I am working on a long term recreational development there involving the surf community.In the meantime I am looking for multi units out there to facilitate the project.Thanks for asking and we'll see you around.

The exchange must happen pursuant (after) to an agreement with a qualified intermediary to facilitate the exchange and the client cannot have constructive or actual receipt of the funds.  

When he does, if I in any way facilitated it, ie provided him housing in a complex where his preferred victim profile lives ( the child you mentioned), I'd be devastated.

This week alone, I bought a 235K SFH for 149K; I'm facilitating a Lease Option Contract on another home next Tuesday (deal is already agreed to - just need the documents) and I'm meeting with another potential client tomorrow which will be a perfect Rent to Own situation.

You are required to use an qualified intermediary (QI) to facilitate the exchange.  

So you are saying that there is not ONE Turnkey shill, owner, facilitator, salesperson in CA that is touting 12%+ "returns" in INDY?  

The property manager is trying to act as the facilitator and sent me an agreement saying they would try to get a 3% fee from the sellers estate but if they won't pay it, the buyer would be on the hook for the fee.The property manager asking for this fee is in exchange is going to show the property to prospective buyers and be an intermediary between buyer and executor.Does this seem customary and legitimate, and are there any potential pitfalls or things to look out for?

For better than a decade, I have been facilitating unconventional real estate investment transactions that result in what is best for both the seller and the investor.

I would not personally define my success by the amount of knowledge in real estate I have; I define it by how well I have been able to utilize that knowledge to reach, or facilitate, my major goals in life, one of which is to have enough supplemental income from my rental properties such that it + my pension, when I retire, provides me the same comfortable existence and large safety cushion as it did when I was working, and that being able to retire so young (early 50's) will allow me to reach some of my other goals, long time/distance traveling being one. 

I am a vet as well.We did great on our personal residence in terms of equity, but my wife will agree with me all day when I say that we should have bought a fourplex with my VA loan.If we ever move and sell our personal residence, we will use the VA loan to facilitate the purchase of a MF property.