Tell us where your exchange stands and what you want to buy. We look for NNN properties that fit your budget, financing and closing window and send what we find, plus backups. We coordinate with your CPA, tax attorney and qualified intermediary along the way.
This page is for owners in a 1031 exchange or about to start one, and for brokers buying for themselves or for a client. Investment Grade works on the property side of the exchange. The form takes about two minutes. If your day 45 is within a week, send it and then call 307-439-0410.
Where are you in your exchange?
Preparing to sell. Start now. Both deadlines start on the date you transfer the property you sell, generally the day the sale closes, so the best time to line up candidates is before then.
Sold, inside 45 days. Your identification list comes first. We help you fill it with properties that can actually close, plus backups.
Past day 45. You are generally limited to the properties you identified on time. Send us your list and we check which can still close before your deadline.
Already under LOI? We look for a backup.
If you have a property under LOI or contract, the form asks for its tenant, city, agreed price and cap rate. That is the deal to beat. A backup on your identification list gives you another property you can close on if the first deal slips on financing, diligence or the seller’s closing date. Once day 45 passes, you can generally only close on properties already on your list, so a backup has to be named before then.
What happens after you send it
- We read your dates, budget and financing and check them against your day 45 and closing deadline.
- We send a shortlist drawn from our own inventory and broker partnerships across the U.S. For each property we show what we know, what is still unverified, and anything that could block a closing. Listings change daily, so availability is confirmed with the seller side before you rely on it.
- We coordinate the property, loan timing and closing date with your QI, CPA and lender so the closing fits your exchange.
What we ask for later, not on this form
Once we talk, it helps to have the settlement statement from your sale, your QI’s contact, your exact exchange funds, the loan payoff on the property you sold, and your identification letter if you are past day 45. None of it is needed to get started.
Useful while you wait
- 1031 deadline calculator with email reminders
- What to do if a 1031 replacement property falls through
- Replacement property checklist before you identify
- Compare two NNN properties inside the 45-day window
- Wawa NNN properties for sale
- 7-Eleven NNN properties for sale
- Dollar General NNN properties for sale
- 1031 NNN planning hub
1031 Replacement Property: Common Questions
Can you help if I am past day 45?
Yes, within the limits of your list. After the 45-day identification period ends, you can generally only acquire properties you identified on time. Send us the list and we check which ones can still close before your deadline.
What if I am past day 45 and identified nothing?
Then the exchange generally cannot be completed for that sale, and your CPA explains how the sale is reported. A limited postponement exists for taxpayers affected by a federally declared disaster under Rev. Proc. 2018-58. If you plan another exchange, tell us early and we can start the search before the next sale closes.
Do you work with my QI and CPA?
Yes. Your qualified intermediary handles the exchange mechanics, and your CPA and tax attorney handle the tax side. Our role is the property: finding it, analyzing it and getting it closed.
I am a broker. Can I use this form?
Yes. Tell us whether you are buying for your own account or representing a buyer, and we will work with you on that basis.
Do you charge buyers a fee?
On the majority of transactions, there is no separate fee to you as the buyer. If a fee would apply to your situation, we tell you in writing before any work begins.
How soon will I hear back?
We review submissions as they come in. If your day 45 is within a week, send the form and then call 307-439-0410 so we know it is urgent.
General information, not legal, tax or investment advice. Exchange timing rules come from Treas. Reg. §1.1031(k)-1. Execution should involve a qualified intermediary, a CPA and, where applicable, a tax attorney. Investment Grade Income Property, LP represents real estate buyers and is not a tax advisor, qualified intermediary or law firm.