The key is  that your intermediary will take title to the land as the "Exchange Accommodatong Title holder" (eat).  

But you must begin it before you complete your sale and you must use the services of an unrelated third party called a Qualified Intermediary.

I will also need a reliable intermediary, and I am happy to take recommendations.  

If anyone has a reference of a good qualified intermediary, it would be greatly appreciated. 

You would have had to work with an intermediary for the existing property.Hope this helps!

Intermediaries are people who perform a service, like licensed brokers and agents.Successful trust deed investors are typically people who understand the collateral (real estate) and have some experience working with the property type that the loan(s) secure (SFR's, or apartments, commercial or land).

You'll need the help of a Qualified Intermediary to handle the 1031 exchange for you. 

However, you're going to have to move quickly because your qualified intermediary must be in place prior to the sale of your old property.

Realize that the whole real-estate agent intermediary approach keeps buyers and sellers distant from one another, and it's harder to establish a connection, so I try to get past that.I put together an actual letter and send as PDF or JPG so the buyer's agent has to give the whole thing to the buyer.

Starting a Sales job as an intermediary between the builder and customer, is it the right career choice for real estate??