with your goals.

The Next Step

Owners typically read this resource before beginning a DST suitability review or planning their 1031 timeline. When you are ready to explore whether this path fits your portfolio, we can walk through timing, structure design, and sponsor selection.

Speak with an Advisor

Cashing In Tax Free book, Investors guide for 1031 Exchange Delaware Statutory Trust real estate investing written by Leslie Pappas

Your Delaware Statutory Trust & 1031 Exchange Guide

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About the Author

Leslie Pappas

Partner & Founder

Leslie Pappas, the author of "Cashing in Tax Free," is an accomplished real estate investment expert with the designations CCIM and LEED AP BD+C, as well as FINRA Series 7, 22, 39, and 63. She has a profound expertise in 1031 Exchanges and Delaware Statutory Trusts (DSTs), focusing on helping clients achieve tax-free retirement and effective estate planning. Known for her practical approach, Leslie simplifies complex real estate strategies, making them accessible and actionable for her clients. Her extensive experience and dedication have made her a trusted advisor in the field of institutionally managed real estate investments.

*Leslie Pappas, Founder of Archer Investors, has been interviewed as an industry expert on syndicated real estate and her commentary has appeared in various media outlets. Her book, Cashing In Tax Free, was also featured on several media outlets upon its release in 2016. Her appearance on various media sites does not constitute a recommendation or endorsement by the media sites.