Investing Over a Million in a 1031 Exchange

[Arturo Pena Miranda]

BP Community,

My family has received an offer to sell a real estate asset for well over one million ($1,000,000).  Whether the transaction goes through is not guaranteed, because the offer is contingent on the buyer sorting out some immigration hurdles.

Assuming the transaction goes through, my family has an enormous capital gains tax bill to pay.  We want to avoid that.

We are interested in purchasing numerous C+ to B+ single-family homes meeting, at least, the 1% rule.  Identifying numerous properties in such a short time frame and in the seller's market we are in is extremely challenging.  Because of the immigration hurdle, I am not sure how long we may have.  Once that clears, however, the transaction will happen promptly and we will be onto the races.

The property is in Florida and we would be interested in exploring Florida investments.  We are also open to considering investments in other areas, especially in the Southeast and Midwest, so long as an agent refers to us C+ to B+ properties meeting the 1% rule, makes a good case that they will appreciate in value, and refers us to other team members that we will need for an out of state investment (contractors, property managers, etc.).  

In all likelihood, we will be working with numerous agents throughout the U.S. to make this work.  Any leads are appreciated.

[Mark H. Porter]

I'm going to go out on a limb here as you have $5MM in buying power and I'm going through a very like circumstance right now.

So long as the real estate asset was a rental property you can purchase rentals - any kind of rentals. You may want to look at commercial strip malls with solid national anchors (Dominos, Verizon, Subway, etc) or NNN single-tenant properties (Walgreens, Dollar Stores, etc...). In both cases, you're not dealing with one-year leases and in the case of the NNN you don't even pay the bills (taxes, insurance, none of it).

I target 7%+ caps, long leases (+10 years), and 12% ROE.