1031 Exchange Question - Simultaneous Closing

[Kristin Kiddy]

Hello.  Please advise!  Do you HAVE to use a Qualified Intermediary for an exchange?  I know you don't need one for a swap, but that is not my case.  I am selling one property and purchasing another.  I might be able to close on both on the same day.  But everywhere I look, it says you MUST use a QI except for a swap if you want the IRS to allow it.  Anybody have personal experience with this?

[Kristin Kiddy]

@Dave Foster @Bill Exeter Thanks for the input.  Sometimes researching stuff on Google only gets you so far.  I will definitely be using a QI on this transaction.