Which 1031 service did you use?

All need consideration. 1031 exchange:you can sell your current place and move proceeds to escrow for 1031 exchange to buy a different property of equal or greater value.

- GrantIf it is investment property that hasn't closed yet, you can get a 1031 intermediary to set up a 1031 exchange.

Since it’s a security, which normally requires registration with the Security Exchange Commission (SEC), most syndicators try to avoid going through the registration process, which is long and expensive.The SEC allows syndicators to “skip” registering their securities if they offer them to accredited investors and use either a Regulation D either 506(b) or 506(c).

To be fair, most of my OOS purchases, have been new-builds, with 1031 funds, where I wasn't as concerned with "getting a deal," since my goal was to defer taxes and put those funds in an area with more potential.I have only done a few purchases that needed work initially, and I haven't done any flips OOS.

Maintain CommunicationMaintaining communication is like keeping the conversation going between you and someone else.In the world of real estate, it means that sellers and buyers need to keep talking to each other and exchanging information.This communication is super important during the process of buying or selling a house.Imagine you're selling your old video game console to someone.You both need to talk about things like the price, the condition of the console, and when and where you'll meet to make the exchange.If you stop talking and don't respond to messages or calls, it can make the deal fall apart.In real estate, it's the same idea but on a bigger scale.Sellers and buyers need to talk about the price of the house, any repairs that need to be done, and when the sale will happen.If communication breaks down, it can cause problems and make the deal more challenging.

Because of 1031 exchange rules, I have to make the purchase of the property under my own name, but would like to put it in a LLC to protect me in the future.  

In the third round of counter-offers the Seller dropped two closing extension options for 1031 exchange on us.

If I could 1031 exchange both of those to something in Bay Area but $400,000 (combined values of Indy SFH#1 and #2) won't buy me anything except maybe a condo, maybe a SFH in Sacramento.

I recommend that you hire some off-duty Rambo, explain the situation and offer free room and board in exchange for handling this issue till you get it straightened out.