I have a good 1031 intermediary if you need it.

You may need to hire a property manager or "an assistant" to act as your intermediary.  

Since most property managers don't have any skin in the game they don't bother to research what service providers are best and have the best value so see what how you can hold property managers accountable for being your intermediary or add performance measures into your agreement.

Hi Brandon, I've administered in excess of 125,000 1031 Exchanges during my 31 years in the 1031 Exchange Qualified Intermediary industry. 

They don't require an intermediary.

Maybe as an intermediary you could shed some light on that?

There are intermediaries you can go through who have already sorted out all the legal stuff, including here on BP.

Go ahead and sell the two but use a qualified intermediary to process 1031s on them and use the proceeds as part down payment on the new complex. 

If you are trying to buy the asset (you apparently are trying to be an intermediary and arbitrage the pricing difference) then you need a seller who can pass marketable title.You need to know the laws in your state for determining the procedure for sale of real property owned by Decedent's estate.

Not that i do not trust my attorney but I don't like the idea of using an intermediary in paying 6-figure amount.