You can't directly use a 1031 exchange to move your investment into a REIT since a REIT is considered a security.
While you can't directly 1031 exchange into a REIT, you can perform a 1031 exchange into a DST and later convert your investment into a REIT. This typically involves holding the DST interest for 7 to 10 years before the sponsor of the DST arranges a roll-up into a REIT. This is called UPREIT.
I 1031 exchanged my duplex into a senior living DST with a UPREIT structure so when the hold period is done my money will go into their senior living REIT. I used 1031crowdfunding.com and it's been such a breath of fresh air compared to being a landlord.
