00:00 – The BIG Myth: Do You Have to Replace Debt in a 1031?
04:24 – How to Pull Cash Out Without Triggering Taxes
04:43 – Cash-Out Refi Timing: What Triggers IRS Problems
05:09 – The “Step Transaction” Rule (What Can Get You Audited)
09:40 – Costly Mistake: Over-Financing & Unexpected Taxes

Many investors are told they have to replace debt in a 1031 exchange, but that’s not always the case. In this episode, we walk through how debt can be offset, when taking cash can trigger taxes, and how to structure transactions the right way.

We also dive into one of the biggest risk areas: timing. A cash-out refinance done too close to a sale or acquisition can raise red flags with the IRS under the “step transaction” doctrine.

You’ll learn when a refinance makes sense, how intent factors into the equation, and why what you do with the money matters just as much as when you take it.

If you’re looking to access equity while preserving your tax deferral, this episode will help you understand the rules and avoid costly mistakes.

You can find every episode of this show on Apple Podcasts, Spotify or YouTube. For more, visit https://www.1031exchange.com/podcasts/

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In this episode, we break down one of the most misunderstood parts of a 1031 exchange: the identification rules.

Many investors know about the 45-day identification deadline, but far fewer understand how the three identification rules actually work or how mistakes during identification can jeopardize an exchange.

We discuss the fundamentals of identifying replacement property, common misunderstandings, and how identification works when investors are acquiring multiple properties, DST investments, or partial ownership interests.

If you're planning a 1031 exchange, understanding the identification process can help you avoid costly mistakes and structure your exchange more effectively.

Episode Timestamps

00:00 Introduction
05:19 Why Identification Confuses Investors
06:02 The 45-Day and 180-Day Deadlines
09:17 Who Receives Your Identification
11:12 How to Properly Identify Replacement Property
19:15 The 3 Identification Rules Explained
26:11 Why You Shouldn't Rush Identification
33:11 Combining Multiple Properties in a 1031 Exchange
41:48 Taking Cash Out of a 1031 Exchange

You can find every episode of this show on Apple Podcasts, Spotify or YouTube. Prime Members can listen ad-free on Amazon Music. For more, visit https://www.1031exchange.com/podcasts/

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00:00 – Reddit Question: 1031 Exchange into a DST. 02:32 – DST vs 721 (UPREIT) Explained. 05:51 – 45-Day Rule Warning: DON'T LET IT CLOSE. 07:53 – Sponsor Risk & Why Experience Matters. 09:56 – How 721 Lets You Sell Through Basis. 14:43 – DST Identification Rules & Common Mistakes. 20:02 – Final Thoughts: “What Good Is Tax Deferral If What You Buy Goes Away?”

You can find every episode of this show on Apple Podcasts, Spotify or YouTube. For more, visit https://www.1031exchange.com/podcasts/

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We answer the top 1031 exchange questions pulled from Reddit — including AI tax advice gone wrong (00:00–04:00), whether a partial 1031 exchange is worth it (07:38–14:08), the S-Corp mistake that eliminated future planning flexibility (14:08–19:42), and how to decide if a 1031 exchange actually makes financial sense (20:17–end).

You can find every episode of this show on Apple Podcasts, Spotify or YouTube. For more, visit https://www.1031exchange.com/podcasts/

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1. Student housing market overview (0:00)
2. Why governments misunderstand 1031 exchanges (2:45)
3. Insurance carriers, drones & deal-killing inspections (5:00)
4. Seller carry strategies inside a 1031 exchange (7:00)
5. Wrap notes, risk, and lender realities (12:30)
6. Rent control vs student housing (15:30)
7. Renovations, displacement & aggressive rent projections (19:30)
8. Insurance premium shocks and forced upgrades (23:00)
9. Why investors are exiting multifamily (31:00)
10. Replacing income with smarter 1031 strategies (36:00)
11. Why many exchange companies won’t answer real questions (41:30)

Student housing owners and multifamily investors are facing a new set of challenges heading into 2025–2027. Rising insurance premiums, tightening rent control regulations, and last-minute financing failures are changing how deals get done, and in many cases, causing transactions to fall apart entirely.

