45 days. 180 days. That's it. That's the entire window you get to execute one of the most powerful tax-deferral strategies in real estate… and most investors don't find out how tight that window is until they're already in it.

I've seen well-prepared investors lose their entire tax deferral over a missed identification deadline. Not because the deal was bad. Because nobody briefed the timeline in advance.

New article breaks down exactly what has to happen, in what order, and by when: the 45-day identification rules, the 180-day close, the Qualified Intermediary requirement, and the checklist I walk clients through before they ever list a property.