You need someone who specializes in IRS representation and holds one of the two designations: EA (Enrolled Agent) or CPA.

The $200k makes no sense and I highly doubt that buyer closes on it. 

usually the problem is when a seller wants to do a 1031 but the buyer wants seller financing.

We get calls all the time from people that claim to be investors wanting to buy one of our properties (including some we sold more than a year ago - shows how accurate some of the pay lists actually are) and when pressed, it is clear they are fishing for deals to wholesale without having buyers lined up. 

In Philadelphia I would check with the seller or agent if they have a lease, if they do a standard eviction can take anywhere from 3-6 months to go through the great court system we have.

Even if you don't have an agent, you can go to Open Houses when they have them on more investor properties and get your feet wet off the computer and in the real world.

@Nick Cascio   thanks   1) if your friend is a strong  buyer -  going in jointly might be an option ...if you  are able to do this - meet with a real  estate attorney and get  everything  hammered out in wirting with the partnership  ( eg... 

I would work with an investor-friendly agent who focuses on cold-outreach methods like cold-calling, cold-texting, etc to bring you off-market deals.

He didn't want it and I had a verbal from the listing agent saying seller would accept my offer.

@Stephanie Cortez You find the best deals by either going direct to seller or having a strong relationship with wholesalers/agents.