Video - How a 1031 Intermediary can Help in a Reverse or Build-to-Suit Exchange

In the regulations, the qualified intermediary is deemed to not be the agent of the taxpayer. If you’re going to pick somebody to do something specific for your 1031 exchange, the qualified intermediary is probably the safest party to interact with. If you need a surrogate to buy the replacement property first in a reverse exchange, your best friend from High School is not the best person to do that for you because they will likely be deemed as your agent. On the other hand, a qualified intermediary is not considered your agent.

Who do you want to have purchase your replacement property and park it for up to 180 days while you go about selling your relinquished property? The 1031 intermediary.

Who do you want to take title to your property while you have improvements constructed on that property? The qualified intermediary.

This is the safest bet to protect the legitimacy of your 1031 exchange.

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

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© 2024 Copyright Jeffrey R. Peterson All Rights Reserved

Video - How to Deal with Partnership Interests in 1031 Exchanges

Partnerships are great for buying real estate. They’re efficient vehicles for owning, holding, and managing real estate. But when it comes time to sell, there’s no elegant exit for the individual partners. The partnership has owned the property. The partners themselves don’t own an interest in real estate. Partnership interests are excluded from 1031 exchange treatment. This is the biggest planning opportunity – to figure out an elegant exit before you list your property for sale.

The high level thinkers in the 1031 exchange industry are constantly thinking about the concept of qualified use. If I distribute out your partnership interest to you and you now own an undivided 1/7 of the property (because you owned 1/7 of the partnership), how long must you hold that property before you are eligible to do a 1031 exchange? There is a debate going on about this scenario. Some tax professionals think that you can tack the period of time that the partnership owned the property to the period of time that you owned it so you could immediately do an exchange after distribution out of the partnership. Other tax professionals think that doing a 1031 exchange so quickly after distribution would not qualify for 1031 treatment.

• 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.

© 2024 Copyright Jeffrey R. Peterson All Rights Reserved

Video - An Explanation of the 3 Identification Rules Under Section 1031

There are several identification rules in a 1031 exchange. Most mom and pop investors keep it simple by identifying three or fewer properties. When you identify three or fewer properties, you’re not constrained by a value cap. You could identify the Sears Tower in Chicago, the Empire State Building in New York, and the IDS Center in Minneapolis. These are three properties.

If, however, you’re going to identify more than three properties, the total aggregate value of all your identified properties cannot exceed twice the value of what you relinquished. If you sold a property for $10 million, you can list up to $20 million as replacement property. However, if you sold a property at $100,000, then your cap is $200,000. Is that enough bandwidth? In that instance, probably not and you might be better off with one of the other identification rules.

The third rule (the 95% rule) isn’t used very often. It’s typically used in big portfolio purchases involving oil, gas, and mineral purchases. If you’re buying a huge portfolio, and one of the wells runs dry and you decide not to purchase it, that’s fine as long as you’re getting 95% of the total value of everything you identified.

Here’s where it gets crazy. Some DSTs are comprised of a multitude of components. You may blow yourself out of three property contention just by identifying one multi-property DST. Nobody really knows for certain whether a DST is one property or the sum of its parts for identification purposes. Let’s say you want to identify a DST. You should ask your advisor how many component parts are in that DST. If it’s comprised of a multitude of properties, you may need to get into value specifics to see what identification rule is best for you. You should also ask your advisor about how debt from the DST will be allocated to you based on the amount of money you put into it.

• 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.

© 2024 Copyright Jeffrey R. Peterson All Rights Reserved

Video - How Many Days Does a Person Have to Identify Their 1031 Property?

In a 1031 exchange, you’ve got 45 days after the close of escrow to identify your properties and 180 days total to complete your exchange. The day of closing is day zero. By midnight of the 45th day you need to have sent in the identification. Technically you can send in your identification to persons other than the intermediary. That’s a little irregular, but it does happen. You may identify to the seller of the replacement property or the title officer who closed the transaction. You can identify to people that were involved in the transaction but were not your agent.

Most of the time when we receive property identifications we countersign and date them, scan them into the system, and then send them back to the taxpayer so that everybody knows the identification was completed in a timely manner.

• 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.

© 2024 Copyright Jeffrey R. Peterson All Rights Reserved

Video - How did the 1031 Exchange Come to Be?

Let’s talk about the history of 1031 exchanges. Often considered the godfather of the 1031 exchange, T.J. Starker was a lumber baron in Oregon. He had lots of appreciated real estate that people wanted to buy, but he didn’t want to pay taxes. So he said “I’ll sell you these lands but you need to give me back some real estate in exchange.” This blew everyone’s mind because it was a non-simultaneous exchange. Starker was giving up his old land for new land that he would designate in the future.

The case went all the way to the Supreme Court and Starker won on a procedural argument. That case because the precedent of opening the floodgates of non-simultaneous exchanges. This made the IRS and treasury very nervous because there were no guardrails on 1031 to constrain the process. So Congress gave the IRS and treasure the authority to write their own regulations.

In 1984 they excluded partnerships from 1031 treatment, and they added the 45 day identification period and the 180 day exchange period. So now when you do a 1031 exchange you have to identify by midnight of the 45th day what properties you want to purchase. That rule was not written with the taxpayer’s success in mind. One strategy is to act like a chess player and think two moves ahead. Before you even sell your relinquished property, find what you want to buy as your replacement property.

The syndicators of real estate have products that are sold and regulated as securities. These products are typically referred to as DSTs (Delaware Statutory Trusts). When you own a beneficial interest in a DST you are deemed to own your proportionate share of the underlying real estate of the DST, and you’re deemed to take subject to the underlying debt that’s allocable to you. Using a DST could be a good backup option for your 1031 exchange if you need it.

• 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.

© 2023 Copyright Jeffrey R. Peterson All Rights Reserved