Hello Ivan - I'm a Cleveland Investor as well as an Insurance Agent.

The key is that each tax payer purchase at least as much investment real estate as they sell.However you configure the sales (and each sale is a separate distinct exchange) does not matter as long as you take title to at least as much real estate as you sold in order to defer all tax.  

@Jeremy MichielsI would make sure they give you a clean title (either they run a title search or you do it if they don't) since it will be off-market and not regulated.Other than that, just be aware of the obvious stuff like don't trust their numbers.  

To sell without an agent, you'd of course have to  be around for showings, negotiate with the buyer (or buyer's agent), negotiate with the title company and arrange inspectors/appraisers.  

For example, I downloaded an invoice, changed the title to "Security Deposit Accounting"  and use that form to document charges to the SD. 

I'd also ask your tax person about pros/cons of going Sole Proprietorship now and transferring properties to LLC later vs. getting properties titled to LLC from the start.

You don't have to "work for a broker" but you do need a broker to hang your license with, train you (taking and passing the test does little to train you in the actual application of being a successful agent), and provide errors and omissions insurance.

Our transfer fees, title fees, etc. responsibilities will be the standard defaults. 

Are there insurance companies that offer this solely?

Total loan is limited to FHA loan limits for the county.Also includes mortgage insurance premium just like a regular FHA loan.203k takes longer to close that a regular FHA loan, which can impact the strength of your offer.