Education
Bought for the leverage, not the income
A Zero DST is a zero-cash-flow structure: long-term, credit-tenant real estate financed at 80–90% loan-to-value, where all income services the debt. You don't buy it for distributions — you buy it for what the leverage does to an exchange.
Typical tenants: Amazon distribution centers and U.S. federal offices on long corporate or government leases.
Three strategies
What a Zero is for
De-leverage an exchange
Sold with high debt? A small Zero DST allocation replaces a large debt requirement, freeing the rest of your equity for income-producing DSTs.
Unlock liquidity after an exchange
A tax-deferred refinance can return roughly 80–90% of your equity in cash — without triggering the gain.
Buy timeline flexibility
Zeros close fast and absorb odd amounts — the pressure valve when day 45 is close.
The trade-offs
The trade-offs, plainly
- No current income — every dollar services debt by design
- Credit-tenant concentration: one lease is the whole story
- Best used as a component of an exchange, rarely the whole thing
Case studies
See it working
Two of our ten case studies are Zero DST strategies in the field — de-leveraging an exchange and obtaining liquidity after one.
Read the case studiesGet started
Is a Zero part of your exchange?
Bring us the property, the timeline, and the goal. You'll leave the first conversation knowing every option on the table — and what we'd do in your position.