Phase 1 — Fund
Capital Providers Deploy
Working capital committed via affiliated liquidity provider.
Funds flow to Optionality Capital for asset acquisition.
$XX M committed
Phase 2 — Q1 Acquire
Sponsor Acquires NNN Assets
Optionality Capital acquires institutional-grade NNN properties
(industrial, retail, medical) using working capital.
Portfolio #1 formed
Phase 3 — Q1 Distribute
Sell DST Interests to 1031 Investors
Assets placed into Delaware Statutory Trusts.
DST interests sold to 1031 exchange investors,
replacing their relinquished property proceeds.
1031 proceeds → DST interests
♻️ Capital recycled — proceeds repay liquidity provider, freed capital redeploys ↓
Phase 4 — Q2 Acquire
Redeploy into New Assets
Same working capital (now returned) acquires a new batch of
NNN properties for the next cohort of 1031 investors.
Portfolio #2 formed
Phase 5 — Q2 Distribute
Sell DST #2 to Next Batch
New DST interests sold to Q2 1031 investors.
Cycle can repeat quarterly, scaling with demand.
Rinse & repeat each quarter
Phase 6 — Hold
Tenants Pay Rent (2–5 Years)
1031 investors receive distributions from NNN lease income.
Properties managed by sponsor. Investment intent maintained
per Bolker precedent for future exchange eligibility.
Phase 7 — Exit
Dispose & Return Capital
Properties sold at market value. 1031 investors exit via
cash-out or roll into another 1031 exchange.
Capital providers receive principal + preferred return.
Principal + preferred return