Anyone can list a property. The broker who closes the hard ones is the broker who brings a solution to the table when everyone else is stuck on price. A Structured Installment Sale (IRC §453) is that solution: it changes the seller's after-tax math so you can accept a creative offer, bridge a bid-ask gap, and get it closed.
You bring the structure, and the seller nets more after tax. You keep your full commission and become the person they call for the next three deals.
Send me the sale price and rough basis. Within one business day I'll email you the actual number and the Seller's Guide to §453. If it doesn't fit your deal, I'll tell you that plainly.
No retainer · no obligation. Hans Goldstein, a licensed insurance agent (CA Insurance License #4273294), will contact you and may discuss insurance products, including annuities.
When buyer and seller are $300K to $500K apart, the fight is usually about after-tax proceeds, not headline price. Spreading the gain can net the seller more take-home on a lower price than a full-tax sale at their ask. The number they wouldn't take becomes the number they will.
Seller carrybacks, earnouts, staggered closings and partial 1031s with cash boot all create tax timing problems. §453 is built around installment timing, so it fits the deals that don't fit a clean all-cash close.
Deals fall out of escrow when the seller finally does the tax math. That is the most common place this tool goes to work, and you reopen a deal your competitor already wrote off.
For an analytical seller or a CPA on the call, send the math breakdown. For a seller who's emotional about letting go or afraid of the tax, send why sellers freeze at the closing table.
