My guess, just like my guess for regular acceleration by changing ownership, is that they just don't really care or feel like spending the time.

Normally when people think 1031, it's the regular non simultaneous one thru a QI, which Chris was alluding to when he mention timing.Attorneys around here that regularly do real estate closings all tell me they don't understand it, so I still a QI on standby even if they don't hold any funds.

A presale is regular cash out sale - Not much creative but can provide a delay that you will need as an investor to conclude the transaction.If PMI (Private Mortgage Insurance) is involved a company may subsidize the sale even if the property has negative equity.

yep, real quick, you might wanna take out the email in your post body and put it in your signature.

Does anyone know of a regular REI meetings in Richmond Va or surrounding area?

Its a regular thing for us.

regular MLS

I have two of those kind and they kill it on a regular basis.Second, I am going to respectfully, but very firmly, lol, disagree with the advise you're received so far.

Does anyone know of any groups that meet regularly? 

The agent said nothing in the previous months even though I was in regular communication with them about other matters.