Where I see the most success in a 1031 is where a seller holds a VERY liquid asset where he/she can control the timing of the sale.  

.- the realtor (who represents both buyer and seller here), listed the home at over 15% above the actual square footage.  

You don't want to strain any relationships with the seller or else you could develop a bad reputation. 

I warn the seller they are risking their credit with my ability and integrity.

I'd love to develop a clean, open, legal, and comfortable win-win situation for these sellers. 

Sellers—agreed to make NO repairs after inspection, but agreed to pay $1,000 at closing to buyers for repairs to be made (on a $119,000 house that had just been fully renovated). 

What should I do or say to seller?

Have a website about buying houses that has a lot of different blog posts over time using keywords that sellers use. 

The sellers’ realtor told me he could not disclose that information, so if anyone could help me or give me some tips it would greatly appreciated. 

These were properties the sellers didn't necessarily want to actually have to finance, but since the houses lacked the maintenance and lacked the appeal to go into the MLS, they were told by the agents to take care of it so it could be listed.