The Investment Grade CPA Partnership: How We Work With CPAs on Client 1031 Exchanges

Investment Grade Income Property, LP works directly with CPAs. Our practice covers acquisitions, dispositions, sale-leasebacks, and 1031 exchanges across investment grade CRE and NNN, structured around the CPA-client relationship. The CPA stays as the trusted advisor. We handle execution. There is no fee paid to the CPA (referral fees are prohibited in many states and we want CPA recommendations to be free of compensation bias). On the majority of transactions, there is no separate fee paid by the client either. Our compensation comes from the cooperating commission paid by the listing broker at closing. This is the practitioner’s reference for how the partnership actually works.

The Clean Fiduciary Structure

The relationship is designed to keep the CPA in the trusted-advisor seat without any compromise to professional fiduciary duty. Three structural decisions enforce this:

No referral fee paid to the CPA. Several state CPA boards prohibit or restrict referral fees for client referrals to brokers. We do not pay them in any jurisdiction. The CPA’s recommendation is therefore free of any compensation-based bias. When a CPA recommends Investment Grade to a client, the recommendation rests entirely on the firm’s professional judgment about the right specialist for the engagement.

No commission split with the CPA. Some brokerages structure CPA partnerships around a portion of the commission paid back to the CPA. We do not. The cooperating commission paid by the listing broker (typically 1% to 2% of purchase price) compensates Investment Grade in full. The CPA receives no piece of that commission and has no financial stake in whether the client closes.

The CPA stays as the strategic advisor. We are not a tax advisor. We do not displace the CPA’s role on tax matters, entity structuring, estate planning, or related-party analysis. We are the brokerage execution specialist. When we identify an issue that has tax implications, we surface it to the CPA for direction.

This is a companion to The CPA’s Guide to Investment Grade 1031 Exchanges and When Your Client Has a Capital Gain: A CPA’s 2026 Decision Tree. For the underlying 1031 strategy, see the investment grade 1031 exchange pillar guide.

The Introduction Process

The partnership begins when a CPA introduces a client to Investment Grade. The introduction can happen in several ways:

• Email introduction. The CPA sends a brief email connecting the client to our team with a one or two sentence summary of the client’s situation. We respond within one business day to schedule an initial call.
• Three-way call. The CPA, the client, and our team meet by phone or video to discuss the client’s situation. The CPA leads. We answer questions and outline the engagement structure.
• CPA-only briefing first. Some CPAs prefer to brief us on the client’s situation before involving the client. We hold a confidential conversation to discuss the strategy, the property criteria, and the timeline before the CPA decides whether to make the introduction.

There is no obligation at the introduction stage. The client can engage Investment Grade for the transaction, can interview multiple buyer’s brokers, or can decide not to use a buyer’s broker at all. We provide initial scenario analysis and replacement property research at no charge, regardless of whether the client ultimately engages.

The Engagement: What We Do

Once a client engages Investment Grade for buyer representation, our scope of work covers the full lifecycle of the 1031 exchange replacement property acquisition:

Replacement property sourcing. We source from national NNN inventory across all 50 states, including marketed listings, off-market opportunities, and properties from our principal relationships with NNN sellers, developers, and 1031 exchange networks. We focus on investment grade tenants (CVS, McDonald’s, Walmart, Dollar General, 7-Eleven, AutoZone, and the rest). For the full tenant universe, see investment grade credit tenant ratings.

Tenant credit and lease analysis. Each candidate property gets a credit underwrite (S&P, Moody’s, Fitch ratings; SEC filings; recent earnings; sector outlook) and a lease analysis (term remaining, escalations, renewal options, guarantor identity, lease classification, capex responsibility, environmental).

Property and demographic diligence. Site visit (or video walkthrough), traffic counts, demographic verification, market cap rate calibration, comparable sales analysis, and zoning review.

Letter of Intent and Purchase & Sale negotiation. We negotiate the LOI and PSA on the buyer’s behalf, including price, due diligence period, financing contingency (if any), closing date, and tenant SNDA requirements.

Due diligence coordination. Title commitment, environmental Phase I (and Phase II if needed), tenant estoppel certificate, seller affidavit, financial statement review, lender appraisal coordination, and tax certificate review.

Qualified intermediary coordination. We work with the client’s QI on identification timing, wire instructions, and replacement property closing logistics. We do not act as QI ourselves.

Closing coordination. Settlement statement review, title company coordination, lender closing requirements, and recording verification.

