This past year they have started paying rent late to the point where the total accumulated time is about 3 months of back rent due.

But if this is a one-off, it's probably better to pay a local co-host who already has the local connections.Talk to @J.

You will love the power it gives you to use the deferred tax for your benefit rather than having to pay it to the government.You should be able to get a good exchange performed for less than $1000. 

Here's what I'd do: Create a Word Document or Google Document Titled "DRAFT: Life Vision" do not use a template, do not pay some guru for this.

My initial plan had been to do something like Rent-to-Retirement or REI Nation- assuming that I'd be leaving money on the table to pay for their expertise, but hoping that I would learn through the process and develop the confidence to strike out on my own later. 

You may be required to make estimated tax payments when the property sells.It depends on what your 2024 total taxes due were and 2025 estimated total taxes / withholding / estimated payments are.If you pay in atleast 90% of the current year tax or 100% / 110%(Depending on 2024 income), you are normally considered good.You may want to consult with an accountant for more clarification.

This is a family property for which I will be paying 3/4 of the most recent assessment value.

Hire a college students/or architect from other countries who can do 3d rendering at a very affordable rate (I pay $200 for 4 first time super realistic 3D renderings of the exterior, repeats are even cheaper) and do a number of elevation studies before you down select your exterior paint and finishes.  

Policy Loan Costs & PerformanceYou’ll still pay interest when borrowing against your policy.

So for example; if you pay $500k for a rental and $400k is building value.