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Under the IRS code, there are no formal licensing requirements for qualified intermediaries. But they may need to be licensed as an escrow firm by the state in which they practice.
The rules for the exchange
The Internal Revenue Code outlines in great detail the time restrictions on completing a Section 1031 Exchange. You have 45 days after the date the relinquished property is transferred to properly identify potential replacement properties. The exchange must be completed within 180 days after the transfer of the relinquished property or before your federal tax return due date for the year in which you transfer your relinquished property, whichever is earlier.
The four basic rules for a property owner to qualify for a tax deferral on all the taxable gains under the 1031 rules are:
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1. The equity in the replacement property must be equal to or greater than the equity in the relinquished property.
2. The value of the replacement property must be equal to or greater than the value of the relinquished property,[link widoczny dla zalogowanych].
3. The debt on the replacement property must be equal to or greater than the debt on the relinquished property.
4. All of the net proceeds from the sale of the relinquished property must be used to acquire the replacement property.
That means you can exchange one property for two or more properties, or trade two or more properties for one replacement property. You can trade land or several single-family homes for an apartment building. Investment property can be exchanged for business property and vice versa.
In a “like-kind” exchange, tax is deferred, not eliminated. You reinvest what would be the sales proceeds into another property; therefore, your gain isn’t realized in a way that generates funds to pay any tax.
One stipulation is that the property to be exchanged and the like-kind replacement property must both be located in the United States. Also, under the rules of IRS Section 1031, you cannot exchange your personal residence for income property, and you cannot exchange income or investment property for a personal residence.
Property owners can defer capital gains taxes on the equity in their property by using Internal Revenue Code Section 1031. Known commonly as a “1031 exchange option,” this application of the tax code is one of few provisions available to postpone or potentially eliminate taxes due from the sale of qualifying properties.
Copyright © 2005-2010 Dr. Howard E. Haller. All Rights Reserved.
As a property owner, you may also achieve a wide range of investment objectives by using a 1031 exchange. You can diversify your real estate investment portfolio, consolidate your real estate holdings in a single larger property, and possibly improve your cash flow from your real estate investments.
ALWAYS FIRST CONSULT A HIGHLY QUALIFIED REAL ESTATE TAX PROFESSIONAL!!!
As the taxpayer, you must comply with the rules, conditions, and timeframes in the IRS Code, as provided in Section 1031. It is highly recommended that you consult a competent tax attorney, a certified public accountant, a “qualified intermediary,[link widoczny dla zalogowanych],” or a well-qualified tax advisor who specializes in real estate to determine how a 1031 exchange should be structured to accomplish your investment objectives with minimum taxation.
Intro: Did you know you can exchange appreciated real property for another piece of real estate and pay no current income taxes? A Section 1031 Exchange enables the entire increased value to be tax–deferred.
A qualified intermediary is an essential member of your team when working on a successful exchange. An intermediary cannot be the property owner or any “disqualified person” (which is defined as those people who have represented or served you in their professional capacities within the previous two years). A disqualified person would include your accountant, attorney,[link widoczny dla zalogowanych], or real estate agent.
Section 1031 Exchanges have three specific and inflexible rules that limit the number of properties you can identify for exchanges. You must meet the requirements of at least one of these three rules:
1. The three-property rule: You may identify up to three potential replacement properties, without regard to value.
2. The 200 percent of value rule: You may identify any number of properties, but their total value cannot exceed twice the value of the relinquished property.
3. The 95 percent of fair market value rule: You may identify as many replacement properties as you want, but before the end of the exchange period,[link widoczny dla zalogowanych], you must acquire properties with total fair market value equal to at least 95 percent of the aggregate fair market value of all the identified properties. In other words, if you identify 20 properties at $1 million each for a total value of $20 million, you must acquire 19 of those properties at $19 million, to satisfy the 95 percent requirement.
Section 1031: The Basics of Tax Deferred Exchanges
If you fail to meet the Section 1031 time limits, the tax-deferred exchange will fail, and you will have to pay any taxes arising from the sale of the relinquished property. The IRS may grant an extension in only one instance: if the transaction closing is delayed by a U.S. government federally designated disaster, such as a hurricane or earthquake.
The rules of tax deferral
In a Section 1031 Exchange, the tax on the equity in the property — the value of the property over the original purchase price — is deferred. The property you relinquish must be exchanged for other property; you can’t sell the property for cash then use the cash to purchase replacement property.
The 3 types of 1031 Exchanges
The Section 1031 Exchange type depends largely on the time involved. For example:
1. In a Simultaneous Exchange,[link widoczny dla zalogowanych], you would exchange your relinquished property for your replacement property at the same time, closing both transactions simultaneously.
2. In an Improvement Exchange, you are allowed to make improvements to a replacement property before the exchange is made. This type of exchange is facilitated through a third party, called an Exchange Accommodation Titleholder (EAT). The EAT holds title to the new property while the improvements are being completed. Once you take title,[link widoczny dla zalogowanych], you cannot include money spent on any more improvements as part of the exchange value.
