@Jerry Chen In order for a 1031 to be valid AND completely tax-free, you must exchange into a property(ies) with AT LEAST the same value as your net sales value andAT LEAST as much equity.

Current tax basis is approximately 25%-35% of FMV and the sale would trigger a sizable capital gain. 

We have high property taxes, sales taxes, and state income tax.

Look up the due on sale clause your mortgage will almost certainly have it.

DFW: 7.7% Of Home Sales Were Flips In First Quarter 2018DALLAS (Dallas Morning News) – Dallas-Fort Worth ranked ninth among the cities with the most home purchases and quick resales in first quarter 2018, according to Attom Data Solutions.

But if you wait for the court's public auction sale, you'll need 100% of the cash or you can use OPC (other people's cash) ahead of time.

so speaking back to the woman she just told me she has been through probate an has the house in her name but she has to draw up a deed they told her to print it out online an get it notarized an then i have to find out how can she then sale it to me. 

Yes, only thing you need to come up with is a property for sale with tenants in place, or a property that need extremely little rehab and signed leases.

I can buy the house if they are in a situation where a below market cash sale makes sense, or if they just want it listed for market value I can do that as well.

There is a double wide house for sale for $69,000 that is in EXCELLENT shape.