The 1031 process starts with the sale of your old property and a qualified intermediary must be in place prior to the sale to document and hold funds.  

We found a property management company but before signing the contract, noticed that they put "owner to pay $395 to secure lease renewal of current tenant""owner to pay 8% per month but subject to $100 a month minimum payment" of gross revenues DUE (not paid) prior to monthly disbursements""if premises are vacant at any time during this agreement, then owner shall pay manager $100 per month for management of premises including supervision of maintenance"It doesn't seem like these terms fit for managing our simple duplex rental. 

Is it possible to bid an offer sight unseen, out of state using a real estate agent in Georgia 1-2 weeks prior to travel there (flights booked first week of May 2018) and then pull out if concerning Building inspection or close the deal if attractive? 

@Brittany SimmsIt is always best to do your research before you go look at the property so you know exactly what you can offer and back that up with comparable properties and market data. 

Changing tax paying entity prior to a sale and commencement of a 1031 has consistently been challenged by the IRS. 

They are using ours bc they never had their own there prior to the city updating but they would have a waaay harder time to do it, either use a pump to go uphill or I think the city would have to move the main water line in the whole street to get them access unless we allow them a new easement.

@Brian Pulaski maybe a trip to home depot is in order to pick out the floor you want then walk over to the stains and compare colors.

@Amanda Gust - if you want to contact folks prior to the sale realize you are going to hit some walls. 

The increase is from $50/unit due to the "Clean water Atlanta" project, which mirrors the numbers you mentioned.They compare Atlanta to NY, and if my tenant's usage approached the average usage, I'll be paying almost as much as you.

Some highlights:The Pinellas County real estate market is continuing to see higher sale prices and units moving at a faster rate...compared to February 2017.The Median Sale Price for Single FamilyHomes was up by an impressive 10.0% from last year, at $244,250 for February 2018 versus $222,000 for February 2017.