There are lenders which look at your deposits instead of your T1's, or lenders which have products which are DCR based.

That 1% is typically for one side of the transaction while there is still a 3% commission you have to pay the other side.

But you're total gain including depreciation recapture was $60K so you would end up having to pay the tax on all $60K - no benefit to the 1031.The other question you're hinting at is what if you bought a tract of agricultural or hunting/fishing land that you intended to use for productive use (wilderness activities, rental, agricultural, livestock etc etc). 

I don't like them now for short term I usually have 5 to 10 million out at anyone time.. so I get that.. but its all paid off  as inventory sells.. much like being a car dealer ... you only take on debt long enough to move the product.

Note that you may need a different attorney for the remainder of the transaction, since they have different specialties. 

You just have to know the numbers and who is willing to do what within the transaction.

Then they will pass on their discounts on products and you can be sure that things are getting done correctly. 

We need a California Broker of Record for the transaction and would pay a referral fee.

Any recommendations for specialty hardwood resellers or folks carrying discountinued hardwood products at a bargain? 

@Padric Lynch  Yes, ideally have the title company handles it all in one transaction.