3. In a Delayed Exchange, there is a time gap between the transfer of the relinquished property and the acquisition of the replacement property. The IRS has very strict time limits on delayed exchanges and you must comply with the requirements. This type of exchange is facilitated through the use of a third party,[link widoczny dla zalogowanych], called a “qualified intermediary.” The intermediary holds the proceeds from the initial exchange until the replacement property,[link widoczny dla zalogowanych], which meets the like-kind specifications, is identified and purchased.
What qualifies as a Section 1031 Exchange?
Section 1031 states that no gain or loss shall be recognized on the exchange of any real property when the property owner trades one or more properties for a replacement property or properties that are of "like-kind.” Like-kind means any real estate, improved or unimproved, that the owner uses for income, investment, or business.
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• Toll free numbers cannot stand alone
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Brené Brown is a shame researcher, and she has found that the more you recognize your shame triggers, and the more you seek to understand the difference between reality and your perception of it that is causing shame, the less shame you actually feel. Shame is not always just in your head; some people might judge you, but that action is more about their issues than it is about yours.
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Sometimes we keep a money secret because we don’t want to deal with the questions and issues that will be raised if we reveal our secret. Or we think it’s none of their business what goes on in our personal financial situation. I happen to think it’s completely okay to keep quiet about some things. For example, my parents know quite a bit about my financial situation,[link widoczny dla zalogowanych], but they don’t know everything. I imagine they think they know more than they actually do, and I am okay with that. They know that some times have been rough, but maybe not how rough . . . and they know when times have been good, but maybe not every single stupid money decision I have ever made.
Bottom line, if you’re feeling shame about something that happened, it’s okay to be gentle with yourself while you go through a healing process to exorcise that shame. But you need to be absolutely clear on your reasons behind keeping a money secret, so that you’re never keeping the truth from yourself.
The other kind of more damaging secret is the one we keep from ourselves. We rationalize that something happened a certain way—maybe a bankruptcy or a bad buying decision--and it was beyond our control. We’re shamed by the event and we’re shamed by the idea that anyone might find out what happened to us. There is a full-scale drama that plays out in our head, assuming that everyone we know will have a judgment about this money secret. And maybe they do.
Do I live in fear of being exposed? This is a tricky one for me,[link widoczny dla zalogowanych], because I know when a person initially feels shame about something, it’s inconceivable that you would ever reveal the truth to others. Yet I have found that at some point, if you have made changes to fix the circumstance, the event has less “sting” for you. So I think it’s okay to nurse your wounds in privacy,[link widoczny dla zalogowanych], but if it’s been years since it happened,[link widoczny dla zalogowanych], and you still feel shame,[link widoczny dla zalogowanych], then it may be time to examine what you still believe about what happened.
With your loved ones and life partners: I think you need to be absolutely transparent with your money. People think that money is the #1 reason why marriages break up, but I think that statistic is sort of like saying that the reason a marriage broke up was because of cheating: cheating may have caused the final break, but there were a million missed intimacies, communications and decisions made that led up to the cheating. Same for money; money in and of itself is never the reason a marriage ends,[link widoczny dla zalogowanych], it’s everything around it. Money is a symptom. Transparency ensures that at least communication about money will not be the marriage’s downfall.
Some people think that the only way to cure themselves of the money secret is to come clean about it. My question is, to who? It’s true that shame is an isolating emotion, but I believe you can start to make changes and live more authentically without completely exposing your money secrets to the world, and let it all hang out. I once heard it said, other people’s opinions of you are none of your business. I think that frees us from looking for approval and validation from anyone but ourselves. And if you’re shamed by something, sometimes you don’t get the affirming feedback you were hoping for from someone else. So the only person to come clean to is yourself.
I think the key to knowing when you’re keeping secrets from yourself is asking:
Whenever I discover something in my life that I feel shame about, I take time to process it. Then I try to draw lessons from it. I think almost everyone knows about when I have had hard times with my business, my former (or ongoing?) coffee and book addictions,[link widoczny dla zalogowanych], how if I have cold, hard cash in my purse, it tends to get spent on stupid things. I tend to not share DURING the struggle; only when I have come out the other side and have specific learnings that I think might help others.
Money secrets are some of the most shame-filled secrets we keep. We’ve all heard that “the truth will set you free,[link widoczny dla zalogowanych],” however,[link widoczny dla zalogowanych], I believe that there are two kinds of money secrets we keep: the ones we keep because it’s inconvenient to tell the truth and the ones we keep because we don’t want to hurt ourselves.
When choosing to avoid disclosure, am I anticipating a difficult dynamic or the shame of telling? I never want someone imposing their version of the truth on my situation until I have had time to process and understand myself. But I also want to know that if I am avoiding a dynamic,[link widoczny dla zalogowanych], that’s ALL I am avoiding . . . and it’s not just an excuse to avoid myself.
Am I comparing my situation to others? Each of us is having a unique life experience, money included. If you continue to measure yourself against others you’ll continue to feel shame.
