@Dave Foster I'm trying to complete a 1031 exchange similar to what @Jennifer Bendewish described above (sale of one investment property to procure two), but I am getting mixed messages on the delayed financing / cash out on the first property to help fund a down payment for the 2nd. 

I own two properties, which I procured via the MLS. 

I asked if she could procure the dismissal paperwork, provide a payoff for the bank, and HELOC so I could accurately assess the situation.

If you do not have an exclusive buyer-broker agreement, then find another agent, but get it in writing first that she will not write your offer as she may come back insisting on her commission as procuring cause of sale if she showed you the property first. 

Also, same with the east side of the bay.Again, I would be there for two years before moving back to the East Coast (most likely the DC area) upon completion of the program.INVESTMENT PROPERTY AT CURRENT LOCATIONI would like to procure a property in the next few months (duplex/triplex/quadplex) to rent out to start with passive income.

If things work out reasonably well I hope to procure additional properties in the same market, though, so ideally once I build a team up I won't have to worry so much.If you haven't already, maybe pick up "Long-Distance Real Estate Investing: How to Buy, Rehab, and Manage Out-of-State Rental Properties" - I believe it's available from the BP store and elsewhere.

They might claim the buyer broker/agent is parachuting in on the deal when they have procuring cause for the full fee. 

If it sells after June you will not owe the realtor but if the realtor can prove that he/she was the procuring cause for the transaction then that is different too.

Yes, sign a Buyer/Agent agreement so the agent knows you are serious about working with them and not just using them to see homes (procuring cause) then going to another agent to make an offer.

What is the best way to go about procuring, contacting, and determining whether or not to try and form a partnership with the various service providers?