Post-close documentation. Closing summary letter listing all the inputs the CPA needs for Form 8824. Copy of recorded deed, title policy, settlement statement, and all transaction documentation.

The Diligence Handoff

The CPA’s role during due diligence is selective. We coordinate the operational diligence and surface tax-relevant findings for CPA direction. Specifically:

• Lease classification questions (absolute NNN vs. NNN vs. NN) that affect operating expense modeling and depreciation projections.
• Tenant guarantee structure (corporate parent vs. franchisee) that affects credit risk and rating determination.
• Cost segregation eligibility and recommended scope for the post-close depreciation strategy.
• Environmental findings that may have tax implications (Phase I, Phase II, USTs, recognized environmental conditions).
• Related-party concerns under IRC §267(b) and §707(b).
• State conformity issues (California Form 3840 if 1031-ing out of California, Oregon and Massachusetts clawbacks, and, for exchanges before 2023, Pennsylvania’s former nonconformity).

The CPA does not need to review every diligence document. We handle the operational diligence and flag the items that require tax direction.

The Closing and Tax-Document Handoff

At closing, we coordinate with the title company to ensure the deed is recorded, the QI’s wire is delivered, and the financing (if any) funds. Within 30 days of closing, we deliver a closing package to the CPA containing:

• Closing summary letter listing all Form 8824 inputs (relinquished property details, replacement property details, dates of transfer, fair market values, adjusted basis carryover, liabilities assumed, cash boot, realized gain, recognized gain, deferred gain).
• Settlement statement (HUD-1 or modern equivalent) for the replacement property closing.
• Recorded deed.
• Title insurance policy.
• Lease and tenant estoppel.
• Cost segregation referral (if cost segregation was discussed during diligence).
• QI closing summary (which the QI also delivers separately).

This package gives the CPA everything needed to prepare Form 8824 for the client’s tax return, set up the depreciation schedule for the new property, and update the client’s basis records. CPAs report that the closing package eliminates the standard back-and-forth at tax time when documents are scattered across the client, the QI, the title company, and the broker.

The Post-Close Cost Segregation Conversation

For most replacement properties, a cost segregation study can reclassify a meaningful portion of the building basis from 39-year straight-line depreciation into 5-year, 7-year, and 15-year property classes, eligible for 100% bonus depreciation under the OBBBA. Investment Grade does not perform cost segregation studies; we refer to qualified cost segregation engineering firms.

For each replacement property, we provide an estimate of the reclassification potential at the time of LOI based on the property type:

For CPAs, the practical effect is that we surface the bonus depreciation opportunity at LOI rather than waiting until after closing. This allows the CPA to model the post-close tax position before the client commits to the property and to advise on whether the cost segregation study is justified for the specific transaction.

Compensation Transparency

Our fee structure is straightforward and disclosed in writing before any engagement:

Standard transactions. Listing brokers in the NNN market typically offer a cooperating commission of 1% to 2% of purchase price to the buyer’s broker at closing. That cooperating commission is paid by the listing broker out of the listing commission and compensates Investment Grade in full. There is no separate fee paid by the buyer.

Off-market or principal-to-principal transactions. When we source a property directly from a principal owner with no listing broker involved, there is no cooperating commission. In these cases, we discuss the fee arrangement transparently before engagement and disclose all compensation in writing.

Scenario modeling. Pre-engagement scenario analysis (sell-vs-1031-vs-refinance, deal-vs-no-deal modeling, comparative property analysis) is performed at no charge.

No fee paid to the CPA. Investment Grade does not pay referral fees to CPAs in any jurisdiction.

No fee charged to the CPA. The CPA pays Investment Grade nothing. There is no subscription, no annual fee, no platform fee, no cost of any kind for the CPA to participate in the partnership.

Illustrative Case: How a CPA Helped a Client Defer About $911K of Federal Tax

This is an illustrative composite, not a single documented transaction; figures are simplified to show the mechanics.

A CPA in the Pacific Northwest had a long-time client, a 67-year-old retired surgeon, considering the sale of a 28-unit apartment building in Portland, Oregon. The client bought the property in 2003 for $1.4M and had taken $850K of depreciation, so the adjusted basis was $550K. The property was worth $4.2M, for a gain of about $3.65M (before selling costs).

The client had an unsolicited $4.2M offer and was preparing to accept. The CPA estimated federal tax of about $911K ($850K of unrecaptured Section 1250 gain at 25%, $2.8M of long-term gain at 20%, and 3.8% net investment income tax on the full gain), plus Oregon income tax at up to 9.9%. The client had never done an exchange and assumed it was too complex.

