Hi @Jackson Long, You must have someone functioning or serving as the Qualified Intermediary. 

A 1031 Exchange is a very formal process with a licensed intermediary and the IRS watching closely.

It is important that you not only follow the requirements but also that you enlist the help of a reliable and experienced Qualified Intermediary.

Airbnb, booking.com, VRBO, and flip key or simply intermediaries to bring together guests and host.

We are a California based Qualified Intermediary and have been preaching awareness of the California Claw-Back for years. 

A lot depends on where you are looking to invest and if you want to deal directly with a company or use a promoter or intermediary.  

The risk of failure (the tax owed) is generally much much more than the cost of an exchange with A qualified intermediary.

The more intermediaries you have the lower your profit but the profit margin seems great relative to where they live.

My turnkey middleman (which is what RTR serves as, an intermediary and not the actual rehabber) even intervened and they have ghosted him.

No flipping issues to contend with, and no need to change anything with your entity structure, and no income tax impact either if you are able to do a fully tax deferred exchange.Consult a qualified intermediary for more specific guidance with regard to your unique circumstances.