Just be careful not to rush into a bad property because you have to meet the deadline.  

You don't want to help clients stay tight with the 1031 regs. 

We obtained tap fee estimates for $45k for water and $45k for sewer)Inspection Period Deadline: Oct 8Closing Deadline: Oct 15Assignment Fee: $50,000Earnest Deposit: $11,000MSA: Fayetteville MSA (376k population; $111k median home price; 13% vacant housing; $1,100 3-bed apartment rents)Located less than 10 miles from two Walmart Supercenters, a Walmart Distribution Center, and is near McDonald’s (0.1 miles), Food Lion Grocery Store (0.1 miles), Gray’s Creek High School (4.9 miles), and Cape Fear Valley Medical Center (11.0 miles).

I spoke with them about the inconsistencies in when they pay rent and they said with their tight budget it’s easy to get behind and have it snowball.

I extended it to end of Aug but of course when the deadline came, they stopped communicating and has since moved from their interim address onto their next rental, which happens to be on the Airforce Base close to us. 

Also, use tight comps, don't fudge them or be deceptive.  

Whenever you receive that little white card of death from the assessors office it is time to file your appeal, Appeals have a filing deadline.

If you can’t, be sure to know what your deadlines are and walk (if you need to) before your EMD goes at risk.  

A pretty good article from the Dallas Morning News on the DFW housing market: Texas home sales are slowing as prices rise, inventory remains tight

If she choose to reinvest the money in RE, she would not have the time deadlines imposed by a 1031 exchange.Good luck.