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Building generational wealth through real estate isn’t just about buying properties—it’s about knowing how to preserve capital, defer taxes, and strategically reposition assets over time. On this episode of the Next Level Income Podcast, we sit down with real estate veteran Tim Tepes to break down two powerful tools that sophisticated investors use to scale and protect wealth: 1031 exchanges and Delaware Statutory Trusts (DSTs).
With over three decades of hands-on experience and more than 2,000 properties closed, Tim brings rare, real-world insight into how these strategies work beyond theory—and how investors can use them to move from active ownership into long-term, legacy-focused investing.
Understanding the Power of 1031 Exchanges
A 1031 exchange allows real estate investors to defer capital gains taxes by reinvesting proceeds from the sale of one investment property into another “like-kind” property. While the concept sounds simple, the execution is anything but. Tim explains how timing rules, property selection, and proper structuring can make or break an exchange.
More importantly, he highlights how 1031s are not just tax tools—they’re wealth acceleration tools. When used correctly, investors can continuously roll equity forward, increasing purchasing power while keeping more capital working inside the portfolio instead of losing it to taxes.
Where DSTs Fit into the Picture
Delaware Statutory Trusts have emerged as a powerful solution for investors looking to exit active management without exiting real estate altogether. DSTs allow individuals to invest in institutional-grade properties—such as multifamily, medical, or industrial assets—while still qualifying for 1031 exchange benefits.
Tim breaks down when DSTs make sense, who they’re best suited for, and how they can be used to simplify estate planning, diversify holdings, and reduce operational risk. For investors nearing retirement or those tired of day-to-day property management, DSTs can offer truly passive income with long-term stability.
Creating Wealth That Lasts Beyond You
One of the most compelling parts of the conversation centers on generational wealth planning. Tim shares how strategic use of 1031 exchanges and DSTs can help investors transition assets efficiently to heirs, minimize tax exposure, and preserve family wealth across generations.
Drawing from his background in business management, architecture, and decades of brokerage leadership—including serving as Past President of the Greater Lehigh Valley REALTORS®—Tim provides a holistic view of real estate as both an investment vehicle and a legacy-building tool.
Resources & Links
🌐 http://www.timtepes.com
🌐 https://www.simplifyingthemarket.com/en/videos/?a=1000004624-d0846a09f21018fcc5feab150cdfea50
🌐 https://mls-client.com/7B9EB306
🌐 https://totalclosellc.com/
🌐 https://tim-tepes-realtor.agentfire3.com/
📧 Email: timtepes@gmail.com
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Christopher Larsen is the founder and Managing Partner of Next-Level Income. Since “retiring” after 18 years in the medical device industry he dedicates his time to helping others become financially independent through education and investment opportunities. Chris has been investing in and managing real estate for over 20 years.
While completing his degree in Biomechanical Engineering and M.B.A. in Finance at Virginia Tech, he bought his first single-family rental at age 21. Chris expanded into development, private-lending, buying distressed debt as well as commercial office, and ultimately syndicating multifamily properties. He began syndicating deals in 2016 and has been actively involved in over $500M of real estate acquisitions.
In addition to real estate, Chris has invested in equities, oil & gas, and small business lending, as well as being active in Venture South, one of the nation’s Top 10 Angel Investing groups. Chris lives with his wife and two boys (and Viszla, Lucy!) in Asheville, NC where he loves spending time with them in the outdoors and enjoying the food and culture that the region has to offer.
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