DST vs straight NNN purchase
Anyone have experience with Delaware Statutory Trusts? Are they safe? Better investment then trying to purchase NNN properties on one’s own? 

Seems like a whole lot less work for sure. Just not sure about the return.

Total noob here. Explain it to me like I’m 6.
[{"id": "eyjwfjt", "text": "DST\u2019s are mostly good for if you\u2019re in a 1031 exchange and have a small amount of excess sale proceeds that you need to invest. The small amount of excess is too little to buy a property with, but you still don\u2019t want to pay taxes on the gain. \nYou can buy shares in a DST with your small excess proceeds. \nYou are given no control over the property that you invest in. You buy the shares, and can\u2019t sell them until the hold period is up. If you buy in, your money stays in until they sell the property, which they will give you an estimated time frame of when they will sell before you buy in. \n\nWith a NNN property, you have more control, can sell, refinance, etc whenever you need to. \n\nI\u2019m of the opinion that it is better to buy a NNN deal, and DST\u2019s are more of a last resort if you haven\u2019t identified properties for your exchange or if you have a small amount of excess proceeds you need to exchange. \n\nSomeone correct me if I\u2019m wrong about any of that. I\u2019m a commercial broker, and that is what I\u2019ve heard about DST\u2019s.", "replies": [{"id": "eyk1aeb", "text": "Yes I left out that we\u2019re doing 1031 exchange.", "replies": [], "depth": 2}], "depth": 1}, {"id": "eylio1r", "text": "you may look at opportunity zone funds too.  Thats its own rabbit hole, but they provide some similar capital gains tax easement while avoiding the hassles of property ownership", "replies": [], "depth": 1}, {"id": "eyp8f8g", "text": "Black Creek Diversified Trust, a non-traded public REIT, has an excellent DST program that they\u2019ve rolled out.  I got to imagine they have some good prospectus literature on the program that could enlighten you.", "replies": [], "depth": 1}]