The astute investor uses all of his equity to acquire another property, instead of only the amount left over after paying Federal and State income taxes on gain.

No, today most exchanges are delayed exchanges with 45 days to identify replacement property and an additional 135 days to close.

Prior to January, 2005, there was no way to avoiod paying capital gains taxes with the sale of a highly appreciated primary residence. Revenue Proclamation 2005-14 provides guidance on combining the sale of your primary residence (Section 121) and Section 1031 into a non-taxable sale and exchange of property.

Your second home can be exchanged only if it qualifies as an investment. You can have only one primary residence.

Whenever a property owner intends to sell any property that is not his personal residence (unless complying with Revenue Proclamation 2005-14) or not property that is held for "sale" with plans to buy another like kind property within 180 days.

It is too late to utilize the advantages of Section 1031 after settlement and constructive receipt of the proceeds.

Yes. The process is known as a reverse exchange. Reverse exchanges are technically complicated. The significant practical aspect of a reverse is during the process the Exchanger cannot encumber the replacement property or the relinquished property.

The contract deposit goes to the Qualified Intermediary (QI). The Exchanger never receives the money. At settlement the Seller's net proceeds are wired to the QI and placed into a separate interest bearing account. At the closing of the replacement property, the funds required to close the transaction will be wired from the exchange account held by the QI.

The 1991 Treasury Rules and Regulations provide guidance on the role of the QI and the documentation they must provide to a 1031 exchange. The QI provides technical experience to maintain the integrity of the exchange. The QI receives the relinquished property from the Exchanger and sells it to the buyer. The QI purchases the replacement property from the seller and transfers it to the Exchanger. A QI can not be a related party or within two years preceding transfer of the relinquished property the Exchanger's employee, attorney, accountant, real estate broker or investment banker. There is no federal agency that regulates the QI industry. Choose carefully.

A related party is an Exchanger’s spouse, siblings, descendants or ancestors; two corporations that are members of the same control group; a grantor or fiduciary of any trust; or a related C or S corporation or partnership in which there is more than 50% ownership or controlling interest.

Boot is constructive receipt of non-like kind property. It is taxable to the extent there is a capital gain. Cash boot is cash constructively received. Mortgage boot is when the replacement property has less debt than the relinquished property and additional cash has not replaced the debt deficiency. The Exchanger pays taxes on cash and mortgage boot.

You cannot take cash out without creating a taxable event. The cash you take out will be taxed at the transaction's pro-rata rate.

Yes. At settlement the note must be assigned to the Qualified Intermediary and when sold the proceeds are sent to the QI. Selling the note and utilizing the proceeds must follow the exchange's time limits.

Yes. Two basic rules are critical: 1. The time period (45 day and 180 day) starts when the first of several sales closes. 2. If several sales are grouped in the same exchange, the identification rules permit listing only three properties of unlimited value or more than three properties whose values comply with the 200% identification rule.

Like kind property, provided it is held for investment, can include commercial, single family rental properties, raw land, apartments, industrial properties and a lease hold interest of 30 years or more. If the state in which you reside considers timber and mineral rights real and not personal property, they too are like kind.

The essence is the identification must be "unambiguous," i.e., site specific.

No and yes. You cannot buy an interest (such as 30%) in a partnership to satisfy your exchange. However, ABC Ltd. Partnership can sell you, John Smith LLC, 30% of 10 Broadway and you can be a Tenant in Common with ABC Ltd. Partnership owning 70%.

Lenders always permit heirs to inherit in normal estate planning transfers triggered by the death of the TIC owner. Before purchase Sponsors negotiate with lenders for a few partial post settlement transfers that will not cause a defeasance fee on the entire loan. With these transfers the lender has to pre-approve the substitute buyer and the other owners have the first right of refusal in buying the interest.

The Sponsors negotiate directly with Wall Street lenders, such as Merrill Lynch, Solomon Brothers, corporate lenders such as GMAC and insurance companies such as The Principal Financial Group headquartered in Des Moines, Iowa. All loans are non-recourse financing for the TIC owner.

Form 8824 needs to be completed as part of your annual Federal return. Remember you cannot file your tax return for the year of your exchange until you have completed your exchange.

It will ask you the date you sold your relinquished property, identified and acquired your replacement property. In addition you will determine your gain realized, recognized gain and your new basis.

Currently The IRS audits approximately 1% of all returns. The Qualified Intermediaries who must respond to audits do not see the 1031 exchange as causing the audit.