Hello Denise-Dave Foster is correct above that 1031 exchanges are federally mandated under IRS taxcode Section 1031 and any qualified QI with a national presence should be able to handle your transaction.Several items for consideration:  choose a QI that has experience working outside a defined geographic area and has proper bonding & escrow accounts established to protect your funds.Feel free to pm me if you have additional questions.

If you haven't had much luck with other applicants, it is worth a shot.A 19 years old has not had much time to establish credit so I wouldn't be surprised that you have an applicant with no credit. 

@Brian Tisler the only reason this is a predicament is because you have not established standards.

Late payments are never acceptable and you need to establish that up front.

I think I will change the terms from "pet" to "animal" in my application and lease agreements.Also, I kept hearing ESAs are not pets, so they don't have to obey rules and guidelines established for pets. 

You need to establish boundaries or this will happen again and again.Tenants like this make you stronger.

You will want to work with a professional provider to help you implement the 401k plan trust, establish an appropriate trust-held bank account and then rollover your wife's prior 401(k) funds. 

I had been using VRBO in the past, but new company is very established in the area for 20+ years, so they may ditch VRBO all together.

The key is to respond immediately and not allow the mice to establish a population.

Once you cross that line and establish that relationship, they will think it's okay to pay rent late, to tell you what they want in the rental, and expect you to do what they ask.