On Thursday, Dillard's (DDS) announced that it plans to form a wholly-owned real estate investment trust. The company will transfer some of its properties to the REIT and then lease back the properties from the entity. The company said that the move may enhance its ability to access debt or preferred stock and improve its liquidity.

The market is currently pricing REITs at rich valuations, and the transaction will allow Dillard's to better monetize its significant real-estate assets. By transferring these holdings into a publicly traded REIT, Dillard's should be able to unlock additional shareholder value. According to Craig Johnson, an analyst at Customer Growth Partners, "the sum of the parts can be greater than the sum of the whole."

Investors spend most of their time looking for a great stock, anxious to buy one before others discover what they have. But equally important is knowing when to sell or when not to buy a stock. Here are a few red flags that stocks wave, no matter how good their numbers.

Dividends Are Very High. Stocks paying a dividend are a smart part of any portfolio. But when those dividends are much higher than average payments from companies in their industry, that's a problem waiting to happen. For example, if the average payment from the utility sector is 4% and the one you own is paying 10%, most likely the company's in trouble. Investors are selling the stock for a reason, making the dividend go ever higher (yield is: annual dividend/price ... the lower the price, the higher the yield). Sometimes the reasons for selling aren't known but become apparent after the quarterly earnings report. Or an announcement is made such as losing a contract that explains the downward pressure.

Plans. They're something other people make, right? And what's the use of a plan when the stock market is so volatile? You can watch a stock take years to rise well above where you bought it, only to see all that gain lost in a matter of hours. Plans. Who needs them? You do. Especially you.

Investors need plans and discipline more than ever. It's been a tough few years. No one knows how long this recession will last, but having a plan that is almost (nothing is absolute in investing) bulletproof will help you get through the roughest days, weeks, months, even years of turmoil. Here's where you start:

There's a lot of uncertainty in the oil industry right now as the Gulf of Mexico oil disaster continues to wreak political, environmental and economic damage. BP plc (BP) has seen its stock dive 18% in the last month, and the rest of the sector has been fighting against the fallout as well.

But not all energy stocks have been a bust in the last 30 days. There's one oil stock that is up over 11% in that period -- and on top of this share appreciation, boasts a stunning dividend yield of 12.6%!

That high-dividend yield stock is the Whiting USA Trust (WHX).

Vornado Realty Trust (NYSE: VNO) has watched its share price get pummeled along with the rest of the commercial real estate sector. But its reasonably strong financial position has left it well-prepared to take advantage of others' weaknesses and get ready for a turnaround.

Now the company just needs some cash. Bloomberg reports that the REIT "is trying to raise $1 billion to invest in real estate assets, according to a person with knowledge of the fundraising."

When the largest publicly traded real estate investment trust (REIT) in the United States speaks, investors listen.

Simon Properties Group (NYSE: SPG) announced in January that it would be paying dividends in stock rather than cash for the current quarter and, presumably, in future quarters. The company's board of directors voted a 90-cent quarterly dividend, with 90% to be paid in stock and the remainder to be paid in cash.

REITs have long been a favorite for dividend savvy investors looking for a tax-advantaged return from the companies in which they invest. The move by Simon Property has stirred unease in the REIT marketplace in general, and for Simon in particular.

In December when I posted Chasing Value: Annaly Capital Mgmt -- from watch list to buy I was not just recommending Annaly Capital Management (NYSE: NLY), I actually was buying it.This residential REIT buys secured home mortgages, leveraging short term against long term rates.

A recent ruling allowed real estate investment trusts (REITs) to take a one-year break from paying out 90% of their pretax income to shareholders in the form of dividend. Instead, some cash-strapped REITs are paying out their dividends with 10% cash and 90% stock.

Here's where it gets really messed up: Those stock dividends are taxed as though they were cash. But the problem is that those stock dividends are really worth nothing because they go to all investors. Stock dividends are the exact same thing as stock splits. The number of shares outstanding increases and the dividend does not increase anyone's stake in the company.

There's no doubt that retailers are struggling to stay in business. This is creating a "tug of war" between retailers who are leasing space in shopping centers and mall owners who are also struggling to keep stores from closing and creating added vacancies.

Some mall owners are having to refinance debt coming due to stay open. Just to point out how dire circumstances are, General Growth Properties, the country's second largest mall owner warned that it may be forced to file for bankruptcy if it cannot reschedule its huge debt. On Wall Street, the prices of REIT's (real estate investment trusts) have fallen by 44% during the past year (added: as a Dow Jones index tracking 22 REITS indicates).

Now, on the other side, retailers are trying to renegotiate their leases to lower their overhead. These include such names as Office Depot (NYSE: ODP), Chico's Fas Inc. (NYSE: CHS), Pier 1 Imports Inc. (NYSE: PIR), and The Gap (NYSE: GPS). Some mall owners are helping retailers by lowering "square feet" prices in their leases, while others are saying "no."

Vacancy rates are rising and some analysts are predicting that a growing number of mall owners will default on their mortgages and thereby put additional pressure on our banking system.

Do you own a business in a shopping mall? What are your present circumstances?