We recommend that you consider the following risk criteria prior to selecting a Qualified Intermediary:(1) The technical expertise and experience of the Qualiied Intermediary(2) The level of protection provided by the Qualiied Intermediary1s errors and omissions  insurance coverage, which protects you against possible mistakes made by the Qualiied Intermediary(3) The level of protection provided by the Qualiied Intermediary's fidelity bond coverage, which protects you from potential theft or embezzlement of your 1031 Exchange funds by the Qualiied Intermediary(4) The practice of using Qualiied Trust Accounts or Qualiied Escrow Accounts to ensure that your 1031 Exchange funds are protected by law as fiduciary funds(5) The protections provided through licensing, auditing, and regulatory oversight by regulatory authoritiesAn experienced and professional Qualified Intermediary will understand these concerns and will be happy to discuss these issues with you.Hope this sufficiently answers your question and addresses your concerns.

Therefore, to ensure these deadbeat tenants exit your property as soon as legally possible, you must follow through with the court ordered eviction process.If you quit at the courthouse door just because your lawyer convinced the tenants to sign a document saying they will move out by the end of the month, what happens at the end of the month when the tenants do not move? 

No, they require a deposit.If you order a wedding cake, do they ask to see your bank balance to ensure you can pay or do they require an upfront deposit?

You must take risks, but, ensure that they are calculated risks.Below are some links to get you started. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/rules https://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Since you are receiving most of the benefit of this arrangement, you should probably help out your Grandma and pay for an Estate Planner to help her arrange things.As you can see, once you want to ensure the other party is taken care of things can get a little more complicated...

Ensure the poly is caulked around the edges to the concrete as far up the concrete as possible but not onto any wood!

You'd have to have very good legal documents in place to ensure you and your funds are protected, and I wouldn't suggest creating a partnership with just anyone - you'd need to vet them very carefully - but it could be an option.

Followup with the son to offer him the referral fee of 500 dollars and also to see if he can be of help to ensure that his mother is present at the meeting and to see if he could accompany me to his fathers home to get the second signature that I need.3.

The biggest reason for this (other than obviously having all the occupants on the lease) is to ensure the PHA can verify that the people living there are the ones they are paying for.

The courses required to achieve this designation are brutal, and the experience requirements ensure a good amount of "hands on" experience.Perhaps the key to any "mentor", is the ability, and willingness to communicate well.