In Part 2 of this conversation, David Moore of Equity Advantage 1031 Exchange sits down with student housing and multifamily expert Rene Nelson (Pacwest Commercial) to break down what’s happening behind the scenes in today’s market. They discuss why insurance has become one of the biggest deal killers, how rent control impacts student housing differently than traditional multifamily, and why many long-time owners are choosing to exit.

The episode also dives into practical strategies investors are using to navigate uncertainty, including seller carry options, wrap note considerations, and how 1031 exchanges can be structured when financing or insurance issues arise late in a transaction.

This episode is especially relevant for student housing owners, multifamily investors, and advisors looking to understand where the risks are and how to plan proactively before costly mistakes are made.

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The student housing game has changed, and if you’re waiting until spring to lease, you’re already behind.

In this market update, David Moore (Equity Advantage) and student housing expert Rene Nelson (Park West Commercial) break down the massive "Supply Shock" hitting college towns like Eugene, Oregon. With mega-developments like "The Hub" adding thousands of beds, the pre-leasing timeline has shifted dramatically.

If you own older student housing stock or small multifamily units near campus, this new luxury inventory is your direct competition. We discuss exactly what the "Pre-Leasing Signal" is for the 2026-2027 school year and how to compete when new buildings are offering amenities you can't match.

0:00 – Student Housing Is Changing Fast (2026 Warning)
1:06 – The “Hub” That Changed Everything (Supply Shock)
16:26 – Luxury Student Housing Is Raising the Bar
21:53 – The Pre-Leasing Shift Most Owners Miss
24:13 – How Older Student Housing Still Competes
35:46 – What Smart Owners Are Doing Before 2027

Stay tuned for Part 2!

Expert: Rene Nelson, CCIM

https://eugene-commercial.com/

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Season 2 Premiere • Overall Episode 26

A quick paperwork review can save you from a prohibited transaction.

In this episode, David and Tom explain the DST/IRA documentation mistakes that catch people off guard, why your retirement account is “not you,” and how checkbook IRA control can backfire if you don’t understand the rules.

They also cover 1031 exchange pitfalls after divorce, intent rules, and when the opportunity cost of waiting makes an exchange less attractive.

00:00 Nobody Wants to Call… And That’s the Problem
01:15 ROBS Explained: The Retirement Strategy People Misuse
06:40 The IRA Structure That Gets Deals Rejected
12:20 “$10,000 Later…” The Document That Was Useless
20:15 The Paperwork Mistake That Slows Everything Down
27:00 Checkbook IRA: The Best Feature… And the Worst Risk
29:10 DST Paperwork Red Flag (Qualified Funds Warning)
36:25 Divorce + 1031: Where People Get Tripped Up
44:00 The Hidden Cost of Waiting (Opportunity Cost)

Have you ever been told, “just assign it to the IRA” or had an attorney/custodian reject your operating agreement?

Drop your story in the comments — we’ll cover the best questions in a future episode!

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Self-directed IRAs give investors the ability to move beyond Wall Street and invest in real assets like real estate, private notes, and alternative investments—but that control comes with important rules and risks.

In this episode, we break down what investors need to understand before using retirement funds outside traditional brokerage accounts, including how Required Minimum Distributions (RMDs) work, when they should be taken, when an IRA holds illiquid assets, how valuations are handled, and why certain mistakes inside an IRA cannot be undone.

01:00 – 2026 IRA Contribution Limits Explained
02:00 – Required Minimum Distributions (RMDs): What Triggers Them
03:00 – Valuing Real Estate & Alternative Assets Inside an IRA
05:15 – What Happens When Your IRA Has No Cash for an RMD
05:40 – In-Kind Distributions: Taking Assets Instead of Cash
06:10 – What Is a Checkbook IRA (IRA LLC)?
09:10 – Annual Valuations vs. RMD Valuations
12:45 – IRS Scrutiny, In-Kind Distributions & Audit Risk
16:25 – DIY IRA LLCs, Prohibited Transactions & Costly Mistakes

This conversation is for investors who want flexibility and control in their retirement strategy, while staying compliant and avoiding unnecessary taxes and penalties.

If you’re considering real estate or alternative investments inside an IRA, this episode provides practical insight to help you make informed decisions before moving forward.

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