1031 Exchanges · DSTs · Alternative Structures
Smarter 1031 Strategies.
Simpler Execution.
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.
Breakwater Capital by the numbers
150+
years of collective real estate experience
$30B+
in DST participation
200+
educational seminars delivered
30–45
DST offerings available at any given time
What We Do
Eight Structures, One Clear Strategy
From coordinating the exchange itself to the specialized structures inside it, every engagement is built around your tax position, your timeline, and your goals.
1031 Exchange Coordination
We oversee and coordinate the entire exchange — from sale to closing — keeping every deadline in view.
Traditional DSTs
Passive, institutional-grade replacement property without the day-to-day of direct ownership.
Direct Title Securities
100% ownership of single-family rental portfolios, with a 721 exit option built in.
Zero DST
Zero-cash-flow, high-leverage structures for de-leveraging and post-exchange liquidity.
Bonus Depreciation Funds
Accelerated depreciation via cost segregation, for investors with gains to offset.
Opportunity Zones
A defer, reduce, and eliminate framework for qualified capital gains.
Alternative Funds
Preferred equity, REITs, interval and income funds for diversification beyond the exchange.
Cash Investments
Non-1031 options for accredited investors putting new capital to work.
Why Choose Us
The Breakwater Difference
Three pillars of due diligence stand behind every offering we present.
Sponsor Review
Track record, balance-sheet strength, and how a sponsor has treated investors through full market cycles — before any offering reaches your desk.
Property Review
Markets, tenancy, lease terms, and physical condition — evaluated the way an institutional buyer would evaluate them.
Offering Structure Review
Fees, financing, cash-flow assumptions, and exit provisions, read line by line so the structure works for you — not just the sponsor.
We mystery-shop DST properties and typically track 30 to 45 offerings at any given time.
Our Team
Josh Chapin, President
Josh brings an extensive financial-planning background specializing in investment and tax strategies, with more than a decade of experience in Delaware Statutory Trusts. He has delivered 200+ educational seminars and is known for a practical, common-sense approach to complex strategies.
Clients work directly with Josh as a single point of contact from first conversation through closing — and he is personally invested in the same offerings he recommends.
LicensesSeries 7 · Series 6 · Series 63 · Series 65 · SIE · Life & Health
Schedule Time with JoshCase Studies
Proven Strategies in Action
Saving a Failed 1031 Exchange
$1.2M in proceeds redirected into bonus-depreciation funds, offsetting the entire gain.
Read the Case StudyDe-Leveraging an Exchange
Strategic debt allocation using a Zero DST.
Read the Case StudyObtaining Liquidity After an Exchange
Unlocking cash from a zero-cash-flow asset with no tax event.
Read the Case Study
Resources
A 25-Document Education Library
Plain-English guides to every strategy we work with — written to make you a smarter investor before you commit a dollar.
Download the Library- Understanding 1031 Exchanges
- Understanding DSTs
- When a DST May Not Fit
- De-Leveraging an Exchange
- Understanding Opportunity Zones
- Using Bonus Depreciation
…and 19 more inside the full library.
Get Started
Complimentary Investor Evaluation
Bring us your timeline, your proceeds, and your questions. We’ll walk you through every option on the table — no cost, no obligation.
Schedule Your Evaluation- Call
- (310) 940-9430
- Visit
- 9940 Research Dr. Suite 200,
Irvine, CA 92618