2 Methods for Structuring a Reverse 1031 Exchange

A reverse exchange is an approved technique for purchasing a new replacement property BEFORE you have sold your relinquished property. 

This type of exchange is very helpful when you have found the new replacement property that you want, before you have closed on the sale of your relinquished property.

Basically - there are 2 ways to structure a reverse exchange:

1. The first method is to have an EAT "exchange accommodation title holder" acquire the replacement property and park it on your behalf for up to 180 days.

2. The second method is to have the EAT "exchange accommodation title holder" take title to your old relinquished property. That enables you to immediately receive your new replacement property. Thereafter, it is necessary to find a buyer to purchase the parked relinquished property.

Each of these options is a short term solution - authorized for up to 180 days. The idea here is to park either the replacement property or the relinquished-property until the ultimate buyer comes along.

1031 Tip: When adding property to your portfolio, consider structuring every purchase as a reverse exchange, so that if you sell a relinquished property shortly thereafter, you can match the two properties up and qualify the transactions as a 1031 exchange.

Choose An Experienced Qualified Intermediary

At CPEC1031, we are well-versed in the 1031 exchange process and have twenty years of experience under our belts. Our intermediaries can put together your 1031 documents, answer your questions, and advise you on the various elements of your exchange. Contact us now to learn a little bit more about the full range of services we provide our clients and set up an appointment to discuss your situation. Our main office is located in downtown Minneapolis but we serve clients all over the state of Minnesota and around the country!

• Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.

Defer the tax. Maximize your gain.

© 2020 Copyright Jeffrey R. Peterson All Rights Reserved

Qualified Opportunity Zone Alternative for a Failed 1031 Exchange

If your 1031 exchange fails, you could explore a quality opportunity zone investment to defer tax recognition until 12-26-2026 (with 10% potentially forgiven).

A Qualified Opportunity Zone is not as good as 1031 exchange because the deferral isn’t indefinite. However, it can be a good choice if your exchange fails and you have no other options.

Questions to Ask

• How much debt did they have?

• How low was their Current adjusted basis?

If you don’t have MOB (MTG over Basis), then QOZ fund may work because they must reinvest the amount of the gain (which can exceed the amount of proceeds).

Contact CPEC1031

Contact CPEC1031, LLC today to learn more about 1031 exchanges and qualified opportunity zones. Our qualified intermediaries have two decades of experience facilitating exchanges of real property. Contact us today at our downtown Minneapolis office to get started!

• Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.

Defer the tax. Maximize your gain.

© 2020 Copyright Jeffrey R. Peterson All Rights Reserved

Legal Fees to be Aware of in a 1031 Exchange

There are a number of fees you will need to pay in a 1031 exchange transaction – fees to your intermediary, fees to your CPA, and fees to your attorney, to name a few. It’s important to understand how to pay these fees without disrupting your exchange. This article is all about legal fees in a 1031 exchange – what to expect and how to pay them.

Customary Expenses

Most taxpayers conducting a 1031 exchange want to know if they can pay their legal fees using the sales proceeds from the exchange. This can get a little dicey. You are allowed to pay customary transactional expenses using the sales proceeds. This would include any legal fees that are directly associated with your 1031 exchange. But any indirectly related legal fees should be kept off of the closing statement. For example, if you had an attorney do some estate planning work done in relation to your exchange, this should not be paid with the sales proceeds.

When in Doubt, Pay Cash

If you are at all nervous about how to handle your legal fees in a 1031 exchange, it’s always a good idea to simply pay them in cash at the closing table. This completely avoids any potential issues. Your qualified intermediary will be able to guide you in the right direction with these issues.

CPEC1031

At CPEC1031, our team has been facilitating 1031 exchanges of real estate for more than twenty years. We bring those years of experience to the table for every single exchange. Using our expertise, we can help you identify appropriate replacement property, prepare your 1031 documents, and meet all the requirements of a successful 1031 exchange. Contact us today at our downtown Minneapolis office to learn more about the 1031 process, our services, and to see if you are a good candidate for an exchange.

• Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.

Defer the tax. Maximize your gain.

© 2020 Copyright Jeffrey R. Peterson All Rights Reserved

Best Practices for Identifying Property in a 1031 Exchange

Properly identifying replacement property is often the most challenging part of a 1031 exchange. In this article, we are going to discuss some best practices for identifying property in a 1031 exchange.

Required Elements

There are certain required elements needed for a valid identification of replacement property in any 1031 exchange. Here are a few things to keep in mind

1. You need to designate your property clearly and specifically in writing to your qualified intermediary.

2. You must use the postal address(es) of the property (including House/Building Number, Street Name, City, County, State, and Zip Code), and/or the complete legal description (including the Metes and Bounds description, or Lot and Block or Other Subdivisions, or Condominium Unit Number and Name) and/or the County Tax Assessor's Parcel Number (APN, PID or Property Tax Identification Number) or you can use the property’s distinctive name, such as “The Empire State Building”

3. You have to send your written identification to your intermediary before Midnight of the 45th day after the closing of the sale of your relinquished property.

As a general rule, you want to be as specific as humanly possible when identifying replacement property in a 1031 exchange. The more specific you are, the better chance your exchange has of being a success.

Speak with a Qualified Intermediary

If you are looking to defer your capital gains taxes when selling real estate, a 1031 exchange is the answer you’ve been searching for! By rolling your net proceeds into a new replacement property you can effectively defer your capital gains taxes and keep your money working for you. Our intermediaries have two decades of experience working with clients on all types of 1031 exchanges. Reach out to us today to learn more about our 1031 exchange services and to speak with a qualified intermediary about your transaction.

• Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.

Defer the tax. Maximize your gain.

© 2020 Copyright Jeffrey R. Peterson All Rights Reserved

How to Change Ownership of a Property after 1031 Exchange

A 1031 exchange allows you to sell a piece of real property and move your sales proceeds into a new property without having to pay capital gains taxes. But what if you want to change ownership of your replacement property after you exchange into it? In this article, we are going to offer some tips for changing ownership of your property after conducting a 1031 exchange.

Changing Ownership

First off – is it possible to change ownership of your property after 1031 exchanging into it? In short, yes. However, there are numerous facts that you need to be aware of so you don’t endanger the validity of your exchange.

Section 1031 requires that the person who conducted the exchange must hold onto their replacement property for investment or business purposes. This is a fundamental rule of 1031 exchanges so it’s vital that you abide by this guideline. If you acquire a replacement property in a 1031 exchange and then turn around and transfer ownership to someone else, the IRS may consider this a violation of the 1031 rules and may void your exchange, leaving you with a big tax bill.

The best advice we can give you is to hold onto your replacement property for a substantial period of time before changing ownership. How long really depends on your situation and the property in question.

1031 Exchanges in Minnesota

The qualified intermediaries at CPEC1031 have twenty years of experience facilitating all types of 1031 exchanges. With our experience and track record, you can rest assured that your exchange is in great hands. Let us handle all the details of your exchange so you don’t have to. Reach out to our 1031 exchange professionals today to learn more about our services and to get your exchange started. We have offices around the country, but our primary location is in downtown Minneapolis.

• Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.

Defer the tax. Maximize your gain.

© 2020 Copyright Jeffrey R. Peterson All Rights Reserved