Why are you not yelling at mortgage broker getting a commission for just playing intermediaries with a lender?

On another note with your flips have you set up a 1031 intermediary for your profits to roll to your next flip? 

Selling off a portion of my portfolio and looking fora 1031 intermediary referral!

Its one reason the buying service are so successful they act as intermediaries or real estate brokers to hand hold the buyers.. and the turn key companies spend their time sourcing and rehabbing and dealing with the tenants..

I think the most important is doing business with a Qualified Intermediary that has the experience and the expertise to administer your 1031 Exchange transaction. 

Qualified Intermediaries can only release funds at certain points during the transaction, and if the client has identified property during the 45 day period and then choses not to or can not close on any of them, the Qualified Intermediary must retain the proceeds until the end of the 180 day period.

You DEFINITELY need a Qualified Intermediary (for the 1031s) and a CPA/investment manager to help out with finer details (this is NOT a DIY strategy), but it is one more way that investors can utilize various tax strategies to turn 'some money' into long-term generational wealth, while reaping some impressive tax benefits (depreciation deductions, expenses, charitable contribution) along the way.I know it's not the 'laymen's view' you asked for - but from your profile, you and your partner are not exactly laymen anyway (and I love your 'just do it' attitude - congrats on your success thus far!). 

Apparently, qualified intermediaries are hard to find.  

That 45 days is etched in stone.You might find a Qualified Intermediary to help you.

Or, would he (or his qualified intermediary) still then be required to go looking for a new property (i.e. not the one he is selling) to purchase/exchange into?