In the middle of the research phase now, talking with 1031 intermediaries and lenders - but I always love picking the BP forums for ya'lls advice as well! 

Can anyone recommend a professional, qualified intermediary company with reasonable fees?

,If you test it on excel, you'll see that IRR = CAGR (compounded Annual growth rate) if there is no intermediary cash flow.

The 1031 is a specific process that has to be managed by a qualified intermediary. 

If you convey title to just yourself as part of the refinance then he will have to pay the capital gain taxes on his sold property at that point because there is no replacement property for those funds and thus the tax deferment has ended.There are strict time limits and qualified intermediary (QI) requirements with a 1031 exchange.

make sure you select a really good QI (qualified intermediary) and talk to a good real estate CPA.

So no need for a qualified intermediary for the 1031. 

It it's basic form - the rule is that you must hold all funds from your sale (at closing so you never touch the money) by a qualified intermediary.

And an interesting conundrum to ponder.My first word of advice is to consult a 1031 qualified intermediary -- and perhaps one will chime in on this thread.

@Ward Sorrick I would consider selling your property you mention, ensure that you keep your funds in a QI (qualified intermediary) and then you have 45 days to identify 3 properties.