Also, make sure you identify 3 properties before your deadline with a qualified intermediary.

Their 1031 exchange will start with the transfer of title and exchange of money (which will go to the 1031 qualified intermediary who must be in place prior to the closing of the sale).

I have also been involved with a intermediary who was the same cost and was just a real estate lawyer who didn't really work exchanges. 

Qualified Intermediary: For a 1031 exchange to be valid, you must use a Qualified Intermediary (QI) to facilitate the transaction.

Reminds me of another thread, showing that apparently anyone can say they're a "Qualified Intermediary": https://www.biggerpockets.com/forums/104/topics/47...

. - your 1031 intermediary can set up a new holding company to either purchase the property you want to buy or the property you want to sell to execute a "reverse" exchange.

Only the cash proceeds received from the sale are delivered to the Qualified Intermediary (QI) and used as exchange funds.NOTE IS INCLUDED IN THE EXCHANGEIf an investor wants to defer all of the gain in a 1031 exchange, including the amount represented by the note, he has several options.

I am sure if it is profitable, and they can make 10-15% margin just being an intermediary, they are trying to get into it.Lastly, if retail was dead, why would Amazon acquire Whole Foods?

If there's a broker, wholesaler, bird-dog or any kind of intermediary between the two then it's "pre-market" or "limited marketing" property. 

So focus on the performance of the properties.You do have to use a qualified intermediary to document the exchange and hold the proceeds.