Our Services
We focus on replacement property identification, underwriting, and timeline management for investors across Newport Beach, Irvine, and the broader Southern California market. Our team is not a Qualified Intermediary; we assemble vetted intermediaries, accommodators, and advisors so you can keep capital gains deferred while remaining compliant.
Property Paths
Nationwide Replacement Search
Curated single tenant retail and shopping center inventory vetted for credit, yield, and time-in-market.
Ground Lease Sourcing
Identifying land positions beneath long term tenants for investors seeking bond-like income.
Multi-Property Identification
Three property rule, 200 percent rule, and 95 percent rule structuring for diversified exchanges.
Execution
NNN Deal Underwriting
Lease abstracting, rent roll verification, and scenario modeling tailored to hands-off exchange buyers.
Transaction Management
End-to-end coordination with lenders, inspectors, and accommodators to keep compliant closings on track.
Qualified Intermediary Coordination
Vetted intermediary referrals and documentation support to ensure compliant exchange structure.
Tenant Credit Analysis
Financial review of NNN tenant creditworthiness and lease terms for exchange suitability.
Cap Rate Benchmarking
Market comparables and yield analysis to validate replacement property pricing and returns.
CPA and Attorney Collaboration
Synchronized updates and documentation sharing with tax and legal advisors throughout the exchange.
Property Inspection Coordination
Due diligence scheduling and report review for replacement property condition and title verification.
Escrow Accommodation Support
Qualified escrow and accommodator coordination to hold exchange proceeds during identification period.
Replacement Property Verification
Title review, survey confirmation, and lease validation before identification deadline submission.
Structures
Sale Leaseback Advisory
Sourcing corporate sale leaseback opportunities with structured rent escalations and cap rate clarity.
Zero Cash Flow Navigation
Structuring ZCF and DST pairings when debt replacement or passive positioning is the priority.
Reverse Exchange Structuring
Accommodator coordination for reverse exchanges when replacement property must close before relinquished sale.
Improvement Exchange Planning
Build-to-suit and construction exchange strategies for investors upgrading replacement property value.
Timelines
45 Day Identification Support
Structured identification tracking and documentation to meet IRS deadlines with qualified intermediary coordination.
180 Day Closing Coordination
Timeline management and milestone alerts to ensure replacement property closes within the exchange window.
Exchange Timeline Dashboard
Real-time tracking of identification deadlines, closing dates, and documentation milestones.
Tax
Boot Minimization Strategies
Debt replacement and contract structuring to minimize taxable boot in exchange transactions.
Related Party Exchange Guidance
Compliance review and structuring for exchanges involving related parties per IRS regulations.
Debt Replacement Structuring
Mortgage and loan coordination to maintain tax deferral when replacement property debt differs.
State Transfer Tax Guidance
California and multi-state transfer tax education and documentation for exchange transactions.
1031 Exchange Toolkit
Use these calculators and templates to keep every Orange County exchange on schedule before engaging our intake team.
45 / 180 calculators
Identification rules
Three Property Rule
Identify up to three candidate properties anywhere in the United States, regardless of value, within 45 days.
Two Hundred Percent Rule
Name more than three properties as long as the combined value stays within 200 percent of the relinquished sale price.
Ninety Five Percent Rule
If you exceed those limits, acquire at least 95 percent of the total value identified to keep the exchange compliant.
Identification letter helper
Identification Letter 1/29/2026 Qualified Intermediary, Please accept this written identification for my pending Section 1031 exchange in Newport Beach, CA. Replacement properties: 1) ____________________ 2) ____________________ 3) ____________________ I confirm these properties meet the like-kind and value requirements as of today. Signature ____________________
Timeline tracker
Day 0
Close relinquished property in Newport Beach, CA.
Day 15
Secure intermediary receipts and wire instructions.
Day 30
Begin physical and financial due diligence on preferred assets.
Day 45
Submit identification letter with up to three properties.
Day 90
Lock financing, finalize PSA adjustments, order closing docs.
Day 180
Complete closing with escrow and intermediary coordination.