Buy replacement FIRST via EAT parking title, then sell relinquished within 180 days — solves hot markets.
Standard 1031 requires selling first, identifying within 45 days, closing within 180. In competitive markets you may need to buy first. Reverse 1031 (Rev. Proc. 2000-37): Exchange Accommodation Titleholder holds title to replacement (typically 'exchange first' structure) while you sell relinquished. Must close relinquished sale within 180 days. Financing complications: lender needs to accept EAT as borrower or make you guarantor. Setup fees higher ($8K–$20K vs $1K standard). Enables competitive off-market purchases without missing the 1031.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
Recession-resistant cash flow with fragmented mom-and-pop sellers.
Exit landlording without paying cap gains.
Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Renovate while living in, sell tax-free every 2 years.
Zero capital, zero credit — flip contracts for $5–25k each.
Rent apartments, sublet to travel nurses at 2–3× rent.