The CPA introduced the client to Investment Grade in mid-September. Over the next two weeks, we modeled the sale-versus-1031 comparison, sourced a shortlist of replacement properties (NNN, 12+ years of lease term, investment grade tenant, $4.0M to $4.5M), and the client engaged a qualified intermediary in early October.

The relinquished sale closed October 31. On day 38 the client identified three replacement properties under the three-property rule: a 7-Eleven in Reno, a Dollar General in Las Vegas and a Take 5 Oil Change in Phoenix. The choice of states did not change Oregon’s treatment: Oregon tracks gain deferred on Oregon property and taxes it when the replacement property is later sold in a taxable sale, wherever the replacement is located. Diligence cleared on the 7-Eleven, and the client closed on day 142 at $4.18M, using all of the exchange proceeds, with 13 years remaining on the lease.

Because the sale closed in late October, Form 4868 was filed to extend the return so the return due date would not cut off the 180-day exchange period. Form 8824 reported the exchange. The CPA also checked depreciation: because the replacement was existing (used) property bought entirely with exchange proceeds, its basis carried over from the apartment building (about $550K), and there was essentially no added basis eligible for bonus depreciation, so a cost segregation study was not worth commissioning. The carryover basis continues to be depreciated.

Outcome: about $911K of federal tax and the Oregon tax were deferred, with Oregon reporting continuing until a taxable sale, and the client moved from managing a 28-unit apartment building to owning a single-tenant property leased to an investment grade tenant (A-/Baa2 parent rating; confirm the lease guarantor). The CPA’s early call was the reason the client did not write the tax check.

Case Study: The CPA Who Recovered a Failing Exchange

A CPA in Atlanta had a client whose 1031 exchange was failing. The client had sold a strip retail center in Georgia for $2.6M with a $1.4M gain. A different broker had been representing the buyer side. With 22 days remaining on the 45-day identification window, the client’s two identified properties had both fallen out of contract during diligence, and the broker had no backup options.

The CPA called Investment Grade on day 23 of the 45-day window. We had a candidate shortlist within 48 hours and an LOI on a Dollar General NNN in suburban Atlanta within seven days. The client substituted the Dollar General as the new identified property on day 38, well before the day 45 deadline. Diligence cleared in three weeks; the client closed on day 92 at $2.55M with a 12-year remaining lease term and a Dollar General corporate guarantee.

Outcome: $1.4M deferral preserved, the client received passive 7.4% cap rate income, and the CPA recovered a transaction that was on track to fail. The original buyer’s broker received no commission (the cooperating commission flowed to Investment Grade as the broker who actually closed the transaction). Total time from CPA’s call to closing: approximately 70 days.

How to Add Your Firm to Our CPA Partnership List

If you are a CPA, EA, tax attorney, or wealth advisor with clients who own investment real estate, you are invited to join our CPA partnership list. There is no application, no fee, and no minimum referral commitment. The list serves three purposes:

1. Two-way client referral. When we encounter a 1031 buyer who does not have an existing CPA relationship, we refer to firms on the partnership list (geographically appropriate, with permission).
2. Periodic technical updates. Quarterly updates on tax law changes affecting 1031 exchanges, NNN cap rate trends, and notable tenant rating actions.
3. Joint educational content. Opportunities to co-author technical articles, present at CPA association meetings, or contribute to our published research.

To join, send a brief email to contact Investment Grade with your firm name, location, primary practice area, and approximate number of real-estate-owning clients. We will follow up within one business day.

Frequently Asked Questions: The CPA Partnership

Related Resources for CPAs

• The CPA’s Guide to Investment Grade 1031 Exchanges
• When Your Client Has a Capital Gain: A CPA’s 2026 Decision Tree
• Investment Grade 1031 Exchange: The Complete 2026 Guide
• The 1031 Exchange 45-Day Rule
• The 1031 Exchange 180-Day Rule
• Investment Grade Credit Tenant Ratings
• NNN Properties for Sale: Active Inventory
• Contact Investment Grade: CPA Partnership and Buyer Representation

Investment Grade Income Property, LP is a buyer-representation brokerage and is not a tax advisor, qualified intermediary, or law firm. The case studies described are illustrative composites of representative transactions; specific facts and figures have been adjusted to protect client confidentiality. All transactions require coordination with the client’s CPA, qualified intermediary, and where applicable, real estate attorney. CPAs are encouraged to engage independent professional resources on each transaction.