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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• 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

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.

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: 

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. 

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. 

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. 

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. 

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. 

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. 

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. 

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. 

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.