So the more tax you can defer over time the more income you'll make over time from the deferred tax.A 1031 does require the use of an unrelated 3rd party to the transaction called the qualified intermediary. 

It will also originally serve to provide a framework to use in gathering and inputting the assumptions and quotes you ask for and receive from perceived informed parties.

Does anyone know if back HOA fees are wiped out by a first mortgage foreclosure purchased by a 3rd party (me) 

Not the tanks that you fill yourself but maybe a 3rd party type bottle exchange where you get a cut.

If you are going to do it, you need to do it right, set up a proper, legal company and that will involve dividing up money between all parties.  

I've been told that due to "Force Majuere".Force majeure is a common clause in contracts which essentially frees both parties from liability or obligation when an extraordinary event or circumstance beyond the control of the parties, such as a war, strike, riot, crime, epidemic or sudden legal changes prevents one or both parties from fulfilling their obligations under the contract.

If you are wholesaling it, you aren't getting a house hacker because they are not paying cash and no wholesale seller wants to wait on a third-party mortgage on the back of your paper deal.

One party wants a tax credit and the other can provide a deal that offers tax credits, so they structure a syndication to meet that need so that one party receives tax credit benefits and the other is compensated for them. 

as there are only two parties involved, im a bit confused, couod you please elaborate a bit?

Bennie As far as refinancing etc. a lot of the requirements for many lenders are to have a third party appraisal service handling the appraisals.