I. First, compare the tax cost and benefits of cashing out with the costs and benefits of doing a 1031 exchange.
II. Second, decide whether traditional replacement property for TIC replacement property is right for you.
III. Finally, compare the various TIC offerings currently on the market. Key comparison points include:
a. Investor considerations unique to you (risk profile, diversification, etc.).
b. Property considerations (property economics, terms of the loan, general property due diligence).
c. Is the TIC investment sold as a security?
d.Tax considerations (compliance with Revenue Procedure 2002-22 and a quality tax opinion).