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?

• Annaly Capital Management (NYSE: NLY) is one of the stocks mentioned in Fortune Magazines "Ten Promising Stocks for 2009" and is currently paying almost a 15% yield at Friday's closing price of $14.92. The company borrows money at short term rates and only invests in long-term Federally backed mortgages. They have avoided subprime loans and derivatives entirely.

"Not all REITs are created equal," notes Richard Lehmann, who looks at the Neuberger Berman Real Estate Income Trust (NYSE: NRO) in his The ETF Trader.

"The decline in Real Estate Investment Trusts (REITs) has been sharp, reacting to the mortgage crisis and the associated financial meltdown. However, here are sectors of the real estate market that have not been affected by the mortgage crisis.

"Such sectors like health care and multi-family projects and self-storage buildings are relatively less sensitive to the economic cycle. In addition, these sectors may have an inverse benefit from foreclosures such as rental properties and self-storage.

"The Neuberger Berman Real Estate Securities Income Trust fund invests in REITs in defensive areas such as health care and multi-family projects. Common stocks of REITs are trading at a discount to the properties they own, a reversal of premiums evident in last year.

"This closed end fund trades at 9% discount to its net asset value. In essence, a shareholder gets a portfolio of REITs that trade at a discount to their real estate value at another discount. In addition to the double discount, the fund yields an astounding 24.89% paid monthly.

"The fund trades at $7.38 versus its net asset value of $8.11. Should the real estate market see a decline, fund holders are doubly protected by the high yield and double discount. The fund's top holdings are Ventas Inc. (5.7%), Omega Healthcare Investors (4.8%) and Nationwide Health Properties (4.8%)."

Steven Halpern's TheStockAdvisors.com offers a daily look at the latest market commentary and favorite stock picks and investment ideas from the nation's leading financial newsletter advisors.

Sheldon Liber is the CEO of a small private investment company and the principal for design and research at an architecture & planning firm. He writes the columns Chasing Value and Serious Money. Disclosure: I own shares of NCT.