To echo some of this, the long-term strategy of deferred gains has been, put very simply, defer, defer, defer, die, inherit, stepped up basis, no taxes.Of course, no one knows whether 1031’s or stepped up basis will survive this national debt crisis.

Just state your situation on the phone.Also you might have better luck at bigger apartment complexes.This might help: https://www.apartments.com/phoenix-az/If you get jumping on this, you might be able to line something up within 24 hours.Just keep calling until you find someplace where their acceptance criteria meets your economic situation and credit/rental history.Good Luck

@Forrest Faulconer thank you for your input, I see buyers with confidence and a economy recuperating from one the worst economic periods in recent years.

We were able to close this deal in 30-days despite this being a conventional loan in the middle of the COVID crisis/demand.

I blaze through many episodes per week on 2X to 3X speed on topics such as economics, taxation, law, capital raising, etc.  

I have some multifamily in lower-end areas where better-qualified applicants don't want to live, so my pool of applicants does tend to struggle sometimes to meet criteria.Things I would consider are the economic health of your market (is she likely to stay employed, can she get a better job as needed to cover rent), how far off is she from meeting the 3x, and how long has she been at her current job.

It is currently appreciating at high rates as there is a 25 million dollar economic development and revitalization plan going on termed the FUSE District which is continuing to raise ARV's/rents.

Economic Update(Monday, April 5, 2021)Given the news from the labor, real estate, and manufacturing sectors, it's no surprise that “Consumer Confidence” in the U.S. has increased to the highest level since the beginning of the pandemic.

If there is any economic turmoil which affects the National Economy, then yea, of course there will be a "crash", but I would venture to guess that we will still be better off than the vast majority of places in the country. 

Idaho has been one of the leading states for economic recovery and has had unbelievable appreciation the last few years.