And just one final question... do you know these people you judge and blame and curse... do you know their situations, their past or any of the reasons why they do what they do?

Have you done business with them in the past or was their name just brought up to you by word of mouth?

If it's a guy I've worked with in the past, or a really small job, I'll just have him do it, and send me a picture showing completion of the project. 

As an aside, my opinion is that when a QI takes title to a clients future property, they should set up a new specific entity for that purpose because a QI could have a liability in the past or one arise during your exchange that puts your assets at risk so setting a new entity to facilitate the exchange is not negotiable as the benefits and peace of mind far outweigh the cost of setting up an LLC.The reasoning is that a disregarded entity is the individual for tax purposes but still affords you asset protection. 

If anyone here can recommend some good ones that you either know or have worked with in the past or present and they are reasonable in pricing please feel free to let me know.

Mike Pastor Bad idea.

David Thompson what brokerage in DFW have you worked with in the past or on this 200+ unit?

You may also want to consider if he's had a liquor license in the past or his knowledge of that industry.

You claim it as income because that is what it is, not claim it this year because the expense ratio works out in your favor but not in past or future years because it doesn't.

@Mike Pastor Thanks for the follow up.