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
Multi-Property Identification
Three property rule, 200 percent rule, and 95 percent rule structuring for diversified exchanges.
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.
Guides
Capital Gains on Rental Property
How capital gains tax applies when an Orange County investor sells a rental property, and how a Section 1031 exchange can defer the liability.
Inherited Property Capital Gains
How the stepped up basis rule reduces capital gains exposure on inherited property, and when heirs still benefit from a 1031 exchange on a later sale.
Passive Real Estate Income
How Orange County investors generate passive income from real estate, and how DST replacement property can convert active ownership into a passive structure.
What Is an NNN Lease
The mechanics of a triple net lease, how it differs from gross and modified gross leases, and what Orange County investors should verify before acquiring NNN property.
How to Reduce Capital Gains Tax
Lawful strategies Orange County property owners use to reduce or defer capital gains tax, including the central role of a Section 1031 exchange.
Reverse 1031 Exchange Explained
How a reverse exchange lets Orange County investors acquire replacement property before selling, using an exchange accommodation titleholder.
The 180 Day Exchange Deadline
How the 180 day closing deadline works, how it overlaps with the 45 day identification period, and what Orange County investors must plan for before it expires.
The Qualified Intermediary Role
What a qualified intermediary does in a 1031 exchange, who cannot serve as one, and how Orange County investors select and work with a QI.
Capital Gains on Investment Property
How federal and California capital gains tax is calculated on the sale of investment property, and when deferral through a 1031 exchange applies.
The 45 Day Identification Period
Plain language guide to the IRS 45 day identification deadline, the three property, 200 percent, and 95 percent rules, and how Orange County investors stay compliant.
What Is Boot in a 1031 Exchange
Explains cash boot, mortgage boot, and other non-like-kind value received in an exchange, and how boot becomes taxable to Orange County investors.
Like Kind Property Explained
What qualifies as like-kind real property after the 2017 tax law changes, and how Orange County investors can exchange across property types.
Improvement Build to Suit Exchange
How an improvement exchange lets Orange County investors use exchange proceeds to construct or renovate replacement property before the 180 day deadline.
Related Party 1031 Exchange Rules
How Section 1031(f) restricts exchanges between related parties and the two year holding requirement Orange County investors must satisfy.
Home Sale Capital Gains
How capital gains tax applies to the sale of a primary residence, the Section 121 exclusion, and when a converted rental may qualify for a 1031 exchange instead.
Second Home Capital Gains Tax
How the sale of a second home or vacation property is taxed, and the conditions under which Orange County owners can qualify the property for a 1031 exchange.
Depreciation Recapture Explained
How depreciation recapture is taxed separately from capital gains on the sale of investment property, and how a 1031 exchange defers both.
Section 121 Exclusion Explained
How the Section 121 primary residence exclusion works, its dollar limits, and how it interacts with a 1031 exchange on a mixed use property.
How to Invest in Real Estate
An overview of active and passive real estate investing paths available to Orange County investors, including how 1031 exchange proceeds fit each path.
Real Estate Syndication Explained
How real estate syndications pool investor capital for larger acquisitions, and why syndicated equity does not qualify as 1031 exchange replacement property.
Fractional Real Estate Investing
How fractional ownership structures like tenancy in common and Delaware statutory trusts let Orange County investors hold a partial interest in larger property.
Real Estate Crowdfunding Explained
How real estate crowdfunding platforms structure investor participation, and why most crowdfunded offerings do not qualify as 1031 exchange replacement property.
Commercial Real Estate Investing
An overview of commercial property types available to Orange County investors and how each fits into an active or 1031 exchange acquisition strategy.
Building Real Estate Cash Flow
How Orange County investors evaluate and build durable cash flow from real estate, and how exchanging into stronger yielding property supports that goal.
Is a Rental a Good Investment
A framework for evaluating whether continued rental ownership or an exchange into different property better serves an Orange County investor's goals.
Triple Net Lease (NNN) Explained
How triple net lease property shifts operating expenses to the tenant, and why NNN assets are a common 1031 exchange replacement choice for Orange County investors.
Self Storage Investing
How self storage property performs as an investment class, and how Orange County investors acquire self storage as 1031 exchange replacement property.
Multifamily Investing
How multifamily property fits an Orange County investor's portfolio, and how apartment assets qualify as like-kind 1031 exchange replacement property.
Apartment Building Investing
What Orange County investors evaluate before acquiring an apartment building, and how apartment property is sourced as 1031 exchange replacement property.
Mobile Home Park Investing
How mobile home park property performs as an investment class, and how Orange County investors evaluate parks as 1031 exchange replacement property.
Industrial Real Estate Investing
How industrial and logistics property fits an Orange County investor's portfolio, and how industrial assets are sourced as 1031 exchange replacement property.
Medical Office Investing
How medical office buildings perform as an investment class, and how Orange County investors evaluate medical office as 1031 exchange replacement property.
Execution
Qualified Intermediary Coordination
Vetted intermediary referrals and documentation support to ensure compliant exchange structure.
Replacement Property Verification
Title review, survey confirmation, and lease validation before identification deadline submission.
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.
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.
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 8/7/2026 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.