For CPAs and Tax Advisors

1031 Exchanges, Cost Segregation Acquisitions, and Entity Restructurings Move on Tax Deadlines. Our Financing Moves With Them.

Commercial Lending Solutions places acquisition, refinance, and cash out financing for the commercial real estate decisions your clients make for tax reasons, not just investment reasons. Whether it is a 1031 exchange racing the 45 day identification window, a cost segregation driven acquisition, or a refinance timed to a depreciation election or entity restructuring, we structure the loan around the tax outcome you are already managing. We work directly with you and your client so the financing timeline never becomes the reason a tax strategy fails.

Email loans@clscre.com → Call 310.708.0690

Trevor Damyan, Commercial Mortgage Broker · Los Angeles · Nationwide

~$1B Loan Volume

1,000+ Lender Relationships

50 States Served

20+ Yrs Industry Experience

Situations We Handle

The Financing Problems We Solve for Your Clients

Tax driven real estate decisions do not run on a conventional loan timeline. They run on the 45 day identification window, the 180 day exchange deadline, a cost segregation placed in service date, or December 31. Every situation below is one we have structured financing around. If your client's situation is more unusual than these, call us, structuring debt to fit a tax plan is where we do our best work.

Client Identified a 1031 Exchange Replacement Property and the Clock Is Running

Your client sold relinquished property, is inside or just past the 45 day identification period, and needs acquisition financing that can actually close before the 180 day exchange deadline. We move loan approval and closing timelines to match the exchange calendar instead of asking the exchange to wait on us. If the replacement property needs a bridge loan to close fast with a permanent takeout to follow, we structure both pieces at once so the exchange never becomes a financing casualty.

A Cost Segregation Study Is Driving the Purchase, Not Just the Depreciation Schedule

Your client's acquisition is being sized and timed around a cost segregation study that reclassifies components off the standard depreciation schedule and onto 5, 7, and 15 year lives. The financing has to close inside the tax year the study targets, and the loan documents have to survive that reclassification without tripping a lender covenant. We coordinate closing timing with your engagement calendar and structure debt that does not interfere with the depreciation strategy you have already modeled.

Client Is Restructuring Ownership Into a New Entity Ahead of a Sale, Gift, or Estate Plan

Moving a property into a new LLC, a family limited partnership, or a trust for estate and succession planning usually triggers a due on sale clause under the existing loan, since most loan documents restrict transfers without lender consent. We place refinancing that accommodates the new ownership structure, including newly formed entities with limited operating history, and we work directly with you on the entity documentation the new lender will require.

Cash Out Refinance to Fund a Qualified Opportunity Zone Investment or an Estimated Tax Payment

A client with substantial built in equity sometimes needs liquidity that has nothing to do with the subject property itself, funding a Qualified Opportunity Zone investment inside the statutory reinvestment window, covering an estimated tax payment tied to a large recognized gain, or freeing capital for a separate acquisition your firm is advising on. We size cash out refinancing against actual in place debt service coverage, not against what the client hopes to extract, so the numbers hold up at underwriting.

Year End Deadline: Client Needs to Close Before December 31 for Depreciation Timing

Bonus depreciation percentages, Section 179 limits, and mid quarter convention thresholds all reward or penalize a client depending on when a property is placed in service. A client racing to close before year end needs a lender who will actually meet that date, not one quoting a 45 day close in November. We prioritize financing on a hard tax deadline and tell you honestly, and early, if a particular lender cannot realistically get there.

Client Is Using a DST or TIC Structure to Complete a 1031 Exchange

Delaware statutory trusts and tenant in common structures let a client complete a 1031 exchange into a fractional, professionally managed interest rather than direct ownership, but they introduce titling and lender comfort issues a generalist loan officer often has not encountered. We work with lenders experienced in DST and TIC financing and know which capital sources will underwrite a fractional interest cleanly and which will decline the file outright.

Entity Level Debt Structuring Intersects With a Client's Section 199A QBI Planning

How debt is held, at the entity level or the individual level, and how loan proceeds are used, can affect a client's qualified business income calculation and Section 199A deduction. When your QBI planning depends on a specific financing structure, we build the loan to match it rather than handing your client a generic term sheet and letting the tax consequences fall where they may. We are not tax advisors and defer entirely to your guidance on the numbers, but we structure the debt to fit the plan you have already built.

Why CLS CRE

What Makes Us the Right Partner for Tax Driven Financing

Most commercial mortgage brokers treat every deal like a straightforward purchase or refinance. Tax driven transactions are not straightforward, they carry statutory deadlines, entity structuring requirements, and depreciation consequences that a generic loan officer will not think to ask about. We structure financing the way your engagement actually requires it.

We Understand 1031 Timelines Cold

The 45 day identification window and the 180 day exchange deadline are not soft targets, they are hard statutory deadlines with no extensions available outside a presidentially declared disaster. We underwrite and structure financing against those dates from the first phone call, not after the file has already stalled in someone else's pipeline.

Direct Principal Access, Not a Loan Officer Reading a Rate Sheet

Trevor Damyan personally structures every file, with a CBRE and Marcus and Millichap background and direct relationships across life insurance companies, CMBS shelves, debt funds, and regional and national banks. When a deadline is tight, that direct access is the difference between a lender who can move and a loan officer who has to escalate three layers up to get an answer.

Comfortable With the Entity Structures Tax Planning Actually Uses

Newly formed LLCs, DSTs, TICs, family limited partnerships, and trusts are routine for us, not exceptions that stall underwriting. We know which lenders will finance a fractional or newly formed entity interest and which ones will decline the file on sight, and we route the deal accordingly the first time.

