I asked my qualified intermediary for ideas, but they didn't mention this.  

You can have a base LLC, that can act as an intermediary for the purchases until they are finalized, as long as the final investment (and title) is vested in the LLC formed for that purpose at closing. 3.

Can we get the replacement property under contract first or do we need to go to an qualified intermediary first?

Do your homework and make sure you get a reputable Qualified Intermediary on your team pronto if you want to go the 1031 route.Best of luck!

I'd loop in an intermediary before proceeding, but am trying to pull a strategy together first.

Find a good Qualified Intermediary.

Or do I need an official intermediary company?

The problem is particular to Cozy (and similar platforms or intermediaries), as it was not a direct ACH transfer from the renter to the landlord, but rather Cozy probably did an ACH pull, followed by and ACH push from Cozy to the landlord.

More likely, it would be about deregulating the real estate industry and changing the relationship between sellers, buyers, and intermediaries (agents).

I need to come to the table with 180k to close (75k from my 1031 intermediary, and 105k of my separate funds).