1031 Exchange Specialist
45 Days. We've Done This Before. You Haven't.
Your relinquished property just closed. Your QI account is funded. Now you have 45 calendar days to identify your replacement — and the wrong move costs you six figures in taxes you didn't have to pay. We specialize in Florida NNN replacement properties. Call us Day 1.
Day 0
Your sale closes
Clock starts now
Day 45
Identify deadline
Miss this = exchange fails
Day 180
Must be closed
No exceptions
How Most 1031 Exchanges Fail
Waiting until Day 30 to start looking
Panic-buying overpriced properties to meet the deadline.
Relying on a general broker
They don't have pre-screened NNN inventory. You waste weeks on deals that can't close in time.
Underestimating the financing timeline
Commercial loans take 45–60 days to close. You need to be under contract by Day 30.
Chasing yield over credit
High cap rates on weak tenants create a management nightmare. Your passive income becomes a full-time job.
The MaxLife 1031 Process
We've structured this specifically around the 45/180-day constraints. Every step is designed to hit deadlines, not fight them.
Day 1–3
Discovery Call
We map your equity, basis, debt replacement requirements, income goals, and preferred geography. We identify which NNN categories fit your profile (cap rate, tenant credit, lease term, management-free guarantee).
Day 3–7
Curated Deal List
We pull pre-screened NNN replacement properties matching your criteria — on-market and off-market. We prioritize deals that can realistically close inside 180 days with your lender timeline.
Day 7–20
Tour, Underwrite, Offer
We underwrite each property with real numbers: NOI, actual cap rate, rent escalators, lease expiration, franchise guarantee vs. corporate guarantee. We write the offer and negotiate.
Day 20–45
Under Contract + Identification Filed
You file your identification with your QI before Day 45. We coordinate with your attorney, lender, and the seller's team to keep the transaction on timeline.
Day 45–180
Due Diligence + Close
We manage the due diligence process: title, environmental, lease review, estoppel, SNDA. You close. Your exchange is complete. The tenant mails you a check every month.
Why NNN Is the Ideal 1031 Replacement
No active management
The tenant pays property taxes, insurance, and maintenance. Your obligation is cashing the check.
Long lease terms
10–20 year primary terms with rent escalators. You're not re-leasing every 3 years.
Corporate or franchisee guarantees
Dollar General, 7-Eleven, Starbucks — credit tenants with long operating histories.
Financing available
NNN properties are highly bankable. Lenders understand the credit tenant model. LTVs up to 65–70%.
No depreciation recapture reset
The exchange defers both capital gains and depreciation recapture. Your tax basis carries forward.
Estate planning simplicity
NNN properties are easy to hold, easy to pass to heirs, and benefit from stepped-up basis at death.
What the Tax Deferral Is Worth
Example: Florida investor sells an industrial building for $2,000,000 with $600,000 in capital gains.
Without 1031
With 1031 Exchange
Estimated federal rate 23.8% (long-term gains + net investment income tax). Florida has no state income tax. The $174,000 deferred grows inside your new property instead of going to the IRS.
Common 1031 Questions
How soon after closing do I need to identify replacement properties?
You have 45 calendar days from the closing date of your relinquished property to identify up to three replacement properties (or more under certain rules). This clock starts the moment your sale closes — weekends and holidays count. Most investors wait too long. Call us the day your deal closes.
Does NNN property qualify for a 1031 exchange?
Yes. NNN (triple-net) investment properties are among the most commonly used 1031 replacement properties. They qualify as like-kind real estate, they're passive investments requiring no active management, and credit tenants provide long-term income stability — which is exactly what most exchangers want.
What is the 180-day rule in a 1031 exchange?
You must close on your replacement property within 180 calendar days of your relinquished property closing (or your tax return due date, whichever is earlier). The 45-day identification deadline falls within this 180-day window. Once you identify a property, you must close on one of the identified properties — you cannot substitute.
Can I exchange into multiple replacement properties?
Yes, under the Three-Property Rule you can identify up to three replacement properties regardless of value. Under the 200% Rule, you can identify more properties as long as their combined fair market value doesn't exceed 200% of the relinquished property value. Many exchangers split proceeds across two or three NNN properties to diversify tenant and geography risk.
What happens if I miss the 45-day identification deadline?
If you don't identify replacement properties by day 45, the exchange fails entirely. Your proceeds are released from the QI account and you owe capital gains taxes on the full gain — there are no extensions and no exceptions. This is the most common way exchanges fail, which is why we recommend contacting us before your relinquished property even closes.
Do I have to use a Qualified Intermediary?
Yes. Under IRS rules, you cannot take constructive receipt of the sale proceeds. A Qualified Intermediary (QI) holds the funds between transactions. You must have a QI agreement in place before your relinquished property closes — you cannot set one up after. If you haven't arranged a QI yet, we can refer you to established Florida QIs immediately.
Get Started
Tell Us Where You Are in the Process
We'll reach out within 2 hours during business hours. If your clock is already running, call directly: (321) 586-2121.
1031 Exchange Intake
Share your situation — sale amount, days remaining, income goals — and we'll pull your replacement property list.