Buy replacement first, sell relinquished within 180 days.
Standard 1031: sell first, then find replacement in 45/180 days. Reverse 1031: buy replacement first (parked with Exchange Accommodation Titleholder), then sell relinquished within 180 days. Use when perfect deal appears before you're ready to sell. More expensive (EAT fees) but preserves tax deferral without deal-timing constraint.
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.