Michael H., Real Estate Investor

Jennifer L., Business Owner and Investor

Ervine J., CEO

Q: How strict are the 45-day and 180-day deadlines - and what happens if I miss them?

The IRS gives you exactly 45 calendar days from the close of your relinquished property to identify replacement properties in writing, and 180 days to complete the purchase. There are no extensions, even for holidays or weekends. Missing either deadline disqualifies the entire exchange and triggers immediate capital-gains taxes plus depreciation recapture. At 1031 Specialist we start planning the moment you decide to sell. Our investors receive daily curated replacement-property alerts and pre-vetted backup options so the clock never becomes a crisis.

Q: I’m struggling to find suitable replacement properties in time - what do most investors do?

Low inventory and fierce competition are the #1 reason exchanges fail after the identification period. Many investors end up overpaying or buying properties they don’t truly want just to stay compliant. We maintain an exclusive marketplace of 1031-ready assets (including Delaware Statutory Trusts, multi-family, and commercial opportunities) that can be identified and closed within the required windows. Submit your criteria on our form and you’ll receive matched opportunities within hours.

Q: Is it safe to let my real estate agent or attorney hold the sale proceeds?

No. Even brief “constructive receipt” of the funds by you or your agent instantly kills the exchange. This is one of the most common (and costly) mistakes we see. A reputable Qualified Intermediary must hold and manage every dollar. We only work with thoroughly vetted, insured QIs and can connect you to the right one the same day you inquire.

Q: How do I know I’m choosing a trustworthy Qualified Intermediary?

Unfortunately, not all QIs are created equal - investors have lost six-figure sums to delayed wires, poor communication, or worse. We’ve already done the due diligence. Every QI we recommend has a clean track record, client references, and the security measures serious investors demand. Tell us your location and deal size via the form and we’ll provide 2–3 top options immediately.

Q: What if the replacement property I want costs less than the one I’m selling?

Any cash or debt relief you receive (called “boot”) becomes immediately taxable. Most investors want 100 % deferral, which requires purchasing equal or greater value and replacing all debt. Our team runs the exact numbers for you upfront and shows you multiple “trade-up” scenarios - often using fractional interests in larger institutional assets - so you never leave money on the table or trigger surprise taxes.

Q: Do I have to include special language in my purchase and sale contracts?

Yes. Missing the required 1031 exchange language in either contract can void the tax deferral. We provide plug-and-play contract riders used by thousands of successful exchangers and review your paperwork at no charge when you start the process through our site.

Q: Can I do a 1031 exchange with a related party or if I’m in an LLC/partnership?

Related-party rules are strict, and multi-owner entities add alignment and documentation complexity. Many syndications and partnerships fail to close because not every investor wants to continue. We specialize in helping LLCs, partnerships, and related-party situations structure clean exchanges - frequently using Delaware Statutory Trusts (DST) to simplify ownership and keep everyone happy.

Q: I’m worried about overpaying or rushing into a bad deal just to meet the deadline.

Time pressure is real. We hear this constantly on investor forums: “I identified three properties and now I’m stuck overpaying.” Our marketplace is built for speed and quality. Every listing is pre-screened for strong fundamentals, tenant credit, and 1031 compliance so you can move fast without sacrificing returns.

Q: When should I consider a reverse 1031 exchange?

If you find the perfect replacement property before you’ve sold your current one (or need to close quickly), a reverse exchange lets you acquire first and sell later. It’s more complex and requires an Exchange Accommodation Titleholder. We guide investors through reverse exchanges every month and can have the paperwork ready in days.