Keep the details extremely quiet, get it into contract asap, get a broker involved especially with out a contract, and your damn sure to loose the deal.

Since the 1031 is the purchaser of the property I always think it is good to disclose that up front most intermediaries have language they want you to put in the contract about the seller cooperating with the exchange at no additional cost to them.You could do an amendment later, but what if for some reason they refuse to sign or can't sign.I'd say avoid the surprises and unknowns with this and just get it done up front.I suppose you might loose some of your negotiating power as they know you have a time crunch to spend your money, but that could be the case anyway when you pop the amendment on the seller too, if not disclosed up front.

From my experience people play fast and loose unless you are in an area where neighbors will call L&I on you. 

My lender heard from the appraiser that there was moisture in the basement of a couple places I am trying to refi, and all hell broke loose.

You can describe that you’re loosing money on the investment and it simply doesn’t make sense, if the tenant really loves the places and wants to stay, they may voluntarily sign a new lease.

Another way I see is buy a small STR property to offset this and wait and see but I will be loosing TAX advantage.

Agents for years have called me with a "deal" and loosely just say something like:     "Check this place out for $800k... just needs a little work and an addition and it'll be worth $1m when you're done with it!"

I pity the near neighbors having to put up with ear splitting “music”, all kinds of guys in and out, probably a couple pit bulls running loose, etc.

@Mary Joe    Once you give them the keys you loose all leverage.   

Simply put, people don't take vacations when they lose their job or fear loosing their jobs.