Does anyone have any ideas on how to minimize that tax liability and still continue with my original intent, or is my only option a 1031 (I'm aware of DST but don't see that as a great option).  

Your price range is very doable in the San Antonio market as prices in TX have continued to decrease substantially over the past quarter.

Lake Conroe will only continue to rise in population and value of homes in the area.

The question is: Do I let her rent longer, continuing to collect, then renovate before the next renters' cycle (around March/April or later)?

The time commitment the HH properties took from our company made them simply untenable to continue to manage. 

Days on Market (DOM) since Q3 of last year.Single-family residence values continue rising and are selling for nearly 9% more than last year - National average for home sale price increases is 4% since last year per one of BP's most recent podcasts.Multifamily properties in Queens have sold for a median price nearly 6% above last year, jumping from $1,058,000 in Q3 '24 to $1,120,000 in 2024.Lastly, despite inventory increases, the # of sold properties has declined when compared to last year.

Also hearing better than market results from those who are self managing as consumers continue to buck excessive fees by seeking to book direct.  

Most of our agents are doing quite well with the program and continue to purchase bundles of leads. 85% of the featured agents that have been with us since last year are still with us.

I stumbled upon BP, asked dumb questions, received a lot of great (free) advice and help, and I now own 5 investment properties (2 of which are mid term) along with a current live in flip, continued success in my career and index fund investing, and hit financial independence at 41.

The mother has continued to pay the property taxes and has kept them current.