She would get the primary residence exclusion of the first $250K of profit tax free if she has lived in it for 2 out of the 5 years immediately prior to sale.If it's a rental now then you can do a 1031 but she will not be able to move into one of the properties for a year or two since the 1031 is for the sale and purchase of investment property only. 

If you have a home office (used exclusively for business / rental), you can take deduction for your trips to and from your properties. 

I've seen more and more apartments being built even around Henderson which was almost exclusively SFH.  

Options include driving for dollars, absentee, probate, using listsource if you are not in a competitive market, buying lists that are exclusive for your market type (we partnered with a guy that does this) 3) Start a sustained direct mail campaign.

We are exclusively engaged in SFR markets with most of our volume funneling through from our parent builder.

At the sale of the old property you will start a 1031 exchange but will take boot equal to the amount of your primary residence exclusion. 

If you are interested please connect with me with an explanation of the nature of your business, the cities you are active in, and whether you work exclusively with investors.

Just inform the agent that you work with multiple agents to find deals for you, and that if this agent proves themselves to you, then you can choose to work with them exclusively.  

Regarding your second question, if we are looking exclusively at the effect on your credit scores, then the commercial loan will apply to the credit score of your business. 

EXCLUSION OF GAIN FROM SALE OF A PRINCIPAL RESIDENCE.