By Mindy Crary
See all Articles by Mindy CrarySee Mindy Crary's Expert PageGet Updates on Personal FinanceGet Updates on Mindy Crary Average: 0 Your rating: None Tweet
Everyone worries about whether or not they are having a “normal” experience when they make a mistake with their money, but there are no normal experiences. The mathematical definition of normal describes something that adheres to a pattern of behavior; the pattern typically falls over a bell curve distribution, with specific points falling into different percentiles. It’s an average.
Notice too I am making a distinction between active lying and non-disclosure; I don’t believe I actively lie about anything, but I certainly don’t feel like everyone needs the complete “E True Hollywood Story” train wreck version whenever something difficult occurs.
Am I falling back into the same situation again because I am trying to pretend that it never happened? If someone goes through a bankruptcy and continues to behave in exactly the same way,[link widoczny dla zalogowanych], that’s different from someone who has made life changes to adapt to the new financial reality.
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By Brett Lee
See all Articles by Brett LeeGet Updates on Small Business MarketingGet Updates on Brett Lee Average: 0 Your rating: None Tweet 相关的主题文章：

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There are many diseases that can affect the circulation of our blood. Cardiovascular disease is a type of circulatory disease that can cause a whole array of adverse affects. It is infrequent that one particular thing causes poor circulation problems, but it is instead caused by many different factors. One common factor is age. As the body begins to get old,[link widoczny dla zalogowanych], your arteries begin to harden, which results in poor circulation. Genetics,[link widoczny dla zalogowanych], lifestyle choices,[link widoczny dla zalogowanych], and diseases like diabetes also play a large part in this matter.
The process of human blood circulation was first discovered by an Arabian doctor, named Ibn al-Nafis. He noticed that it is the heart that is the core of our circulatory system. The heart is a pump that pushes blood to the lungs to get oxygen,[link widoczny dla zalogowanych], and then pushes it through the body. After the oxygen in the blood has been used,[link widoczny dla zalogowanych], it is pushed back to the heart where the cycle begins again. We have a closed circulatory system which means that the blood is contained in small tubes called vessels. Under normal conditions our blood does not leave the vessels.
Another way to help improve circulation is by sitting in the zero-gravity sitting position. This involves a reclined position in which the legs are higher than the head and at a slight angle. This position was developed as a way to ensure that NASA's astronauts did not loose circulation when they were sent into space. The Golden MaxiComfort,[link widoczny dla zalogowanych], a special lift chair recliner, can achieve the zero-gravity position and increase lung capacity and circulation. A lift chair is aimed to help people stand or sit through the use of a motorized raising base. This lift chair can, through a completely motorized system, recline into this position and also functions like a normal recliner. It is great for those with circulation problems.
Maintaining proper circulation is important for everyone,[link widoczny dla zalogowanych], but especially so for those who are older or suffer from diseases like diabetes. In humans, the circulatory system is responsible for maintaining the movement of blood throughout the body.
The exact treatment of circulatory problems greatly varies depending on the causes of the circulation problems. Often exercise and proper eating will go a very long way to both preventing and helping circulation problems. There are many different medicines available as well that can, in some cases, help with poor circulation.
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Some people go outside for a smoke. Others take a minute to catch up on what coworkers did over the weekend. Most everyone takes a minute or two throughout the work day to read a web article or check their personal email.

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Step Two: Breathe Deeply
What's the best way to get around this problem? Many people like you have discovered that meditation can be a big help. There's no need to put on Indian ragas and break out the incense. You don't have to achieve a transcendental state or fold your legs into the lotus position. In fact, this little meditation exercise can be done practically anywhere. There are four steps:
This little exercise in meditation is actually an excellent stress reduction technique. It helps you clear your mind of things that could hinder your ability to fall into sleep. Try performing these four simple steps right before bedtime. This should put you on track for sleeping in the right place at the right time, so you can enjoy being awake the rest of your day.
This step is often called visualization,[link widoczny dla zalogowanych]. That just means to "see" a comfortable and relaxing place in your mind. Let your current reality fade out a little and picture yourself in place you have imagined,[link widoczny dla zalogowanych]. The idea here is to help you feel relaxed while you breathe deeply,[link widoczny dla zalogowanych].
Have you ever noticed how easy it is to fall into sleep where you shouldn't? And how difficult it is to sleep where you should? How can a church pew possibly be more comfortable than your bed? Why can't your body just do the right thing at the right time? Often,[link widoczny dla zalogowanych], our own mindset is to blame. We allow negative thoughts about sleep to build up. Then when we try to sleep,[link widoczny dla zalogowanych], we start reviewing all the reasons it will never happen.
By Philip Tsang
See all Articles by Philip TsangSee Philip Tsang's Expert PageGet Updates on Insomnia and Sleep DisordersGet Updates on Philip Tsang Average: 0 Your rating: None Tweet
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Step Three: Go (Mentally) To Your Happy Place
Step Four: Relax
Step One: Get Comfortable
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