File 1: exchange timing and documentation
IRS Form 8824 instructions say replacement property in a deferred exchange generally must be identified in writing within 45 days after transfer and received by the earlier of 180 days or the federal return due date, including extensions. The taxpayer, CPA, attorney, and qualified intermediary own qualification, deadlines, identification language, basis, boot, and reporting.
File 2: property facts
Review title, leases, rent roll, deposits, condition, use, access, insurance, management, expenses, and closing mechanics. A deadline does not turn an unresolved lease, roof, access, or insurance question into a confirmed fact.
File 3: financing and cash requirements
Record the proposed loan amount, term, amortization, rate structure, lender conditions, reserves, fees, closing funds, and sensitivity questions. Consumer and commercial financing can use different disclosures; obtain current written terms and professional review.
Example: one identified property, two unresolved files
An exchanger identifies a Nevada property on time. The diligence file still shows an unreviewed tenant option and a pending insurance quote. The financing file still shows lender conditions and an unconfirmed reserve requirement. Identification does not resolve those issues.
FAQ
Does identifying a property commit the lender?
No. Exchange identification and lender approval are different processes with different documents, conditions, and owners.
Can the broker calculate whether the exchange or loan is best for me?
The broker can organize real-estate facts. Tax, legal, exchange, lending, accounting, insurance, securities, and investment decisions belong with the appropriate professionals.
Does the 180-day period always run for a full 180 days?
Not necessarily. IRS instructions say the receipt deadline is the earlier of 180 days or the federal return due date, including extensions.
Primary sources and limits
Educational only. No exchange qualification, loan approval, cash flow, appreciation, tax result, or investment outcome is promised.
Organize the property-diligence questions
Keep the tax and exchange documents with the CPA, attorney, and qualified intermediary—and financing terms with the lender.
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