The Ultimate Guide to Commercial Real Estate Investing in 2026: Strategies for High-Net-Worth Portfolios
The Ultimate Guide to Commercial Real Estate Investing in 2026
Disclosure: We independently evaluate all products and services. If you click links we provide, we may receive compensation. Investment risk disclosure: Commercial real estate investing involves substantial risk, including the possible loss of principal. Past performance does not guarantee future results. This article is for informational purposes only and does not constitute investment advice. Consult a licensed financial advisor, attorney, and CPA before making investment decisions. Data as of February 2026.
Reviewed by: Marcus L. Davis, CRE®, CCIM — 18 years as a commercial real estate analyst and portfolio strategist at institutional firms managing $2B+ in CRE assets across US markets. Full bio →
Commercial real estate (CRE) is entering one of the most complex — and opportunity-rich — cycles in a generation. A projected $539 billion in CRE debt matures in 2026, CMBS office delinquencies have hit a record 11.8%, and the national distress rate is on track to reach 14.5–15% by year-end. At the same time, industrial vacancy rates hold below 6%, AI-driven data center demand is accelerating at unprecedented speed, and KBRA forecasts securitization volume at a post-GFC high of $183 billion — signaling sustained institutional appetite for quality CRE assets.
For high-net-worth (HNW) investors and family offices, this environment offers asymmetric opportunities: distressed office at deep discounts, industrial and logistics at premium rents, and data center land plays that can generate 10-year cash flows from Big Tech anchor tenants. But it also demands disciplined due diligence, sophisticated financing structures, and a clear-eyed understanding of where the risks remain acute.
This pillar guide covers every dimension of CRE investing in 2026: market outlook by sector, investment strategies (core, value-add, opportunistic), financing structures, REIT vs. direct ownership, tax strategies, and a step-by-step due diligence framework built for seven- and eight-figure deals.
At-a-Glance: CRE Asset Classes in 2026
| Asset Class | Avg. Cap Rate | Vacancy Trend | 2026 Outlook | Risk Level |
|---|---|---|---|---|
| Industrial / Logistics | 4.5–5.5% | Rising slightly (5–7%) | Strong — AI logistics demand | Low–Moderate |
| Multifamily | 4.5–5.5% | Stable (5–6%) | Positive — rent growth moderating | Low–Moderate |
| Data Centers | 4.0–5.0% | Near zero (anchor tenants) | Exceptional — AI power demand | Moderate |
| Retail (Necessity) | 5.5–7.0% | Declining (6%) | Selective — grocery-anchored only | Moderate |
| Office (Class A, CBD) | 6.0–8.0% | 18.6% national avg. | Distressed / Conversion plays | High |
| Office (Suburban) | 7.0–9.0% | Worsening | Avoid or deep-discount only | Very High |
| Senior Housing | 5.5–7.5% | Recovering (post-COVID) | Attractive — demographic tailwind | Moderate |
| Medical Office / MOB | 5.0–6.5% | Low (5%) | Strong — recession-resistant | Low–Moderate |
Quick Verdict: Where Should HNW Investors Focus in 2026?
- Best for cash flow and stability: Industrial, multifamily, and medical office. All three offer sub-6% vacancy, rent growth above CPI, and deep institutional buyer pools at exit.
- Best for asymmetric upside: Distressed office-to-data-center conversions in primary markets. Buying at $100–$200/sq ft and repositioning for AI data center tenants at $400–$800/sq ft creates generational equity events — but requires $50M+ in development capital and execution expertise.
- Best for passive HNW exposure: Non-traded REITs (Blackstone BREIT, Starwood SREIT) and CMBS-backed CRE CLOs for yield without operational complexity.
- Avoid in 2026: Suburban office (Class B/C), mall retail without major grocery or entertainment anchors, and leveraged retail strip centers in secondary markets.
Methodology: How We Evaluated CRE Sectors and Strategies
Our analysis draws on five primary data sets updated through February 2026:
- CRED iQ Distress Monitor: Monthly tracking of CMBS delinquency rates, specially serviced loan volumes, and workout activity across all major CRE sectors.
- KBRA Analytics — CRE Securitization Outlook 2026: Forward projections on debt maturity schedules, refinancing risk, and securitization volume.
- CoStar Market Analytics: Vacancy, rent growth, cap rate, and net absorption data by MSA and asset class.
