They are NOT intended to save you money and you are adding more parties into the process of making repairs which is always more hassle. 

Because it feels like you have to secure a seller and buyer essentially at the same time, having those conversations and almost playing ping pong with both parties is NERVE-RACKING for me."

The IRS as stated that an investor may not use a 1031 exchange to purchase property from a related party when the objective is primarily to avoid tax. 

I have a 3 party who I have used since day one $45.00 to do background  so far so good couple bumps nothing too big .Last place they lived is BIG make sure you don't skip any thing that should be done .When they are serous take a picture of the DL of all folks on the rental just like a apartment would do .

I met Veena Jetti at a pre Subto master mind party late last year and several other investors along the way. 

I tend to think that RSO applies, even if all parties agree.

In case the bank or a 3rd party wins the auction, do they have to give tenant any notice before they are asked to move out? 

I also need information about reliable companies that can be used as a third-party for the exchange.

Appraisal for our house value $ 200,000Step # 1 - Cash out refinance $ 140,000Step # 2 - 1031 sale of the house for $ 200,00, so we pay back $ 140,000 to pay off loan for Cash refinance.What happens with $ 60,000 left do put in escrow or third party and now we need to buy new property for $ 200,000 or higher to avoid capital gains tax?

That's not super thorough or safe for either of you. 5) Use a third party loan servicer to make your monthly payment collections easier as well as the end of year tax documents needed.