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. 

So unlike a 1031 you can still keep out principle and even a portion of the gain and claim all the benefits associated with the Opportunity Fund. 3) Unlike 1031 Opportunity Funds don't have intermediaries or fees. 4) Both have a 180 day rule.

This strategy is excellent for preserving wealth and maximizing investment capital.Key Points:Like-Kind Property: Property acquired must be similar in nature or character.Timeline: Identification of a replacement property must occur within 45 days, and acquisition must be completed within 180 days from the sale of the relinquished property.Qualified Intermediary: A qualified intermediary must hold the funds between the sale of the relinquished property and the purchase of the replacement property. 

I'd look up a few 1031 intermediaries in your locale.  

Instead, they use a Qualified Intermediary (QI) - a neutral third party - who holds the funds during the process and ensures they are reinvested into the new property.Reinvesting All Proceeds:To defer all capital gains taxes, the investor must reinvest all the proceeds from the sale of the original property into the new property.