- Real Capital Analytics (MSCI): Transaction volume, pricing trends, and institutional buyer activity.
- Federal Reserve Senior Loan Officer Opinion Survey (SLOOS): Tightening and easing standards for CRE lending by bank size and loan type.
We weighted our sector ratings on four factors: (1) supply-demand fundamentals (30%), (2) financing availability and cost (25%), (3) exit liquidity and buyer pool depth (25%), and (4) macroeconomic sensitivity / downside risk (20%).
The 2026 CRE Market: Distress, Opportunity, and the Debt Maturity Wall
The $539 Billion Debt Maturity Problem
Approximately $539 billion in commercial real estate debt matures in 2026 — above the 20-year historical average of $350 billion and second only to 2025’s $957 billion peak. The consequence is a massive refinancing gap: loans originated in 2020–2021 at sub-4% rates now face refinancing at 6–8%, creating negative leverage for many properties that were underwritten at aggressive cap rates.
Among the $40 billion currently in special servicing, servicers are pursuing: foreclosure (39%), note sales (19%), loan modifications (20%), and extensions (22%). The proportion of outright liquidations signals that servicers have concluded many assets cannot recover under current financing conditions — a classic distress-cycle setup for well-capitalized buyers with long investment horizons.
The Federal Reserve’s SLOOS data through Q4 2025 shows continued tightening standards for CRE loans at large banks (net 28% tightening) while smaller community banks remain relatively more active, particularly in multifamily and industrial. This bifurcation creates financing advantages for borrowers who know which lenders remain active in specific markets and asset classes.
Office: The $1 Trillion Zombie Problem
National office vacancy stands at 18.6% — a post-WWII record — with CMBS office delinquencies hitting 11.8% as of Q1 2026. The fundamental driver is structural, not cyclical: hybrid work has permanently eliminated demand for approximately 15–20% of pre-pandemic office absorption in major US markets.
San Francisco, Chicago, and Houston face the steepest declines. New York City and Boston show relative resilience due to financial services, law firm, and life sciences demand in Class A product. Washington DC faces acute pressure from federal government downsizing.
The opportunity is in conversion: vacant office towers in primary markets — particularly those built before 1980 with floor plates under 20,000 sq ft — are being acquired at $100–$250 per square foot and repositioned as data centers ($400–$800/sq ft replacement cost), life sciences labs ($350–$600/sq ft), and residential (subject to zoning entitlement risk). The deals are structurally complex, capital-intensive, and require specialized general contractors and tenant relationships — barriers to entry that protect IRR for sophisticated sponsors.
Industrial and Logistics: Structural Demand With Moderating Growth
The industrial sector has been the dominant CRE performer of the 2020s, driven by e-commerce buildout and supply chain onshoring. Vacancy has risen from historic lows (2.9% in late 2022) to approximately 6% in early 2026 as the development pipeline — started in 2021–2022 — delivers into a post-boom demand environment. Despite the moderation, net absorption remains positive in Sunbelt markets (Dallas-Fort Worth, Phoenix, Atlanta, the Inland Empire), and Class A bulk logistics in last-mile urban infill locations continue to command rent premiums of 25–40% over Class B product.
The structural driver accelerating in 2026 is AI logistics automation. Amazon, Walmart, and Target are upgrading distribution center technology requirements — higher power density, 48-foot clear heights, heavy floor loads — that effectively strands older industrial stock and creates demand for purpose-built facilities that command 10-year leases at institutional cap rates.
Data Centers: The Supercycle Driven by AI
US data center electricity demand is projected to reach 35 gigawatts by 2030, up from 19 GW in 2023 (McKinsey, 2025). Microsoft, Google, Amazon, and Meta have collectively committed over $300 billion in data center capex through 2026–2028. Hyperscaler pre-leasing activity has absorbed available supply in primary markets (Northern Virginia, Dallas, Chicago, Phoenix) months before completion. Effective rents have increased 20–35% in 24 months.
For HNW investors, direct data center development requires $50M+ minimum capital, specialized engineering knowledge, and utility relationships — barriers most individual investors cannot overcome alone. The most practical access points are: (1) ground leases on power-advantaged land to hyperscalers; (2) data center REITs (Equinix, Digital Realty, Iron Mountain); and (3) private equity vehicles from firms like Blackstone, KKR, and Brookfield with dedicated digital infrastructure strategies.
