What we do
Educate. Vet. Coordinate.
Advanced investment strategies are often unavailable through traditional financial advisors. Breakwater focuses on non-traditional real estate structures most investors are unaware of — and brings value by educating you on all of your options.
Our role
Eight things we do for every client.
Educate you on every option
Advanced strategies are often unavailable through traditional financial advisors. We start by teaching, not selling.
Understand your objectives
Income, growth, estate planning, liquidity — the right structure depends on what you actually need.
Vet sponsors and run due diligence
Sponsor track record, financials, and fee structures — reviewed before anything reaches your desk.
Open doors to sophisticated strategies
Access to institutional operators and structures most investors never see.
Analyze every property
Financials, markets, lease structures, and fees — analyzed line by line.
Coordinate the entire exchange
We quarterback the process with your qualified intermediary, CPA, and attorney — deadlines included.
Advise beyond the 1031
Bonus depreciation, opportunity zones, and alternative funds when an exchange is not the answer.
Stay with you after closing
An ongoing relationship, not a transaction — through the hold period and the next exchange.
The strategy set
Where that work shows up.
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.
Choosing a broker
Five questions for any broker — including us.
Any broker can show you an offering list. Five questions separate the ones worth working with:
Do they educate you on all of your options — or only the ones they sell?
How deep is their sponsor due diligence, really?
Do they analyze property financials and fee structures line by line?
Will they coordinate the full exchange with your QI, CPA, and attorney?
Have they invested their own money in the strategies they recommend?
Next step
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.