About Us

Having specialized in providing clients with passive 1031 replacement property solutions since 1997, Realtynet Advisors was officially founded in 2003 as a TIC sponsor. With an aging population, most of our clients seek secure monthly income without management responsibilities for their 1031 exchange dollars. Passive investments for your exchange proceeds can be accomplished through one or all of three investment options: Net Lease (NNN) Properties, Tenants-in-Common (TICs), and Delaware Statutory Trusts (DSTs). Seldom will you find knowledge and experience in all three alternatives in one source. Our holistic approach and years of experience allows you to combine strategies, diversify, mitigate risk, and control your own destiny. We’re driven to provide clients with the very best options for their 1031 exchange.

TIC-Tenant-in-Common Properties
DST-Delaware Statutory Trusts
NNN-Net Lease Properties


A tenant-in-common investment (better known as a TIC) is an investment in real estate that is co-owned with other investors. Each co-owner has an undivided fractional ownership interest in a property. Each investor has their own deed, receives their prorated share of the income, expense, and depreciation and any profits or loss and the time of sale. Each owner can sell their interest without the other owner’s consent or can agree together the sell the property in its entirety. The primary benefit of TICs is that they make investment grade real estate available to the masses with as little as $50,000.


Before DSTs were approved by the IRS as qualifying for a 1031 exchange, investors were limited to deeded interest in real property. With a DST, the exchanger invests in beneficial interests in a trust, which in turn owns the real property. A DST may hold a single property or a diversified portfolio. DSTs are available with a minimum investment of $100,000. Our DST partner would be happy to discuss how this option may be a great fit for your exchange.


Net lease tenants typically are responsible for paying the ongoing operating expenses, including property tax, building and liability insurance, utilities, maintenance and repairs. Without out-of-pocket expenses, the landlord’s gross income from rents is the same as the net income. Many net-lease properties are leased to national tenants who guarantee the payment of the rent, under long-term leases. Examples include Walgreens, Dollar General, Fresenius Kidney Care, and O’Reilly Auto.

Our Team

Gary Leavitt

In 1997, Gary Leavitt became a licensed real estate agent, and established 1031 Exchange Place, LC, to assist sellers of investment property navigate their 1031 exchange and locate suitable replacement property. In 2003, Leavitt became a principal real estate broker and organized RealtyNet Advisors, Inc., a sponsor of tenant-in-common (TIC) replacement property for exchangors seeking secure monthly income without management responsibilities. Gary owns and is the principal broker of RealtyNet Group, LLC, a Utah real estate company, licensed with the Utah Division of Real Estate.

Mr. Leavitt graduated from Brigham Young University with a B.S. in Behavioral Sciences in 1979 and completed the coursework for a M.S. in Counseling from Oregon State University. He has worked as a registered representative in Salt Lake City and Provo, Utah with Kidder Peabody & Co. (investment banking firm) and Merrill Lynch. These experiences included establishing and managing the assets of 401(k) and other qualified retirement plans for major companies as well as focusing on syndicated real estate and oil and gas programs and offerings. After leaving Merrill Lynch, Mr. Leavitt established his own company G.L. Leavitt Financial Group, which operated as an investment firm and a broker-dealer registered with the National Association of Securities Dealers (“NASD”). At G.L. Leavitt Financial Group, Mr. Leavitt established several successful real estate limited partnerships.

In 1992, Mr. Leavitt organized Genetrix, Inc. as an investment advisory firm focusing on secondary-market real estate limited partnerships as well as short-term bridge financing and hard money loans. Through this experience, Mr. Leavitt increased his understanding of debt financing and pooling investor funds to acquire real estate. In time, Mr. Leavitt began to focus on the newly emerging TIC industry and other suitable replacement property choices for real estate owners involved in a 1031 exchange.

He and his wife have five children and six grandchildren. Having participated in football, gymnastics, and wrestling in high school and wrestling in college, Mr. Leavitt likes to remain active by jogging, weight lifting and boxing. He is active in his church and has been involved in the community has a youth coach in basketball and soccer, and as a Boy Scout leader. Mr. Leavitt also has established two charitable organizations to which he contributes both time and money.

