You're really just rolling the dice on an audit/examination and hoping they don't look under the rug.Tax preparation and tax advice are not commodity services. 

I want to make sure I have all of my ducks in a row in the case of an IRS audit down the road. 

I only have one SFR investment property in KCMO but I’m looking to refi and both my realtor and property manager have recommended John Markman with Fairway Independent mortgage.

The bookstore has some great books and the podcast is full of valuable information.Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastSee here for the Guides: BP GuidesSee here for the FREE video series: The Financial Independence BlueprintSee here for the blog: The BiggerPockets BlogSearch MeetUp.com for local meetups.Good luck to you and Happy Investing! 

They're also a great fit for this kind of housing set-up because they're standalone structures, each placed six-feet apart, which allows some privacy and independence for residents.

It appears as though the IRS does not specify a hold period in order to use a 1031, but all indications are that you may be asking for an audit if you try to use it within a year and it may be disallowed.

All the output you see from respondents above (including this) is each independently true advice, but they're coming from different contexts. 

If I must provide the 3rd party valuator, how do I find a qualified, independent 3rd party to complete valuation?

If they can't insure it try contacting several Independent Agents in your state to see if they can cover it under a Homeowners or some combination of policies. 

However, it comes with other restrictions such as needing to use commercial lending and having to operate it as an independent entity, as it is a legal entity, to maintain and protect the LLC's corporate veil.As for the real estate market, I'm further west into NJ so can't help you much there.If you want to chat, feel free to direct message me.