By law, all money must be held by a Qualified Intermediary (also referred to as an Accommodator or Facilitator).

These are more complicated and the fees are much more than a standard Forward 1031 Exchange transaction, and some Qualified Intermediaries do not administer them. 

You can also start your search right at qualified intermediary firms.  

You may have cash left over after the intermediary acquires the replacement property.

The 1031 Exchange would have to be in place before the close of the sale transaction and the seller financing would have to be held by the Qualified Intermediary. 

If you have that ability you bring value to the proposition; if not you are a third intermediary in a two intermediary deal, either cutting into somebody's commission or adding to somebody's cost without providing value.

If so, how do you deal with differences between height of existing tile at the transition.Also, what do you do to prep the concrete prior to the oak and is there any other intermediary?

Then there is also the matter of accepting funds directly (rent credit and option consideration) rather than through a Qualified Intermediary - that will invalidate a 1031.

We sold a property on June 22 and have $90,000 with intermediary.

Hi Dave,I just completed a 1031 2 years ago and found it to work quite smoothly.Have you signed on with a Qualified Intermediary yet?