We adapt to your pace and level of experience—whether you are completing your first exchange or are a seasoned investor—providing the same level of diligence, clarity, and personalized attention throughout.
Please see a detailed summary of our end-to-end execution process:
STEP 1
01
We begin with a focused conversation to determine whether Breakwater Capital is the right fit. We take the time to understand your financial situation, investment objectives, and long-term goals. From there, we provide clear education around relevant real estate investment strategies and explore potential solutions that align with your priorities.
This discovery process ensures that any recommendations are thoughtful, appropriate, and tailored to your specific circumstances.
STEP 2
02
Once a strategy is established, we narrow the field based on your feedback and exchange timing, and introduce you to select sponsors offering properties that align with your objectives. We believe investors should have direct access to the sponsors managing their investments, allowing you to evaluate their philosophy, experience, and decision-making process firsthand before moving forward.
STEP 3
03
Once you are comfortable with a shortlist of potential DST investments, we will initiate the process of reserving equity in the selected properties. While sponsors typically accommodate reservation requests when possible, they cannot hold allocations indefinitely in a competitive offering environment.
Our priority is ensuring you have sufficient time to evaluate each opportunity and make a confident, informed decision. If your circumstances change or the sale of your relinquished property does not close, you are under no obligation to proceed with the investment.
We also coordinate directly with your Qualified Intermediary to ensure all selected properties are properly identified in compliance with IRS requirements. If you do not yet have a QI, we are happy to introduce you to one of our trusted partners.
STEP 4
04
After you have finalized your property selections, we facilitate the execution of all required documentation and work to streamline the process as efficiently as possible. Without traditional bank involvement, transactions are typically far more straightforward and timely.
Our team remains closely involved to ensure accuracy, clarity, and smooth coordination through closing.
STEP 5
05
When properly structured, the transfer of funds—from escrow to the Qualified Intermediary and ultimately into the offering—can be completed in as little as two to three business days. This efficiency is especially valuable for clients seeking to minimize disruption to income streams and ensure a smooth transition.
STEP 6
06
Upon closing, your potential income distributions begin accruing as of the closing date. Sponsors generally distribute income mid-month for the prior month’s operations.
While distributions are not guaranteed, our clients value the efficiency of this process, as it allows for the possibility of minimizing any income disruption during the exchange transition.
STEP 7
07
Our relationship does not end at closing. We continue to work alongside you throughout the life of your investment, monitoring performance and helping evaluate whether your strategy remains aligned with your long-term objectives. As circumstances evolve, we assist in planning and adjusting accordingly.
STEP 8
08
Over time, investors may need liquidity to address changing income needs or unforeseen circumstances. When appropriate, Breakwater can assist in exploring potential options for transferring or exchanging individual property interests with other investors.
That said, it is critical to understand that these investments are inherently illiquid. There may be no secondary market, and liquidity is never guaranteed. Investors should only proceed if they are comfortable holding the investment for the full anticipated life of the offering.