1031 exchange on a cash purchase
I purchased a rental property in phoenix in 2010 (good old days) for 130k cash and had it rented for the past 5 years and now my tenant wants to buy the property for 230k. Can I do a 1031 exchange for two 125k properties in another state (phoenix is just too hot and hard to make the numbers work anymore)? Does the purchase have to be from the same seller? Do I have to purchase for more than 230k or can I purchase for 200k and pay taxes on the 30K difference? Any recommendations on 1031 exchange mediators? Any suggestions on what to do with the profit when my market is now a seller market?
Thank you and I hope everyone has a healthy and prosperous 2016!!