Investment Strategies: Core, Value-Add, and Opportunistic
| Strategy | Target Return (IRR) | Risk Level | Typical Hold | Capital Required | Best For |
|---|---|---|---|---|---|
| Core | 6–9% | Low | 7–10 years | $5M–$50M+ | Wealth preservation; income-focused HNW |
| Core-Plus | 9–12% | Low–Moderate | 5–8 years | $5M–$100M+ | Moderate growth with stable income |
| Value-Add | 12–18% | Moderate | 3–7 years | $2M–$50M+ | Growth-oriented HNW; 1031 exchange buyers |
| Opportunistic | 18–25%+ | High | 2–5 years | $10M–$500M+ | Institutional capital; distressed specialists |
| Distressed Debt | 15–22%+ | High | 1–4 years | $5M–$200M+ | Sophisticated HNW; family offices |
Core Strategy: Wealth Preservation Through Institutional Quality Assets
Core CRE investing targets stabilized, Class A assets in primary markets with credit-quality tenants, long-term leases (10+ years), and minimal capital expenditure requirements. Think: Amazon-anchored logistics parks, investment-grade net-lease portfolios (Walgreens, Home Depot), Class A multifamily in gateway cities, and medical office buildings leased to hospital systems.
In 2026, core cap rates have compressed to 4.0–5.5% in most sectors, reflecting the institutional bid for safety in an uncertain macro environment. For HNW investors in the 37% federal bracket, the after-tax yield advantage over Treasuries narrows — making tax efficiency strategies (qualified opportunity zones, cost segregation, 1031 exchange structuring) essential to core CRE underwriting.
Value-Add Strategy: Creating Equity Through Operational Improvement
Value-add CRE targets properties with embedded upside through: lease-up of vacancy, below-market rent renewal, physical renovation and rebranding, operational efficiency improvements, or repositioning from one use class to another. Sponsors typically target 12–18% levered IRR over a 3–7-year hold.
In 2026, the most compelling value-add plays are: (1) suburban multifamily in Sunbelt markets with in-place rents 15–20% below market; (2) vacant grocery-anchored retail strips in high-traffic corridors (replacing the grocer with medical, fitness, or discount retail); and (3) light industrial conversions — older flex/R&D parks being upgraded to 32-foot clear heights and modern loading.
Financing value-add acquisitions in 2026 requires a clear narrative for bridge lenders: a defined business plan, a credible sponsor track record, and a realistic exit via either refinance into agency debt (multifamily) or institutional sale. Bridge loan spreads have widened to SOFR + 300–500 bps for value-add CRE, reflecting lender risk aversion after 2023–2024 losses.
Opportunistic and Distressed Strategy: Maximum Return, Maximum Complexity
Opportunistic CRE involves development, major repositioning, or distressed asset acquisition where returns are driven primarily by execution skill rather than market beta. The 2026 distressed cycle is creating classic opportunistic entry points in office, hospitality, and over-levered multifamily where debt is being sold by banks and special servicers at 60–80 cents on the dollar.
Distressed debt acquisition — buying the note rather than the property — gives sophisticated investors the option to: foreclose and own the asset, negotiate with the borrower from a position of strength, or sell the note at a profit to a buyer closer to maturity. This strategy requires legal expertise, deep market knowledge, and capital reserves to carry positions through complex workout processes that can take 12–36 months.
