Also what are pros and cons of not using a realtor to post rental on mls as we have set a deadline by September 1st of not having a tenant lined up to move in , we want to take the route of using our investor friendly realtor that helped us with purchasing our 2nd property to list home for the 1 month rental price to list home on mls (which we feel is quite high priced).

Give them a deadline to sign the lease and pay the deposit.

Tax deadline is over, and I am available to answer any questions.

It is hard to interpret laws and statutes correctly sometimes even when you are an attorney.I will site that the Statute 83.49 (2) does mention the exception 5 individual dwelling units.The course manual contradicts itself when I interpret "5 individual dwelling units And are not using the services of a Real Estate Broker"  If you look at the Nolo (written by lawyers) website "Florida Security Deposit Limits and Deadlines" they mention the notice of "the name of the depository" "interest or non interest bearing account" and "Interest Rate" and providing a copy of the statute 83.49 (3).Additionally in the book from attorney "Mark Warda" "Florida Landlords' Rights and Strategies" there is mention of keeping the money in a separate account.If the lawyers advise that it should be in a separate bank account, Do you want to pay the attorney's fee to find out your wrong?

Working with a qualified intermediary is often advisable to ensure the exchange complies with regulations.Potential Gain Recognition: If you cannot meet the deadlines or do not adhere to the like-kind requirement, you may be subject to capital gains taxes as if you had sold the property without an exchange.Repeat Exchanges: You can continue to use the 1031 exchange strategy repeatedly, effectively deferring capital gains taxes as long as you meet the requirements each time.Investors should be aware that 1031 exchanges involve specific rules and regulations, so it's crucial to consult with a tax professional or 1031 exchange expert when considering this strategy to avoid any potential pitfalls and ensure a successful exchange.

Oakwater DrRoyal Palm Beach, FL, 33411Palm Beach CountyAppraisal Date:12/14/2012Bed/Bath:4/3.00Total Rooms:9Square Feet:2270Year:2003Property Design:Parking:GarageHOA Fees:$0.00 Listing InformationList Date:12/27/2012Listing Period:ExclusivePeriod Deadline:1/28/2013 11:59:59 PM CTList Price:$220,000.00

Our buyers agent follows all seller agent guidelines and submits offer with 48 deadline.

What if I did a lease option to buy it back and moved the sail time out past any dead line?

Then they got an extension to submit further documents but in the end they did not submit those by the new deadline (14 days +14 day extension).  

However if a tax foreclosure has started then you have a deadline and need to get the deal closed before the foreclosure is final or pay the taxes off in advance of settlement.