MANAGEMENT-FREE
REAL ESTATE INVESTMENTS
NNN
What is a Triple-Net (NNN) Lease?
A Triple-Net (NNN) lease is a long-term commercial lease arrangement where the tenant, rather than the landlord, is responsible for three major property expenses in addition to base rent: property taxes, insurance, and maintenance and repairs. In other words, under an NNN lease, the tenant covers most or all of the ongoing costs of owning the property, allowing the landlord to enjoy predictable rental income with little to no management responsibilities.
NNN leases are often used with high-quality, creditworthy tenants—such as national retail chains, convenience stores, pharmacies, or distribution companies—who sign multi-year leases, sometimes 10–25 years in length. This can create stable, passive cash flow and makes NNN properties especially appealing to investors looking for hands-off, long-term income.
Investing in a NNN lease property gives you more than just passive income — it gives you control. As the sole owner of the property, you maintain full decision-making authority, including when and how to sell. "Own the Building, Not the Hassle. With a NNN lease, the tenant handles everything. You enjoy passive income from day one."
How we can help
R. J. GULLO REAL ESTATE SERVICES, LLC brokers turnkey, management-free real estate investments through sole ownership of high-quality, triple-net (NNN) leased properties. These properties are leased to well-established national tenants—such as Dollar General, Tractor Supply, and AutoZone—with corporate guarantees, providing investors with predictable income. With no management responsibilities, these assets are ideal for those seeking passive income and portfolio simplicity. Whether you're transitioning out of active property management or building generational wealth, R. J. GULLO REAL ESTATE SERVICES, LLC delivers reliable, management-free real estate solutions tailored to your financial goals.
Disclaimer: R. J. GULLO REAL ESTATE SERVICES, LLC and its related parties do not provide brokerage services to clients of R. J. GULLO 1031 SERVICES, LLC.
DST, DST-to-UPREIT, and QOZ/QOF
What is a Delaware Statutory Trust (DST)?
A Delaware Statutory Trust (DST) offers accredited investors access to institutional-quality real estate—such as multifamily, industrial, medical, or retail properties—without the headaches of active management. As a 100% passive investment, DSTs are professionally managed and structured to generate steady income, making them ideal for those looking to simplify their portfolio while maintaining real estate exposure.
DSTs also qualify for 1031 Exchanges, allowing investors to defer taxes when transitioning out of actively managed properties. Whether you’re seeking diversification, long-term income, or a tax-efficient exit strategy, DSTs provide a powerful way to invest in real estate with minimal effort and maximum efficiency.
What is a DST-to-UPREIT strategy?
A DST-to-UPREIT strategy offers accredited investors a unique way to transition from passive ownership in a Delaware Statutory Trust (DST) into shares of a Real Estate Investment Trust (REIT)—without triggering immediate capital gains taxes. This optional strategy typically becomes available at the end of a DST’s lifecycle, when the property is sold to an affiliated REIT. Investors can then contribute their DST interest in exchange for REIT shares through a 721 Exchange, effectively "UPREIT-ing" their investment.
This tax-deferred exit can provide investors with increased liquidity, diversification across a REIT’s entire portfolio, and potential access to recurring income and long-term growth—all while remaining fully passive. For those looking to defer taxes, avoid active management, and potentially hold real estate indefinitely without future 1031 exchanges, the DST-to-UPREIT path is a flexible wealth preservation tool.
What is a Qualified Opportunity Zone (QOZ) / Qualified Opportunity Zone Fund (QOF)?
A Qualified Opportunity Fund (QOZ Fund) is a powerful investment vehicle that allows accredited investors to defer and potentially eliminate capital gains taxes by reinvesting gains into real estate or business projects located in government-designated Qualified Opportunity Zones (QOZs). These zones are targeted for long-term growth and revitalization, creating an opportunity to align your portfolio with both financial and social impact.
With a QOZ Fund, investors can enjoy fully passive ownership with no management responsibilities and are ideal for investors seeking tax efficiency, long-term growth potential, and simplicity.
How we can help
Anthony J. Gullo, in his capacity as a Direct Participation Programs Representative with FINRA Series 22 and 63 licenses, specializes in helping investors access truly passive, management-free real estate opportunities. He focuses on Delaware Statutory Trusts (DSTs)—fractional interests in institutional-grade real estate that qualify for 1031 Exchanges—DST-to-UPREIT strategies for those seeking long-term tax deferral and potential liquidity, and Qualified Opportunity Zone Funds (QOZs/QOFs) that offer powerful tax incentives on capital gains while supporting economic growth in underserved areas. Each of these solutions allows investors to move away from the headaches of active property management while still benefiting from real estate ownership. Whether you’re looking to defer taxes, simplify your estate, or grow your wealth tax-efficiently, Mr. Gullo provides personalized guidance and access to a selection of management-free investments that align with your financial goals.
Direct Participation Programs offered through Concorde Investment Services, LLC (CIS), member FINRA/SIPC, headquartered at 3909 Research Park Drive, Suite 200, Ann Arbor, MI 48108. R. J. GULLO COMPANIES is independent of CIS.
FINRA's BrokerCheck
Disclaimer: Anthony J. Gullo, in his capacity as a Direct Participation Programs Representative, and his related parties do not provide brokerage services to clients of R. J. GULLO 1031 SERVICES, LLC.