CRE Financing: Structures for Seven- and Eight-Figure Deals
| Loan Type | LTV | Rate (Feb 2026) | Term | Best For |
|---|---|---|---|---|
| Agency (Fannie/Freddie) | Up to 80% | 5.75–6.50% | 10 yr fixed | Stabilized multifamily |
| CMBS (conduit) | Up to 75% | 6.00–7.25% | 10 yr fixed | Stabilized retail, industrial, office |
| Life Company | Up to 65% | 5.50–6.25% | 5–25 yr fixed | Core assets; low-leverage buyers |
| Bridge (debt fund) | Up to 80% | SOFR + 300–500 bps | 1–3 yr floating | Value-add; transitional assets |
| Construction (bank) | Up to 65% LTC | SOFR + 250–400 bps | 2–3 yr floating | Development; ground-up |
| SBA 504 | Up to 90% | 5.00–5.75% (CDC portion) | 20–25 yr fixed | Owner-occupied CRE < $20M |
| Mezzanine | 65–85% blended | 10–15% fixed/PIK | 1–3 yr | Gap financing; high-leverage plays |
| Preferred Equity | 65–85% blended | 12–16% preferred return | 2–5 yr | GP/LP structures; fund deals |
Interest Rate Environment and Cap Rate Spread Analysis
As of February 2026, the 10-year Treasury yield trades near 4.52% (Federal Reserve H.15 release). The spread between 10-year Treasuries and stabilized CRE cap rates determines the return premium investors receive for illiquidity and operational complexity. Historical norms call for a 200–350 bps spread; current spreads in industrial (4.5–5.5% cap) over Treasuries (4.52%) are razor-thin at 0–100 bps — implying that buyers of stabilized industrial are pricing in continued rent growth and NOI appreciation rather than yield. Value-add and distressed acquisitions at higher cap rates (7–10%) restore the historical spread and justify the higher return target.
The DSCR Trap in 2026 Refinancing
A critical underwriting issue in 2026 is the DSCR (Debt Service Coverage Ratio) trap. Loans originated at 65% LTV in 2020–2021 at 3.5% interest rates generated strong DSCRs (1.35–1.50x). The same properties at 2026 refinancing rates of 6.5–7.5% on the same NOI produce DSCRs of 0.90–1.10x — below the lender minimum of 1.20–1.25x. Borrowers must either: (a) inject equity to reduce loan balance; (b) demonstrate NOI growth through lease-up or rent increases; or (c) sell. This is the precise mechanism creating the distressed sale pipeline that opportunistic buyers are targeting.
REITs vs. Direct Ownership: A Framework for HNW Decision-Making
| Factor | Public REITs | Private Non-Traded REITs | Direct Ownership |
|---|---|---|---|
| Liquidity | High (daily trading) | Limited (quarterly redemptions) | Illiquid (3–7 yr hold) |
| Minimum investment | $500–$10,000 | $10,000–$50,000 | $500,000–$50M+ |
| Diversification | High (portfolio) | High (portfolio) | Concentrated (1–5 assets) |
| Control | None | None | Full operational control |
| Tax benefits | Ordinary dividends (20% QBI deduction) | Ordinary dividends + depreciation pass-through | Full depreciation, 1031, cost seg., QOZ |
| Leverage | Embedded (typically 30–45% LTV) | Embedded (35–55% LTV) | Negotiated (50–75% LTV) |
| Transparency | SEC-filed (10-K, 10-Q) | Limited annual reporting | Full access to financials |
| Management | Professional REIT management | Sponsor management | Direct or 3rd-party PM |
For most HNW investors with $1M–$5M in CRE allocation, a barbell strategy makes structural sense: 50–60% in institutional CRE funds or non-traded REITs for diversification and passive income, and 40–50% in 1–2 direct investments in local or regional markets where the investor has informational edge and relationship access to off-market deals.
For family offices with $20M+ in CRE allocation, building a direct investment platform — hiring a dedicated acquisitions officer, establishing lender relationships, and building an asset management infrastructure — typically outperforms fund-of-funds structures over 10-year horizons by 200–400 bps net of fees.
Tax Strategies for CRE Investors: Maximizing After-Tax Returns
Cost Segregation: Accelerating Depreciation
Cost segregation studies reclassify structural components and land improvements from 39-year (nonresidential real property) to 5-, 7-, and 15-year depreciation schedules, dramatically front-loading tax deductions. On a $10M office acquisition, a cost segregation study typically identifies $2–$4M in accelerated depreciation — generating $740K–$1.48M in federal tax savings in Year 1 for a 37% bracket investor. Cost segregation studies cost $5,000–$15,000 and virtually always generate 10–50x ROI on the fee.
Bonus depreciation note: As of 2026, bonus depreciation is at 20% (down from 100% in 2022). The 2025 TCJA sunset provisions affect pass-through investors differently depending on entity structure — consult a CPA specializing in real estate before structuring acquisitions.
1031 Exchange: Tax-Deferred Equity Compounding
Internal Revenue Code Section 1031 allows investors to defer capital gains taxes when selling an investment property by reinvesting proceeds into a “like-kind” property within strict timelines: 45 days to identify replacement property, 180 days to close. In 2026, with capital gains rates at 20% (plus 3.8% NIIT for high-income investors), 1031 exchanges remain the most powerful tax-deferral vehicle in real estate — particularly for investors with low-basis properties held 10+ years.
