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Track record, balance sheet, management depth, and how they behaved in past downturns.
1031 Exchanges · DSTs · Tax-Advantaged Real Estate
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.
33.68° N · 117.83° W — Irvine, California
- 150+years of collective real estate experience
- $30B+in DST participation
- 200+educational seminars delivered
- 30–45DST offerings tracked at any given time
What we do
The strategy index.
Every strategy we practice, in one index — from exchange coordination to the non-traditional structures most investors are unaware of.
1031 Exchange Coordination
We oversee and coordinate the entire exchange — timelines, identification rules, qualified intermediary, and closing.
Traditional DSTs
Passive, institutional-grade replacement property through Delaware Statutory Trusts.
Direct Title Securities
100% ownership of single-family rental portfolios — with title, a CUSIP, and a 721 exchange exit option.
Zero DST
Zero-cash-flow, high-leverage structures for de-leveraging an exchange or unlocking post-exchange liquidity.
Bonus Depreciation Funds
Accelerated depreciation via cost segregation — pass-through deductions against active or passive income.
Opportunity Zones
The defer, reduce, and eliminate framework for qualified capital gains.
Alternative Funds
Preferred equity, REITs, interval funds, and income funds beyond the exchange world.
Cash Investments
Non-1031 options for accredited investors putting new capital to work.
Why choose us
The Breakwater Difference
Three layers of due diligence stand between an offering and your desk.
See the whole differenceProperty 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.
“We mystery-shop DST properties. Site visits and secret shopping on real offerings — not just reading the marketing package.”
Josh Chapin — President
Our team
Josh Chapin, President
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.
- Series 7
- Series 6
- Series 63
- Series 65
- SIE
- Life & Health
Case studies
Strategies, applied.
Bonus depreciation
Saving a failed 1031 exchange
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
De-leveraging an exchange
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
Obtaining liquidity after an exchange
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
The education library.
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 all 25 documentsFrom the library
- What Is a 1031 Exchange
- Understanding 1031 Exchanges
- Understanding DSTs
- Sample 1031 Exchange
- Choosing the Right Broker
- Understanding Sponsors
Contact
Complimentary Investor Evaluation
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.