In order to be eligible for a 1031 exchange, both the property being sold and the property being purchased must be considered "like-kind." This means that they must be similar in nature and use, but not necessarily identical. For example, a commercial property can be exchanged for a residential property, or vice versa, as long as they are being used for investment purposes. When the investor sells the original property, they must use a qualified intermediary (QI) to hold the proceeds from the sale. The QI is responsible for making sure that the funds are not accessible to the investor during the exchange period, which is a maximum of 180 days from the sale of the original property. The investor then has 45 days to identify potential replacement properties and 180 days to complete the purchase of one or more of those properties. The replacement properties must be identified in writing and meet certain criteria set by the IRS, such as being of equal or greater value than the original property.

Once the replacement property is acquired, the investor can defer paying capital gains taxes on the sale of the original property. However, the tax liability is not eliminated, it's only deferred until the investor sells the replacement property. At that time, they will be required to pay capital gains taxes on the original sale, unless they choose to do another 1031 exchange and continue deferring the taxes.