For Advisors

When your legacy is based upon the success of your clients, it’s best to leave nothing up to chance

The complexity of the 1031 Exchange process and the regulations associated with it can be difficult to navigate. Our sole focus is guiding you and your clients through this process to help identify and secure the right replacement properties.

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Your clients look to you for guidance, but the many options, timelines, and regulations surrounding the ever-changing 1031 Exchange process create a degree of complexity that can be difficult to successfully manage without the right knowledge and experience.

Entering the 1031 Exchange landscape without the right partner can lead to unnecessary risk, higher costs, and missed opportunities for your clients. Legacy can help your clients manage exchange stress and avoid critical mistakes:

Tax liability
Out-of-pocket expenses
Missed deadlines
Misunderstood loan requirements
Left-out IRS required language

Reinvestment into high-risk vehicles
Lack of diversification
Poor investments or buyer’s remorse
Failed exchanges

financial and real estate investment professionals meeting and working together

Partnership based on honesty, integrity, and shared goals

We’re going above and beyond the status quo to set a new standard of expertise, service, and success.

Guided by our deep commitment to partnership, knowledge, community, and care, you won’t find us cutting corners or diluting our focus. Our unmatched combination of expertise, seamless service, and complete focus on the 1031 Exchange process positions us to best help your clients achieve their unique goals. With a desire to lead the real estate investment industry forward, we take your success and your clients’ investment legacy as seriously as we take our own.

Exclusive access

The full-spectrum access and unique expertise created by our dual real estate and securities licensing unlocks proprietary, high-quality inventory and offers an increased level of visibility and flexibility in exchange structures. Additionally, we are committed to working with leading sponsors to provide investors with the best possible property options for their specific needs.

Tailored service

We work to fully understand both the short-term and long-term financial goals of your clients to provide solutions tailored to their specific needs. By directly collaborating with you, your client, and other involved parties, we create a standout, seamless experience that keeps everyone aligned on objectives, timelines, and responsibilities.

Unmatched focus

We believe a diluted focus never leads to true expertise. Instead of trying to offer a little bit of everything, we’ve exclusively devoted our entire practice to guiding investors through the 1031 Exchange process. Our 30+ years of experience combined with a dedication to ongoing education and industry advancement not only positions us to best serve your clients’ specific needs, but to also be the best partner for you.

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What we can help with

Do you ever hear any of these concerns from your clients? We can customize a plan tailored to their specific goals and needs, no matter their situation.

Your client has reached a point where they’re tired of landlording and the headaches that come with it. They are considering selling their current property, but assume their only options are to either pay the taxes or buy another property that requires management.
What few investors know is that there are passive options within a 1031 Exchange.
The Legacy team will guide you and your client through the important details of a 1031 Exchange to help determine a suitable option. With your client’s unique needs in mind, we create a proposal and plan to help achieve their investment goals. We make the process seamless and simple by handling all investment paperwork.
With 100% of the property management obligations taken care of by the sponsor company within the various exchange replacement options, your client’s end result could be an investment portfolio with zero management obligations, ever.
You or your client are wondering if an opportunity for increased income is being missed – especially if previous investment goals have been investing for growth instead of income.
We are here to help uncover opportunities for higher income potential that might exist for your client.
We can run a cash flow analysis of your client’s current investment and help model several scenarios to determine if it may give them the best potential income at a suitable risk level. Using this information and our 40+ years of real estate investment experience, we help determine if a 1031 Exchange into other property(s) would be beneficial.
You already know it is risky for your client to have all of their eggs in one basket, but the current price of real estate can make it difficult to diversify.
Fractional ownership can often accommodate investment minimums of $100,000. This can make it easier for your client to spread their wealth and diversify across property types, geographies, and management companies.
The tax liability on the sale of an investment property varies by state and income. No matter where your client lives though, the hit to their equity can be staggering. In some cases, the sale of an investment property can lead to out-of-pocket expenses, leaving them with no net equity and an additional loss.
They'd like to potentially defer the tax liability, but aren’t sure what options are available.
Our experienced team is aware of 1031 options that many investors and advisors are not. We can help you and your client compare all of the options – including keeping their current property, paying the taxes, or executing a 1031 Exchange. If they choose to defer the taxes and execute a 1031 exchange, we will seamlessly guide you and your client through the process to ensure all regulations are followed and no taxes are owed.
There are several circumstances when passing on real estate to beneficiaries can be burdensome or complicated – including If there is more than one heir, the heirs have full time jobs and no time to manage real estate, or your client is concerned that decisions will have to be made together, which can be hard when involved parties have different needs, goals, and preferences.
We can help determine a desirable option to facilitate and help streamline your client’s estate planning. There are exchange options where beneficial interests can be bequeathed to different individuals or organizations in varying amounts.
Heirs/Beneficiaries will inherit their prorated share of ownership interests, pursuant to your client’s estate plan. Each beneficiary’s ownership will be entirely separate from the other, eliminating the need for beneficiaries to agree on what to do with the proceeds.

Your client is retiring from farming and wants to generate consistent income potential without unnecessary risk. It might seem as if their only low-management investment property option is NNN investments, but we are knowledgeable on other 1031 Exchange strategies that provide another management-free choice.
Our team is here to guide you and your client through the process and help reinvest their proceeds into a portfolio of potentially income-producing commercial real estate that may help provide a hedge against inflation and offer them the ability to enjoy retirement while preserving their legacy.
Your client needs to replace debt in their exchange, but have found that they either don’t qualify for a loan or would need to make an all-cash offer on a property. Without replacing the debt in their exchange, they could end up with a taxable “mortgage boot.”
There are various replacement properties that have non-recourse debt in place, which means an investor can satisfy their loan replacement obligation without going to the bank or filling out an application. A non-recourse loan means the investor is not personally liable for the debt and it does not appear on their balance sheet.
There are many reasons a deal can fall apart at the last minute – surprises during due diligence, the bank doesn’t come through with the loan, the seller changes their mind. If this happens after day 45 and your client doesn't have other properties to consider on their id form, then their exchange is failed and taxes are owed.
We have access to replacement properties that can be used as back up options should your client’s primary target property fall out. Our team can help identify potential options and help you and your client navigate the short 45-day time frame of the identification period.
It can be almost impossible to find a replacement property that hits the exact numbers of your client’s exchange.
There are various exchange replacement investment strategies that can be flexible in the size of the exchange and can be bought in tandem with other properties that your client has purchased, making them a convenient option for leftover cash in the exchange. These investments can also be used to replace mortgage boot.
Your client has recently retired and found that their need for predictable, consistent monthly income potential is now more important than the appreciation potential of their investments.
It's typical for investors who have steady jobs to care more about growth than income, but once they retire, that can change.
Legacy’s rigorous due diligence process seeks to reveal investment properties that have the greatest potential for cash flow and capital preservation.