I agree with @Ashish Acharya if you're interested in reinvesting the proceeds into another investment property and your goal is to minimize your tax liability a 1031 would work out well for you.

They had to refinance it to basically kind of save the house now that everything is kind of on track she wants to renovate the property.

Our exchange didn't work out and they returned the proceeds via wire as soon as our 180 days were up.

@KT Fissore I would work out a deal with you in TX and do it for 5%

Others recommend tools like Stessa or Buildium to track actual costs and project future expenses. 

An experienced private money lender will want to see a track record.

The interface is user-friendly, and the reporting tools are especially helpful for tracking property performance.One downside is that it can be a bit pricey for smaller portfolios, but the features have been worth it for me.

I'd have to see your overall layouts but I think you are on the right track. we build 3 story stacked triplexes and it's very efficient so don't be afraid to go up either. anytime you build more than 1 structure costs are much higher but if its just to offset mortgage and you want to be separate then I understand. 

Can someone help me to get in track on this?

Do you have any other track history?