I'm a little concerned you have put the cart before the horse, so let me ask a few questions.Do you have a financing contingency on your Purchase & Sale Agreement? 

One question I have is does a seller financed sale typically require any kind of a down payment? 

Then when I purchase them from the tax sale (because the company never pays the taxes) I have the owner calling me all upset because I sent them a $10k redemption bill & damn near have a come apart on the phone once I send them pictures of their cashflowing investment property that was trash.It just feels like some kind of fraud is happening......Not that I care.

On the retail level we have seen a huge influx of buyers moving to Atlanta and nearly every owner-occupied sale is calling for highest and best offers.

I saw water rights (no land) for sale on 40 acres near Greeley being sold for $1.6 million earlier this week.Folks don't agree with me, but Denver Metro is tough to make money on at the moment - it's like squeezing blood from a turnip.I bought a house about two years ago in Fort Morgan - bank foreclosure for $22,500. 

While the 2017 housing market was marked by renewed optimism fueled by stock market strength, higher wages and a competitive environment for home sales, 2018 delivered a more seasoned prudence toward residential real estate.

That could trigger the IRS to not count the sale as a true 1031 exchange.

If you have a mortgage on it, you can still do the quit claim but just know that you are opening your self up for your lender to exercise due on sale clause even though it is technically not a sale.

I get it, I've used it on Short Sales where if they come back 9 months later with approval and I've bought a house, then I use inspection to get out of it.

There is a property for sale at 165k right down the street that's in decent condition but pre-rehab.We've pulled comps and have an ARV of $225,519I appreciate any insight given!