Foreign real estate cannot be like-kind to real Estate in the US. 就是说国外和美国的real property 是不能defer tax through 1031. 但foreign real properties can be exchanged between or among foreign countries to defer the gain through 1031.
就是说, you can exchange your foreign property for another foreign property to defer the gain througn 1031.
另外每个国家在以上大方向上,也有自己的这方面的法律
所以你看我们的教科书上只有几页regarding US 1031,但就美国的1031都有一本书那么厚.有专门这方面的specialist 。我也不是这方面的专家,所以这会儿补课