In the blank there I was going to put the realty company of the listing agent which is also where I will make the check out too.If you're uncomfortable with writing it out to the agent's company (and I would be too), ask for a Title company that they will use, or choose one yourself.

1031 Exchange Holding Requirements for Like-Kind Replacement PropertyWhile the Department of the Treasury Regulations and numerous rulings make it very clear that you must have the intent to hold your property for rental, investment or use in a trade or business, they fail to define exactly how long you need to hold your relinquished or replacement property in order to qualify for a tax-deferred exchange pursuant to Section 1031 of the Internal Revenue Code or Section 1.1031 of the Treasury Regulations.Property Purchased Just Prior to 1031 Exchange If you purchased your relinquished property just before the 1031 exchange transaction, the Internal Revenue Service has routinely taken the position that you actually purchased the property for sale (inventory) rather than holding it for investment.

Also, insurance companies can routinely go out 15-20 years if they like a deal.

However, I find that if you stop communicating with those people, they will forget about you and stop working for you.It's also going to take some luck so you might want to be open to doing things in a way that is out of your routine.

The formal eviction process, especially when dealing with a professional tenant here can take forever, with fake or no merit complaints that the tenant can claim and stall the process.What an uncomfortable situation that must be.

Like I said because our WEst Coast title plants are basically some of the best and efficient in the country we routinly get title commitment ( we call it a prelim title report) with 48 to 72 hours of opening escrow...

The only thing that has worked has been figuring out new ways to communicate quickly and on a routine.  

In the process of attempting to close this deal, I have been made uncomfortable more than once: starting with this otherwise immaculate property failing inspection due to electrical code compliance.While that was a bummer, it wasn't anything that $75 of GFCIs wouldn't handle.

Being so close to the ocean made it very muggy and uncomfortable.

30 days is uncomfortable but not the end of the world.