I believe most agents/brokers will want you to sort out your financing first, but I think lenders will want you to identify the property first - seems like a chicken/egg situation.

While we aren't doing anything wrong I have called them and visited with them multiple times to try and be nice and I even gave them my cell phone number (not the best idea in hindsight).

Too easy.  24 SFHs, one LLC, one checking account, one spreadsheet, one cell phone, one old beat up pickup truck named Ghost, and 30 trusted contractors / professionals on speed dial. 

It's the chicken and the egg problem you are dealing with. 

We learned very quickly that we needed to grow a network of contractors and not put all of our eggs in one basket.

Also suggest she moves to an online payment like zelle or paypal where you can request money by a due date to gently remind her and then send ongoing late fee requests to for the late fee as it builds so you don't have to feel you are walking on egg shells.

You know what they say—don’t put all your eggs in one basket.

Don't put all your eggs/cash in one basket/home!

It has water and power as well as a cell tower on it and a small building.

It's a chicken and egg thing.In order to do a 1031 you must have your qualified intermediary in place prior to the closing of the sale as everyone said.