Why choose us
The Breakwater Difference
Education before recommendation, independence from every sponsor, and a president who invests his own money in the strategies he recommends.
The difference
Six things we do differently
Education first
200+ seminars delivered. Clients make decisions because they understand them — not because they were pitched.
Independent of sponsors
We are not a sponsor and are not affiliated with sponsors — our due diligence works for you, not for an offering.
We mystery-shop DST properties
Site visits and secret shopping on real offerings — not just reading the marketing package.
Full-market inventory
Typically 30 to 45 DST offerings tracked at any given time, including off-market, all-cash, and leveraged structures.
Skin in the game
Josh personally invests in offerings he recommends — he walks the walk.
A single point of contact
You work directly with the President, supported by a dedicated exchange-coordination team.
Due diligence
Three pillars behind every offering
Nothing reaches your desk until it has passed all three reviews.
Sponsor review
Track record, balance sheet, management depth, and how they behaved in past downturns.
Property review
Market, tenancy, lease terms, financials, and the assumptions under the pro forma.
Offering structure review
Fees, leverage, distribution coverage, and exit provisions — read line by line.
Investment criteria
What we recommend — and what we won't
Asset classes we recommend
- Essential-business triple net
- Self storage
- Multi-family (B to A-)
- Healthcare & senior living
- Industrial
- Student housing
- Medical office
- Data centers
- Distribution centers
- U.S. government & utility leases
Asset classes we avoid
- Hotels
- Office space
- Luxury multi-family
- Specialty retail franchises
- Oil & gas
- Minerals
We will tell you what we won't recommend — and why — before we ever talk about what we will.
Our broker-dealer
A second set of eyes
Emerson Equity LLC
Breakwater's broker-dealer — an independent firm that raises 12–15% of the annual DST market with more than 150 investment professionals. Every offering Breakwater presents has passed Emerson's separate due-diligence and compliance review.
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See the difference firsthand
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.