Discretion Your Clients and Your Firm Can Rely On

Borrower identities, deal terms, and tax strategy details stay confidential. We do not name clients, borrowers, or specific lenders in any public materials, and we do not discuss one client's situation with another. Your firm's relationship with its client is never put at risk by how we handle the referral.

1,000+ Lenders Means the Right Fit for an Unusual Structure

A tax driven acquisition or refinance does not always fit a conventional lending box. With relationships across more than 1,000 capital sources, we can usually find a lender comfortable with the entity structure, timeline, or leverage a specific tax strategy requires, rather than forcing the client into whatever program a single balance sheet lender happens to offer.

We Keep You Informed, Not Just Your Client

You referred the client because you are managing their tax strategy end to end, and a financing delay becomes your problem too. We provide status updates on where the loan stands, what is outstanding, and whether the timeline is holding, so you are never caught off guard when your client calls asking.

How It Works

How the Referral Works, Three Steps

We have designed the referral process to be as straightforward as possible for you. You make the introduction. We assess the situation, engage your client directly, and keep you informed at every stage until closing.

Make a Warm Introduction

Email loans@clscre.com or call 310.708.0690 and describe the situation: the transaction type (1031 exchange, cost segregation acquisition, refinance, or restructuring), the tax deadline involved, and the approximate loan amount. We do not need a full package to tell you whether the timeline is realistic and what the financing options look like.
We Engage the Client Directly and Report Back to You

We take the client through underwriting, coordinate closing timing against the tax deadline you flagged, and keep you updated at each stage. If a specific lender cannot meet the date, we tell you immediately rather than letting the file quietly slip.
Your Client Gets Financed, You Get a Reliable Referral Partner

Your client closes on time and you get a financing partner who protects the tax outcome you built the strategy around. We are compensated by the borrower at closing. There is no cost to you or your client, and we do not share fees with non licensed parties, so the referral raises no independence or fee sharing concerns for your practice.

BBB Accredited Business

Mortgage Bankers Association Member

California DRE Licensed

CBRE and Marcus & Millichap Pedigree

1,000+ Lender Relationships

Nationwide Coverage, 50 States

Frequently Asked Questions

What CPAs and Tax Advisors Ask Us

Can you actually close a 1031 exchange replacement property acquisition inside the 180 day exchange period, even if my client identified late in the 45 day window?

Usually, yes, but the earlier we are engaged the more financing options stay on the table. A client who identifies on day 44 and needs a conventional permanent loan underwritten from scratch is in a much tighter position than one who calls the moment the relinquished property closes. When timing is genuinely tight, a bridge loan that can close in two to three weeks, with a permanent takeout arranged afterward, is often the only way to hit the 180 day deadline without jeopardizing the exchange.

The 180 day rule itself has essentially no flexibility outside a federally declared disaster affecting the transaction, so we treat that date as fixed and work backward from it. If a client's timeline genuinely will not support any available financing, we tell you and your client that directly and immediately, rather than letting a file run out the clock on a lender who was never going to make it.

Does a cash out refinance create a taxable event for my client, and will you coordinate directly with me on the loan amount and timing?

We are not tax advisors and defer entirely to you on how a refinance interacts with your client's basis, at risk amount, or overall tax position. What we can tell you from the financing side is straightforward: proceeds are sized against the property's actual net operating income and a lender's required debt service coverage ratio, not against an arbitrary target number, and we will show you the underwriting so you can confirm it lines up with whatever you have modeled.

On timing, we coordinate closing dates around whatever deadline you specify, whether that is tied to an estimated tax payment, a year end target, or a separate transaction the proceeds are funding. Tell us the date that matters and we build the loan process backward from it.

My client's cost segregation study assumes a specific placed in service date. Can financing be structured to guarantee we hit that date?

No lender or broker can guarantee a closing date with absolute certainty, appraisal delays, title issues, and third party reports can all move a timeline. What we can control is choosing lenders with a demonstrated record of closing on the date they commit to, and building in enough runway between application and the target date that ordinary delays do not become a crisis.

The bigger risk we manage is a mismatch between the acquisition timeline and the study's assumptions before anyone starts. If your engagement letter assumes a placed in service date that the financing cannot realistically support, we would rather flag that in the first conversation than after the client has paid for a study built on a date we cannot deliver.

Will a lender finance a DST, a TIC, or a newly formed single purpose entity for a 1031 exchange, or does my client need an existing operating history?

Yes, lenders regularly finance newly formed single purpose entities, that is standard practice for 1031 replacement property acquisitions and does not require an operating history on its own. DSTs and TICs are more specialized, some life insurance company and debt fund lenders are comfortable underwriting a fractional or beneficial interest structure, and others will decline the file outright because of the titling and voting rights involved.

We know which capital sources in our network are experienced with DST and TIC structures and route the deal to them directly rather than shopping it broadly and losing time with lenders who were never going to say yes. A personal guaranty from the principal is common for a newly formed entity with no track record, and we will tell you upfront if a lender is going to require one.

Is there a fee sharing arrangement, and does referring a client to CLS CRE create any independence issue for my CPA practice?

No. We are compensated by the borrower at closing, the same way any commercial mortgage broker is paid, and we do not share fees with non licensed parties. Referring a client costs you nothing and pays you nothing, it is a professional courtesy introduction rather than a referral fee arrangement.

You know your own state board rules and AICPA independence guidance better than we do, and every firm's policy is different. We are glad to put the compensation structure in writing, in whatever form your compliance process requires, so you can confirm there is nothing to disclose before you make the introduction.

Start a Referral Conversation

For CPAs, tax advisors, and the business owner and real estate investor clients they represent through a 1031 exchange, a cost segregation driven acquisition, an entity restructuring, or any financing decision tied to a tax deadline, contact Trevor Damyan directly. No forms, no gatekeepers. Tell us what you have and we will tell you what the financing options look like.