But then again there is Enterprise Solution for big time investors.  

It would appear from your post that 100% of the property that you are selling is your primary residence, so if this is the case, the sale will not qualify for 1031 Exchange treatment since it was not held for rental, investment or use in a business.I second the comments above, if you can wait for an additional six (6) months and pass the 2 year mark, then you get $250,000 in tax free gain (as a single person).

I just spent the weekend with Bill Tan (from SDCIA) at his 'Solution-based Financing Techniques' class in Orange County.

You need one year for Long term capital gain treatment 

. :)I will find a solution that works... and it may be a solution different than what works for you & the other less-than-helpful VR owners who read threads quietly in the background, and keep the know-how for themselves.

I simply stated that if you don't want a hang up on a cold call, then don't start your call with questions, start your call with solutions.

Still open to more creative solutions, will follow-up if I have other questions.

If you need to any help late in the process naming some backup properties for the exchange, a DST could be a good solution.

Carley Corbin If there are a bunch of $50K investment condos, your solution is simple, go direct to all of the listing agents.

I prefer no comments unless you have a possible solution.