Delaware Statutory Trusts (DSTs) have emerged as a popular 1031 replacement vehicle for investors seeking passive exposure: a DST holds institutional CRE and allows investors to co-invest as fractional beneficial interest holders, qualifying as like-kind property for 1031 purposes. Minimum investments range from $25,000 to $250,000. Source: SEC investor bulletin on DSTs, 2025.
Qualified Opportunity Zones (QOZ)
Qualified Opportunity Zone investments allow investors to defer capital gains (from any source) by investing in designated low-income census tracts. In 2026, the deferral period extends to December 31, 2026, after which deferred gains are recognized. New QOZ investments begun in 2026 qualify for a 10-year exclusion on appreciation from the QOZ investment itself — making long-duration development plays particularly attractive for investors with large realized gains from stock portfolios, business sales, or prior real estate exits.
Due Diligence Framework for Multi-Million-Dollar CRE Deals
Institutional-grade due diligence for CRE acquisitions above $5M covers six domains. Truncating any domain is a leading cause of post-acquisition losses.
| Domain | Key Items | Who Conducts | Timeline |
|---|---|---|---|
| Financial | Trailing 3-yr rent roll, T-12 P&L, expense reconciliation, tenant credit analysis | CPA + buyer team | Weeks 1–3 |
| Physical / Engineering | Phase I ESA, Phase II (if warranted), PCA / property condition report, roof, HVAC, structural | 3rd-party engineer | Weeks 2–4 |
| Legal / Title | Title search, title insurance, survey, zoning compliance, CC&Rs, easements, pending litigation | Real estate attorney | Weeks 2–5 |
| Lease Review | Lease abstracts: rent steps, TI obligations, options (renewal, ROFR, ROFO, termination), co-tenancy clauses | Attorney + buyer team | Weeks 1–4 |
| Market | Comparable sales, rent comps, vacancy trend, new supply pipeline, submarket absorption | Broker + appraiser | Weeks 1–3 |
| Environmental | Phase I ESA required for all acquisitions; Phase II if Phase I identifies RECs | Environmental engineer | Weeks 2–5 |
Red flags that should trigger re-pricing or deal exit: (1) Phase II environmental findings without defined remediation cost; (2) tenant credit deterioration (public company tenant downgraded to below investment-grade); (3) deferred capex exceeding 10% of purchase price not reflected in pricing; (4) material discrepancy between seller’s reported NOI and trailing 12-month bank statements; (5) zoning non-conforming use without grandfathering documentation.
Market Outlook by Major MSA: Where to Buy in 2026
| MSA | Industrial | Multifamily | Office | Data Center | Overall Outlook |
|---|---|---|---|---|---|
| Dallas–Fort Worth | ★★★★★ | ★★★★☆ | ★★☆☆☆ | ★★★★☆ | Top-tier |
| Phoenix | ★★★★☆ | ★★★★☆ | ★★☆☆☆ | ★★★★★ | Top-tier |
| Atlanta | ★★★★☆ | ★★★★☆ | ★★★☆☆ | ★★★☆☆ | Strong |
| Miami / S. Florida | ★★★☆☆ | ★★★★★ | ★★★☆☆ | ★★☆☆☆ | Strong |
| New York City | ★★☆☆☆ | ★★★★☆ | ★★★☆☆ | ★★★☆☆ | Selective |
| Los Angeles | ★★★☆☆ | ★★★☆☆ | ★★☆☆☆ | ★★☆☆☆ | Selective |
| San Francisco | ★★★☆☆ | ★★☆☆☆ | ★☆☆☆☆ | ★★★☆☆ | Avoid office |
| Chicago | ★★★★☆ | ★★★☆☆ | ★★☆☆☆ | ★★★☆☆ | Industrial only |
| Northern Virginia | ★★★★☆ | ★★★★☆ | ★★☆☆☆ | ★★★★★ | Data center #1 US market |
Frequently Asked Questions
What is the minimum capital needed to invest directly in commercial real estate?
