In a reverse exchange the QI takes title to the new property before you do in a special entity called the Exchange Accommodating Title Holder. 

To try and preemptively answer some questions from the community, I haven't been given any record of capital expenditures/special assessments and the Useful Life study I have is from 2006, but I've asked for a more recent one.Thank you so much for any advice, experience, etc. that you can offer.

Refer to RE agent who specializes in short sales & move on quickly to qualified prospects

I would suggest finding an insurance broker who is licensee in all 50 states and specializes in working with investors.Happy to be a resource for you to make any needed connections. 

Unless you are on the board, you won't have much control over unreasonable special assessments, HOA due increases, new laws about no rentals, and restrictions on what you can and can't do to your property, how many people can live there, etc. 

I would prefer someone who specializes in REI law but also personally invests in real estate if possible! 

I'm a rental property investor, BRRRR practitioner, and a real estate agent specializing in investors, especially those getting started. 

The only difference I'm noticing is that a lot of the larger complexes are offering move-in specials like one month free or first month at a reduced cost of 25%-33% of the normal rate.

And then there is all the ancillary requirements, for example, maintenance vendors and making that a good, reliable, value based relation and covering all and any bases for clients on that, which we have leveraged our volume and have contracted providers across the board who give special group discounts unto all our LandLords. 

I would prioritize finding an accountant who specializes in real estate taxation over one that is local.There are 20+ accountants on this message board who specialize in real estate taxation.