If a realtor is willing to work without exclusivity, I question why they place so low of value on their time - maybe they are new and have no customers.

@Dave Foster is who I’d use, they don’t need to be local.BTW, if it was originally your primary for at least 2 years and has been rented out less than 3 years you know you don’t need to 1031, right?

What other customer segments are there that you've experienced?

Is this a custom one off home from a local builder?

And thus needing to be reactive, and limiting the ability to customize an owner's Condo interior. 

The lot has value for someone looking to build their dream home on and live in it forever, someone who isn't looking at it as an investment but rather as a place to live, but it would be hard to pull off as a spec home in my opinion for a number of reasons.New home construction has come back stronger than ever here but mostly within two categories: entry level (300-400k range for the area you're talking about, higher in Denver) and million dollar plus custom builds.

Originally posted by @Dave Foster:@Brent Crosby, When doing a 1031 it's your skill at locating good investment opps that's the key. 

If I can help via forum I’d love to, just as I appreciate being able to talk a customer down off the ledge when I tell them everything is fine and call me back next summer if it gets any worse.

The property is unique, it was an older couple who had a contractor building them a custom home.  

The fact that more people have degrees and even advanced degrees is exactly why they it is more important.My fortune 200 company will not even consider an applicant without a college degree, even for a simple job like customer support in a call center.