Why use a 1031 Exchange?
 The
major reason for undertaking an exchange of property, as opposed to an
outright sale and subsequent reinvestment, is to defer paying
income taxes on the disposition of the old property. Conversely,
an investment property that is sold without a tax-deferred exchange can
force the seller to pay up to 28% of their gain in taxes!
exchange types 
steps in the exchange process
1031 Exchange Time Limit
IRC section 1031 requires the exchangor to identify their replacement
property within 45 days from the close of their sale property. The exchanger
has a remaining 135 days to close on their replacement property. These
combined dates total 180 days (6 months) These time limits apply to all
types of 1031 exchanges.
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