What Does Breakwater Capital Do?
Breakwater Capital helps simplify this process by connecting investors with experienced professionals and institutional-quality offerings designed for these transactions. By managing the logistical complexity and providing clarity around available options, we help investors move forward efficiently, confidently, and with greater peace of mind.
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Our Role
- Educate client on all suitable strategies and available options
- Assist Clients With Property Analysis Including Reviews of Financials & Fee Structures
- Understand client's investment objectives & criteria
- Oversee & coordinate the entire 1031 exchange
- Vet sponsors & perform due diligence on investments
- Provide investment advice outside of just 1031 exchanges
- Provide access to sophisticated strategies & operators
- Maintain client relationship and assist with any future needs
The Breakwater Difference
While we have access to investments from many of the industry’s leading sponsors, access alone is not our standard. Each opportunity is carefully vetted before it is ever discussed with a client. Only after an offering meets our internal criteria do we take the time to understand your objectives and recommend solutions aligned with your goals.
We cannot guarantee outcomes, but we do promise thoughtful guidance, disciplined due diligence, and a long-term advisory relationship—rather than a transactional menu of products.
What Sets Us Apart
Aside from finding the right Qualified Intermediary to perform the exchange, you want to find a firm you can trust to help educate you on ALL your options. Here’s why hundreds of investors have chosen Breakwater Capital over the years:
Client Focused
We are not a high-volume broker focused on pushing transactions. We take the time to understand your goals and recommend only the opportunities that truly fit. Instead of overwhelming you with options, we narrow the field, explain what matters most to your situation, and help you make clear, confident decisions through education.
A Better 1031 Exchange Experience
Our platform is designed to make identifying and acquiring replacement property more efficient. From initial identification through closing, we streamline the process to reduce both time and complexity. By removing unnecessary friction and stress, we help make the 1031 exchange process more manageable and client-friendly.
Comprehensive 1031 Exchange Solutions
Unlike firms that focus on a single strategy, we specialize in the full spectrum of 1031 exchange solutions—not just DSTs. We believe offering only one option creates an inherent conflict of interest. There are multiple ownership structures that can address capital gains considerations, and the right solution depends on your specific circumstances. Our role is to evaluate those variables and guide you accordingly.
Selectivity in Property Offerings
While we have access to virtually every DST offering in the marketplace, we are highly selective. Certain properties are excluded due to elevated risk profiles, excessive fees, or insufficient performance history. This goes beyond standard broker-dealer due diligence. Many firms continue to offer investments we choose not to, which is why investors should always understand both risks and structure before proceeding.
Experience & Due Diligence
Our broker-dealer, Emerson Equity, has professionals licensed in all 50 states, Washington, D.C., and the U.S. Virgin Islands, with offices nationwide. Collectively, the team brings over 150 years of real estate experience and more than $30 billion in DST participation. This depth of experience supports a disciplined and well-established due diligence process.
Independence & Objectivity
We do not operate our own DSTs, nor are we affiliated with sponsors. Some large brokers promote proprietary offerings under the guise of reduced commissions, while collecting higher fees as sponsors—a huge conflict of interest. We believe these practices compromise objectivity. Breakwater represents only the client, recommending investments based on merit, structure, and alignment—not internal incentives.
Alignment Through Personal Investment
Members of our team are personally invested in many of the offerings we recommend. We believe in alignment and accountability, and our guidance is informed not only by analysis, but by firsthand experience.
Holistic Investment Planning
Our advisory approach extends beyond individual real estate transactions. We consider your broader investment portfolio, tax considerations, and long-term planning objectives. Investment planning is dynamic, and effective advice requires context. We are financial planners first, bringing a wider perspective than firms focused solely on product placement. Breakwater does not have any conflict of interest like this, we only represent the client and recommend offerings based on their quality.
A Personal, Long-Term Relationship
Clients work directly with our President, Josh Chapin, as their single point of contact. We do not hand relationships off to junior advisors. Our goal is to build trusted, long-term partnerships and serve as a consistent resource throughout your investment journey.