That seems like it'd be a tough thing to work out without a trusted intermediary 

What does it take to become a qualified intermediary?

. $210K sitting with intermediary now.FYI-Looking at $100K down on a Duplex that needs $25K-$30K to get it to par, but want to keep that cash on hand for another deal.

The Qualified Intermediary works with 1031 exchanges every day. 

This type of structure is relatively common, so it’s unlikely you would add much risk or complication.As Greg Scott mentioned, you’re going to need a Qualified Intermediary if you’re going to enter into an exchange and many QI’s can help with this type of planning.

As long as you're purchasing at least as much as you sell - no taxYou must use the services of a "qualified intermediary" to process to handle the 1031 process and they have to be in place prior to the closing of your sale. 

@Chris Martinez The time runs through the hourglass pretty quick on a 1031 if you don't yet know your market...they can get crazy enough when you do know your market...we always recommend a well qualified intermediary, an agent that can draft offers any time of the day or night, and a top notch title company...Feel free to connect if you want to discuss further.Best of luck! 

Hi Nina, Are you looking for an Intermediary or a real estate agent to help you with the sale and purchase of the properties? 

Just know that you must have the qualified intermediary (the person who will document the 1031 exchange) in place prior to the sale of the old property. 

General Requirements are- The proceeds from the sale of the original property must be held by a qualified intermediary escrow agent (the proceeds may not be received by the property owner wishing to engage in the 1031 exchange).