A good Qualified Intermediary is a MUST (both legally and because it's a confusing process).

Since this is a 3rd party and not Wells Fargo, they need to go through an intermediary to contact appraiser for details.

Contact a qualified intermediary for the requirement (which includes buying for at least as much as you sold). 

Here's an article from a great Qualified Intermediary who's active here on BP that explains the combination of Sec 121 and 1031: http://www.exeter1031.com/article_overview_1031_12...If your goal (other than learning the ropes of rehab) is to leapfrog this prop into something of higher value for investment purposes, then I'd recommend moving out as soon as possible to get your rental history started so you can qualify for the 1031.

That's an awesome strategy.To that end any intermediary experienced with a national footprint will be able to take care of your exchange needs.  

Hello BP,I am in the process of selling a condo in Old Town and want to exchange it for either one or two multi-unit's  with proceeds from sale.I am curious if anyone locally has an experienced attorney and qualified intermediary that they have worked with that they could recommend.Thanks in advance.

I'm looking for recommendations for a good qualified intermediary in the western Washington area. 

DispoSolutions -- as best I can discern, an intermediary used to dispose bank owned properties.I need any general knowledge people may have of this company -- the ins and outs, best methods to offer -- start low or go straight to highest and best, etc.-- Do they accept low offers and counter, or just go on to a higher offer?

., Yes, the 1031 Exchange Qualified Intermediary can buy for all cash, but you would need to make sure that you are purchase sufficient value so that you are exchanging/trading equal or up in value and reinvesting all of your equity.  

The sale proceeds are held by the intermediary so the seller never has constructive receipt.