I am in the process of selling a lot in philly and my last property in northern delaware.

Me encante la ciudad de SA!

If you do not mind update your profile so your city shows.Some folks from the Phil and DE area will be getting together next month.

I don't know how many of you are having an issue finding like-kind properties for a 1031, but if you're interested in trying out a DST (Delaware Statutory Trust), I'd be happy to connect you with an SEC-licensed broker to find a good DST. 

You can enter a Delaware Regulatory Trust.

The cost of doing this is of concern to me as it seems that the load cost of the DST's amounts to 10-12 % of the invested amount. Are there less costly brokers that are reputable and willing to do it for less? The net...

So if you sold for $1m and bought a property for $400k the IRS would look to tax the $600K you didn't spend.Since you don't have excess cash you may want to consider something like a Delaware Statutory Trust which will absorb your debt with the institutional financing of the sponsor.

Have you considered Delaware Statutory Trusts?

This is my first 1031 Exchange and I’m learning from it If you cannot find anything to buy, you might want to consider investing in one or more Delaware Statutory Trusts (DST). 

@Daniel Sherman, you can utilize a Delaware Statutory Trust (DST) for your boot.