Brian Greene JD-Acquisitions & Due Diligence

Brian Greene has developed broad and extensive expertise in real estate throughout his many years in the profession. He entered the real estate profession in the early 1990s as a mortgage loan officer as a means of financing his law school education, but quickly realized that real estate was the focus he wanted to pursue professionally. Since 1994, Mr. Greene’s professional career has focused exclusively in the area of real estate law. His experiences have encompassed all aspects of acquiring, conveying, developing, entitling, financing, and operating residential and commercial real estate.

In 2005, following a 10-year practice as a real estate attorney, Mr. Greene joined Realtynet Advisors, Inc., where he served as President and Chief Executive Officer. In his role with the company, Mr. Greene is primarily responsible for locating, investigating and acquiring real estate assets.

Mr. Greene holds a Juris Doctorate degree from Brigham Young University’s J. Reuben Clark Law School, where he graduated with high honors. He is a member of both the State Bar of Arizona and the Utah Bar Association, and has held real estate and insurance licenses in Utah. In addition to his career pursuits, Mr. Greene has contributed his time and real estate expertise through service on local government committees studying real estate issues, and through six years of service in the Utah State House of Representatives. Mr. Greene’s personal interests include history and politics, traveling with his wife, and participating in golf and other outdoor activities.

Nate Leavitt-TIC Investments

Intrigued by his father’s passion and unique approach to business, Nathan, age 34, took an interest in his real estate business from a young age. After finishing high school, Nathan earned his real estate license and began working in the 1031 industry at the age of 18. After a year and a half of learning the ropes, Nathan departed to Taiwan on a religious service mission for the Church of Jesus Christ of Latter Day Saints. Upon his return in 2005, he reactivated his real estate license and resumed working with Realtynet Advisors as well as building their qualified intermediary firm, 1031 Exchange Service Center, through an innovative model that involved establishing coop relationships with title companies and real estate brokerage firms. From 2005 to 2009, his time at Realtynet and 1031 ESC confirmed not only his love for not only creative ways of doing business in the 1031 niche but also design and marketing.

After the downturn of the real estate market and virtual disappearance of the 1031 market, Nathan pursued opportunities in startups and his own ventures that would allow him to further expand his abilities in design and marketing (and scratch his entrepreneurial itch). Focused in online/digital marketing, Nathan was able to work with clients like Energy Solutions, Vivint Smarthome, Podium, City Creek Mortgage, Vivint Solar, and Village Baker. His love of the outdoors also allowed him to work with outdoor companies like Nature Valley/General Mills,Yakima Racks, Orvis, KEEN Footwear, Stanley, Smith Optics, Big Agnes, Mountain House, and Sundance Resort.

With the return of the 1031 market, Nathan rejoined with his father and returned to working in the 1031 industry.  Nathan primary establishes new sales channels and works directly with 1031 exchangors, aligning clients with suitable replacement property, with an emphasis in TIC investments.

Ivan West-DST Investments

Ivan has been an integral player in the 1031 exchange and alternative investment industry since 2003. He has experience in a wide-range of alternative investment strategies including real estate, 1031 property, energy, tax strategies1, private equity, fixed income, amongst others.

Today, Ivan helps high-net worth investors and professionals from all over the country take control of their financial future by providing sound advice, consulting, and education on 1031 solutions and alternative investment strategies.

After spending several years as a due diligence analyst of 1031 exchange replacement properties such as TIC’s and DST’s, he became a Series 7 and 66 securities licensed financial advisor in 2005. Over the past decade Ivan expanded his business to include a broader range of alternative asset classes for cash investors, recognizing these programs brought more and better options to his clients. In 2013, Mr. West guided his business to include a third-party consulting component after being sought out on numerous occasions for his counsel on 1031 and alternative strategies, and to help navigate lease and sale negotiations. As a firm believer that informed investors make better decisions, Ivan provides platform to educate investors and professionals on their 1031 options and alternative investment strategies, and to help them better understand these non-traditional investment solutions.

West served as an analyst and advisor for 1031 Property Watch and was a member of OMNI Brokerage’s Investment Committee. Ivan is also a devoted husband of 14 years to his wife Sarah, and a loving and active father to his three sons, Cole, Jackson, and Luke.