Also, a qualified intermediary helps the client execute an exchange according to the rules/laws to help mitigate any potential for a future IRS disapproval.

Her proposal: She would serve as an intermediary.

Just keep in mind that money from will go straight to an intermediary.

There are other nuances with 1031 that will effect you but the single most important thing you need to keep in mind is that the 1031 has to be in place with a qualified intermediary before you close the sale of your old property.  

(API) who is a qualified intermediary.  

You must use a qualified intermediary and they must be in place prior to the sale of the old property.  

@Alan Berlin, 700 - 1000 is  a wide but pretty accurate range for a normal 1031 from a national qualified intermediary service who deals with a lot of them.  

Another upside, as Glenn mentions, is there is an intermediary who is responsible to see the rent gets paid and the maintenance done, which is another stabilizing factor in the income flow. 

For the economical side you're looking at adding on experienced investors who understand the P&L pitfalls and differences between the two types of investments.For the logistical side you'll want to speak with a qualified intermediary for 1031 exchanges who has experience in multi asset class shifting.  

The intermediary is facilitating the transaction for a fee.