REALTY WORLD® Knox Realty Group, LLC | T.W. Shortt, Principal Broker
Investment Property Transactions
The investment plays most agents can't run.
You are not looking for an agent to help you find a house. You are looking for someone who understands that every PCS is a decision, not just a move. VA loan assumptions, 1031 exchanges, SDIRA property purchases, and investment property sales each have their own rules, their own timelines, and their own ways to blow up a deal if someone skips a step. I work these because most agents won't, and because the people doing them deserve someone who knows what they're walking into.
Transaction types I work
01 VA LOAN ASSUMPTIONS
A VA loan assumption lets a qualified buyer take over an existing VA mortgage at its original rate. In a high-rate market, that can mean inheriting a 3% loan instead of taking out a new one at current rates. The process has specific paperwork, lender involvement, and seller release requirements. I walk both sides through it.
02 VA CONSTRUCTION LOANS
A VA construction loan lets eligible veterans build rather than buy, with zero down. The process involves builder approval, a construction draw schedule, and a permanent loan conversion at completion. Few lenders offer it and fewer agents know how to coordinate the real estate side of it. If you want to build in Hardin County rather than buy, this is worth a conversation.
03 1031 EXCHANGES
A 1031 exchange is a specific IRS-defined process for selling one investment property and purchasing another within strict timelines. The real estate side has to be coordinated with a qualified intermediary and the IRS deadlines are non-negotiable. I handle the property transactions; your CPA and intermediary handle the tax side.
04 SDIRA PROPERTY PURCHASES
Some buyers purchase property through a self-directed IRA. The transaction has specific rules about who can occupy the property, how repairs are handled, and how the property is titled. I work with custodians and buyers to keep the transaction inside the rules.
05 INVESTMENT PROPERTY SALES
Whether you're selling a rental, a property you inherited, or a property purchased through an entity, the transaction has different considerations than a primary residence sale. I handle the listing, the marketing, and the closing.
Information on this page is for general real estate education. Not legal, tax, or financial advice. Consult a licensed attorney, CPA, or financial advisor for those matters. Specific transaction outcomes depend on your individual situation.
REALTY WORLD® Knox Realty Group, LLC | T.W. Shortt, Principal Broker
How it works
How an investment property transaction runs
I DEFINE THE GOAL
Assuming a loan, completing a 1031, buying through an entity, or selling are different paths. I start by getting clear on what you are actually trying to accomplish.
I BRING IN THE RIGHT PARTNERS
A 1031 needs a qualified intermediary. An SDIRA purchase needs your custodian. A VA assumption needs the loan servicer. I coordinate the real estate side around the people who need to be involved.
I MAP THE TIMELINE
Several of these carry hard deadlines, like the IRS 45 and 180 day windows on a 1031 or servicer approval on an assumption. I build the schedule backward from those dates so nothing gets missed.
I EXECUTE AND CLOSE
I run the listing or the search, the paperwork, and the closing table, and keep every party moving so the deadlines hold.
Common questions
Questions people ask me
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The buyer has to be approved by the loan servicer, and they do not have to be a veteran. The seller usually wants a release of liability so the loan no longer counts against them. I walk both sides through the servicer's process.
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After you sell, you have 45 days to identify replacement property and 180 days to close on it. Those are IRS deadlines and they do not move. Your qualified intermediary holds the funds in between while I keep the property side on schedule.
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No. A self-directed IRA purchase has rules about who can use the property and how expenses are paid. I work with your custodian so the transaction stays inside those rules. Confirm the specifics with your custodian and a tax advisor.
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Yes. Many of these transactions involve buyers who are not local. We handle the process remotely with electronic signatures wherever the parties allow it.
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No. The financing, the titling, and the paperwork are different, and the wrong step can cost real money or blow a deadline. That is the reason I focus on these.
REALTY WORLD® Knox Realty Group, LLC | T.W. Shortt, Principal Broker
Next step
Talk to me
Investment transactions have hard deadlines. The sooner we talk, the more options are on the table. I answer my phone.
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All conversations are provided at no cost. Our brokerage is paid solely through a commission when a real estate transaction closes. We charge no upfront fees or separate consultation charges. Compensation and representation terms are established in the applicable brokerage agreement.
Other transactions I handle
REALTY WORLD® Knox Realty Group, LLC
T.W. Shortt, Principal Broker | Kentucky License #185531
Principal Broker: 270-319-3212
634 Knox Blvd, Radcliff, KY 40160
Independently owned and operated
Dominic Schroeder, REALTOR®
Kentucky License #308102 (Dominic Schroeder)
270-300-0704 | dominic@dominicschroeder.com
Equal Housing Opportunity. All housing services provided without regard to race, color, religion, sex, national origin, familial status, or disability.
LEGAL AND PROFESSIONAL DISCLAIMER
Dominic Schroeder provides real estate brokerage services through REALTY WORLD® Knox Realty Group, LLC, under the supervision of T.W. Shortt, Principal Broker. The brokerage is not a law firm and does not provide legal, tax, accounting, or investment advisory services. Information on this website concerning estates, probate, trusts, inherited property, divorce, foreclosure, title, VA loan assumptions, 1031 exchanges, and self-directed retirement accounts is provided for general educational purposes. It is not a substitute for advice tailored to your circumstances. Consult a Kentucky-licensed attorney, qualified tax professional, lender, or other appropriate professional before making decisions involving these matters.
Real estate services may include coordinating with your professional advisers, but do not include determining legal rights, resolving ownership disputes, or providing legal representation. Transactions may require lender, court, fiduciary, or other third-party approval. No particular sale price, closing date, financing approval, tax benefit, or other outcome is guaranteed.
Viewing this website or submitting an inquiry does not, by itself, establish an agency relationship. Representation and the scope of services are subject to applicable disclosures and agreements. References to a “Complex Transaction Specialist” describe a real estate service focus and do not imply legal specialization or government certification. Military references do not imply endorsement by the Department of Defense or Department of Veterans Affairs.