Real Estate Consultants — ExpertStackHub

Q: What is a 1031 exchange?

A 1031 exchange (named after IRS Section 1031) allows real estate investors to defer capital gains taxes by reinvesting proceeds from a sold property into a "like-kind" replacement property. You have 45 days to identify replacement properties and 180 days to close. The exchange must be handled through a qualified intermediary — a real estate consultant can advise on strategy and timeline.

Q: What is cost segregation and how much can I save?

Cost segregation is an IRS-approved tax strategy that accelerates depreciation on commercial real estate. Instead of depreciating a building over 27.5 or 39 years, a study reclassifies components to 5, 7, or 15-year depreciation schedules. A $1M commercial property can generate $50,000–$150,000 in additional first-year deductions. ROI is typically 10–30x the study cost.

Q: When do I need a real estate consultant (vs. a real estate agent)?

A real estate agent earns commissions on transactions and is licensed to represent buyers/sellers. A real estate consultant charges advisory fees and is not tied to transaction commissions — meaning their advice is independent of whether you buy, sell, or hold. Consultants are ideal for investment strategy, underwriting review, portfolio optimization, and tax planning where you need objective analysis.

Q: What is a commercial real estate underwriting review?

Underwriting review is the process of independently validating the financial assumptions in a commercial real estate deal — rent rolls, vacancy rates, operating expenses, cap rates, and financing terms. A consultant reviews the seller's proforma against market data and flags aggressive assumptions before you commit capital.

Q: How do I structure a real estate syndication?

A real estate syndication pools investor capital into a single property or portfolio under a GP/LP structure. The General Partner (GP) manages the deal; Limited Partners (LPs) provide capital. Key elements: operating agreement, PPM (Private Placement Memorandum), securities compliance (506(b) or 506(c)), waterfall structure, and investor communications. A real estate and securities attorney should be involved alongside your syndication consultant.

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About This Specialty

What Does a Real Estate Do?

Real estate consultants advise investors, operators, and developers on acquisition strategy, tax optimization, property management systems, and development economics. They differ from real estate agents in that they charge fees for advisory rather than commissions — their interests are aligned with yours. Specialist areas include 1031 exchange structuring, cost segregation studies, commercial underwriting, and property management system design for portfolios at scale.

When to hire one: