Theoretically, you should be able to make a little more on the direct hard money loans, as their is no intermediary taking a cut.

However, using your state's inTRAstate exemption from SEC registration, as I am suggesting above for New Mexicans, you might be able to raise funds from your state's public at a much lower cost than Title III, with less regulation and no required intermediary.

@Dave Foster is the intermediary I would call to get all the answers

The closing of the sale at that point in time would trigger your 1031 Exchange, so make sure that you have a Qualified Intermediary in place prior to the closing of the sale property.

If i need 1031 Exchange Intermediary does it have to be from Minnesota as well?

A qualified intermediary is the person who must perform the 1031 exchange on your behalf.  

What I mean is, should I continue to pay the dues and add the amount on top of their monthly note or will the intermediary take care of charging the new buyer for the condo dues and make sure that they are paid?

It's an attempt to be an unlicensed, paid intermediary who hopes to profit in the margin gap between contract acquisition price and retail ARV value. 

All you should notice is some extra paperwork at the closing table and the name listed as seller on the settlement statement will probably be the name of the qualified intermediary who is doing their exchange.I don't think you can read too much into just the fact that they are doing a 1031.  

You must use the services of a qualified intermediary in addition to your regular real estate transaction folks.