If your relinquished property has already closed, the 45-day identification clock is running. Submit the form below and we will respond the same day — including evenings and weekends for active exchanges.
A 1031 exchange is one of the most powerful tax-deferral tools in the U.S. tax code, and one of the most unforgiving. 45 days to identify, 180 days to close, no extensions. The job here is to compress the timeline risk: source replacement properties fast, vet them rigorously, get the identification right, and close inside 180 days.
This is the highest-priority intake on the site.
Who Should Use This Form
- Investors whose relinquished property has already closed and the 45-day clock is running
- Investors with a relinquished property currently under contract and a closing date set
- Investors planning a 1031 with a relinquished property they intend to sell in the next 6–12 months
- Investors who have failed an exchange in process and need backup replacement options fast
- Investors who already have a property identified but need broker support to close
If you’re at the planning stage and the relinquished property isn’t yet under contract, the general buyer intake is a fine starting point too — but submitting here is faster.
Schedule a 1031 Consultation
What Happens Next
For active 1031 clients (clock running or closing imminent):
- Same day — Doug calls you personally. Evenings and weekends included for active clocks.
- Within 24 hours — initial slate of replacement property candidates that fit your buy box. We tap public inventory and our off-market network simultaneously.
- Within 3–5 days — narrowed list of candidates with preliminary underwriting on the top properties.
- Within 7–14 days — LOIs and offers on the strongest candidates. Identification ready before the 45-day deadline.
- Closing — full transaction support through the 180-day deadline.
For planning-stage clients (not yet closed):
- Initial call within one business day
- Engagement structure depends on timing — we often start sourcing replacement properties before the relinquished property closes, which materially improves outcomes.
Frequently Asked Questions
What’s the 45-day rule?
You have 45 calendar days from the closing of your relinquished property to identify replacement properties in writing to your Qualified Intermediary. No extensions — not for weekends, not for holidays, not for hardship. More detail on the services page →
Can you help if my exchange is already in trouble?
Often, yes. If your identified properties have fallen through, or due diligence on the primary identified property is failing, we can help find backup options under deadline pressure — including DSTs as a fully passive backstop. The honest framing: the later you engage, the smaller the working universe. But we’ve closed exchanges from deep deadline pressure before.
Do I need to have a Qualified Intermediary already?
You will need one before the relinquished property closes — you cannot take constructive receipt of the proceeds. If you haven’t engaged a QI yet, we can refer experienced Georgia-based QIs. Engaging the QI is your decision; we don’t receive any compensation for the referral.
Will you help me find replacement property outside Atlanta?
Yes. Our active 1031 sourcing reaches across Georgia, Florida, the Carolinas, Tennessee, and Alabama. NNN and QSR inventory in particular is geographically broad — we routinely close Atlanta-based clients into properties throughout the Southeast.
What if I can’t find a suitable property within 45 days?
Several backup options exist. The 3-property rule allows identifying up to three properties even if you only close on one. DSTs (Delaware Statutory Trusts) can serve as a fully passive replacement and qualify as like-kind. We discuss backup strategy in every active engagement.
Are you a tax advisor?
No. We are real estate brokers, not tax advisors or attorneys. Your CPA and a 1031-experienced attorney should be part of your team alongside the QI and the broker. We coordinate with all of them; we do not replace any of them.
What does the consultation cost?
There is no cost to the consultation. Standard buyer-side commission on the replacement property purchase is paid by the seller out of the cooperating broker fee.
Read about our 1031 exchange advisory approach →