• Russell Marsan is an expert on 1031 exchanges, having worked in the field for 28 years with Investment Property Exchange (IPX1031), the largest qualified intermediary facilitating 1031 exchanges in the nation.
• A 1031 exchange allows real estate investors to sell one investment property and reinvest the proceeds into a new investment property while deferring all capital gains taxes. It is considered the greatest wealth building tool in the tax code.
• The term "like-kind" is misleading - virtually any type of investment real estate qualifies as "like-kind," including raw land, single family rentals, apartments, commercial properties, etc. The properties don't have to be of the same asset class.
• 1031 exchanges can be done across state lines while deferring both state and federal capital gains taxes. A few states like Montana and California have a "clawback" provision where the state can recapture taxes if the owner leaves after exchanging out of that state.
• Death is the only inevitability, not taxes - 1031 exchanges allow deferring capital gains taxes until the owner passes away, at which point heirs receive a step-up in basis and can sell tax-free up to a generous exemption amount.
• There are strict 45-day and 180-day timelines - the investor must identify potential replacement properties within 45 days of the sale, and complete the exchange by acquiring the new property within 180 days.
• Owners can convert a rental property into a personal residence through a 1031 exchange following IRS revenue procedure 2008-16, which requires limiting personal use for 2 years.
• Marston recommends agents ask clients about any business use of their home (home office, rental, etc) to explore doing a partial 1031 exchange to defer depreciation recapture and taxation on that portion.
Cell Phone: (530) 755-8355
You can call him anytime, even 8pm at night as he said "I'm a tax nerd. I have no life."
Email: russell.marsan@ipx1031.com
He also mentioned that agents can reach out to him about providing training classes or evening educational events for their offices and clients on how to build wealth through 1031 exchanges. He enjoys doing these interactive presentations from 6-7:30pm on weeknights at the venue of the agent's choice.
Season 6 Episode #5 28 Years Building New Homes: Dana Adams on Working with Builders and Developers.
Season 6 Episode #4 Thriving in Turbulent Times: How Real Estate Trusted Advisors Outperform the Market.
Season 6 Episode #3. Authenticity Sells Homes: How Real Estate Agents are Using Social Media to Attract Their Ideal Clients.
Season 6 Episode #2. Building a Real Estate Business on Referrals and Relationships with Jeanette Eide.
Season 6 Episode #1 Leveraging AI to Enhance Real Estate Marketing: Insights from Industry Experts. Todd Steinberg and Sandy Dodge.
Season 5 Episode #10 Building Real Estate Client Relationships That Last - Insights from Top Agent Heather Dolin
Season 5 Episode #9. "The AI Agent: Sol Villarreal's Wisdom for Realtors on Understanding ChatGPT"
Season 5 episode #8. How do you support and encourage 60+ real estate agents on a daily and weekly basis?
Season 5 Episode #7. The power in having clients sign in at an open house.
Season 5 Episode #6. Your true worth is about what you give not what you get with Matthew Chapman.
Season 5 Episode #5. Gina Weigum talks about the power of face to face engagement with her clients. Don't complicate it and be authentic.
Season 5 Episode #4. The power of being consistent with routines, keeping it simple, and being coached with Christopher Rigby.
Season 5 Episode #3. The power of being so confident and dialed in you can't be denied with Laurann Turner.
Season 5 Episode #2. Open houses are a great source of business if you have a consistent process.
Season 5 Episode #1. How can you become the trusted sources for real estate with your colleagues in the real estate community using facebook?
Season 4 Episode #10. When the student is ready the teacher will appear.
Season 4 Episode #9. A look at Ninja before, during and after with a recent student Peri Erickson Brown.
Season 4 Episode #8 When you commit to a process and show up daily it's not unreasonable to have an 800% increase in your business.
Season 4 Episode #7. Controlling your fear, single tasking, and creating balance in your days.
Season 4 Episode #6. How did Shelli become #2 in production and #6 in her MLS over the course of a year? It wasn't a silver bullet; it was committing to herself.
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