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.

I am always looking for possible ways for me to facilitate introductions in any wayI will always do this with the intentions & hopes of bringing benefit and or profit to all of the introduced partiesDue to my current yet thankfully momentary limitations I understand that one of the best & easiest ways in which I can be of value to others in this community is by identifying the wants & needs of others, locating those who possess the abilities and willingness to fulfill those needs, and then whenever possible I connect them to each otherIn a very short time it has been made abundantly clear to me the power behind the concept & practice of constant, continuous word of mouth style promoting/marketing/networking, or even more so face to face, eye to eye handshakingThere is always something to be gained from an honest relationship there will always be a potential for mutual gain or profit “Diligence is the mother of good fortune.

Those facilitating those sales will be licensees operating legally, they aren't going to be dealing with Oscar the Operator riding around in his car.Oscar is needed to dig out those off market properties, he's a foot soldier bringing back intelligence from the FEBA, forward edge of the business area.

A Self-directed Solo 401k utilizes an approved 401k that a facilitator updates the each year.  

I'm new to BP and real estate investing, however I'm living in Northeast and am completing a flip over here and have made some good contacts, so if either of you need a good agent/property manager in the area, I have one and would be glad to facilitate an intro or help however.Good luck!