Practical minimums vary by strategy: $500,000–$2M for value-add residential-to-commercial small deals; $5M–$10M for mid-market industrial or retail acquisitions; $20M+ for institutional-quality office, multifamily, or data center plays. For passive CRE exposure, non-traded REITs start at $10,000–$25,000 and DSTs at $25,000. Many family offices target $50M+ in direct CRE to justify the overhead of in-house asset management.
Are commercial real estate cap rates rising or falling in 2026?
Cap rates rose meaningfully in 2022–2024 as the Fed raised rates, then stabilized in 2025. In 2026, cap rates are broadly flat to modestly compressing in industrial, multifamily, and data centers (strong demand) while continuing to expand in office (distress pressure). Industrial cap rates average 4.5–5.5%; multifamily 4.5–5.5%; stabilized office 7.0–9.0%. Source: CoStar Market Analytics, Q1 2026.
What is the difference between CMBS and agency financing for CRE?
Agency financing (Fannie Mae, Freddie Mac) is available only for multifamily properties and offers the lowest rates and longest terms (10-year fixed, up to 80% LTV). CMBS (Commercial Mortgage-Backed Securities) conduit loans are available for retail, industrial, office, and hotel; offer competitive fixed rates but include lockout and defeasance prepayment penalties that restrict early payoff. Agency loans are typically assumable; CMBS loans often are not.
How does a 1031 exchange work for commercial real estate?
Under IRC §1031, when you sell a CRE investment property, you can defer federal capital gains taxes by reinvesting the net proceeds into a “like-kind” replacement property. Key timelines: 45 days from closing to identify replacement property; 180 days to complete the purchase. A qualified intermediary (QI) must hold the proceeds — you cannot touch the funds. Boot (cash or debt reduction) received is taxable. Consult a QI and CPA before initiating. Source: IRS Publication 544.
Should I invest in public REITs or directly in commercial real estate?
The right answer depends on your capital, liquidity needs, tax situation, and operational bandwidth. Public REITs offer liquidity, diversification, and no management responsibility — at the cost of market volatility and dividend tax treatment. Direct ownership offers full depreciation benefits, 1031 exchange eligibility, operational control, and potential for above-market returns — at the cost of illiquidity, concentration, and management complexity. Most HNW portfolios benefit from both: REITs for liquid CRE beta, direct investments for tax-advantaged alpha.
What are the biggest risks in commercial real estate investing in 2026?
The five most acute risks: (1) Refinancing risk — properties with debt maturing in 2026–2027 that cannot service new loans at current rates; (2) Office obsolescence — structural demand destruction from hybrid work; (3) Interest rate sensitivity — any re-acceleration in inflation that delays Fed cuts extends negative leverage environments; (4) Concentration risk — single-tenant net-lease properties where one tenant departure eliminates 100% of income; (5) Environmental liability — Phase II contamination on industrial or older urban sites without defined remediation.
Bottom Line: CRE as a High-Conviction Allocation for 2026
Commercial real estate in 2026 rewards investors who combine macro awareness, sector selectivity, and rigorous deal-level execution. The broad CRE market is not in crisis — it is in bifurcation. Office is undergoing structural correction; industrial, multifamily, and data centers are in secular demand. The distress cycle is creating buying opportunities in specifically those sectors where sophisticated capital has leverage over overleveraged sellers and motivated special servicers.
For HNW investors and family offices, 2026 represents one of the best vintage years for new CRE commitments since 2009–2012 — but only for those with: (1) patient, long-duration capital (5–10-year hold tolerance); (2) access to differentiated deal flow through broker and lender relationships; (3) professional asset management capability (in-house or best-in-class third-party); and (4) tax structuring expertise to maximize after-tax IRR through cost segregation, 1031, and QOZ strategies.
The investors who move with conviction, underwrite conservatively, and position in the right sectors — industrial, data centers, multifamily, distressed office conversion — will look back on 2026 as a generational inflection point.
Resources and Next Steps
- Compare commercial real estate loans at Bankrate Commercial Mortgages
- Research REIT fundamentals at Nareit (National Association of REITs)
- Review SEC guidance on DSTs and 1031 exchanges at SEC Investor Education
- Access market data at CoStar or CRED iQ
- Consult a CRE attorney, CPA, and licensed commercial real estate broker before committing capital.
This article is for informational purposes only. It does not constitute investment, legal, or tax advice. Commercial real estate investing involves substantial risk. Consult qualified professionals before making investment decisions. Data as of February 2026.
