1031 Exchanges · DSTs · Alternative Structures
Breakwater Capital helps facilitate uniquely structured 1031 exchanges so you can reinvest your capital more efficiently. We focus on non-traditional real estate structures most investors are unaware of — and bring value by educating you on all of your options.
Licensed professionals in all 50 states, Washington D.C., and the U.S. Virgin Islands.
150+
years of collective real estate experience
$30B+
in DST participation
200+
educational seminars delivered
30–45
DST offerings tracked at any given time
What we do
From coordinating the exchange itself to the specialized structures inside it — every engagement starts with your tax position, your timeline, and your goals.
We oversee and coordinate the entire exchange — timelines, identification rules, qualified intermediary, and closing.
Passive, institutional-grade replacement property through Delaware Statutory Trusts.
100% ownership of single-family rental portfolios — with title, a CUSIP, and a 721 exchange exit option.
Zero-cash-flow, high-leverage structures for de-leveraging an exchange or unlocking post-exchange liquidity.
Accelerated depreciation via cost segregation — pass-through deductions against active or passive income.
The defer, reduce, and eliminate framework for qualified capital gains.
Preferred equity, REITs, interval funds, and income funds beyond the exchange world.
Non-1031 options for accredited investors putting new capital to work.
Why choose us
Three pillars of due diligence stand behind every offering we present.
Track record, balance sheet, management depth, and how they behaved in past downturns.
Market, tenancy, lease terms, financials, and the assumptions under the pro forma.
Fees, leverage, distribution coverage, and exit provisions — read line by line.
We mystery-shop DST properties. Site visits and secret shopping on real offerings — not just reading the marketing package.
Our team
Josh founded Breakwater Capital after an extensive financial-planning career specializing in investment and tax strategies. He has spent more than a decade in the DST world and has delivered over 200 educational seminars on 1031 exchanges and tax-advantaged real estate.
LicensesSeries 7 · Series 6 · Series 63 · Series 65 · SIE · Life & Health
Meet the full teamCase studies
Bonus depreciation
An investor's exchange collapsed with $1.2M in proceeds and roughly $400K of tax exposure. About $500K placed into two bonus-depreciation funds — 90+ essential-business properties with investment-grade tenants — offset the entire gain and now produces about $25K a year in passive income.
Zero DST
A seller with heavy debt on the relinquished property used a small Zero DST allocation to satisfy the debt-replacement requirement — freeing the rest of the equity for income-producing trusts.
Zero DST
A completed exchange left the client equity-rich and cash-poor. A tax-deferred refinance of a zero-cash-flow asset unlocked cash — with no tax event.
Resources
Twenty-five plain-English documents — the same materials Josh uses in his seminars. No email wall for the titles; request any of them and we'll send the full library.
Browse the resource library…plus the rest of the library, on request.
Get started
Bring us the property, the timeline, and the goal. You'll leave the first conversation knowing every option on the table — and what we'd do in your position.
