At the same time, refinancing on a 30 yr will bring my mortgage/ins/tax payment down to roughly $800. 

I'd definitely like to get my investment out (the down payment and the rehab cost) but do I have to factor in a big tax payment for that similar to what a seller of a property would experience?

Any amounts over those would be taxed at the capital gains rate for the taxpayer.  

The properties would lose their ability to immediately 1031 since there is a new tax payer and you would need to put that entity together with the intent to hold the properties for productive use only selling them after a period of time to use them and evaluate your situation.An option with a lot of question marks and warning signs but an option none the less.

She always didn't make her tax payment last year which was 2,700 and this year she back up on one payment of $800 She contacted meAsking for 8k for the house and to take control of othe remaining 48 payments which I thought was fair ..

And, it says for this address, the owner's name/taxpayer is a person's name - trustee.Is this a potential probate lead? 

Here is the best basic explanation and why I highly recommend a corp to be used for a non resident alien(NRA) to hold their investments.https://www.irs.gov/individuals/international-taxpayers/the-taxation-of-capital-gains-of-nonresident-alien-students-scholars-and-employees-of-foreign-governments

Continuation: I requested the seller to send me standard contract and include several points I worry about - tax payment, HOA Approval, etc.Today the buyer and his lawyer came back and talking about quitclaim deed instead of regular sell/buy.

The property has no delinquent property tax payments and the mailing address that the local assessor's office has on file is for Nationstar Mortgage.

Locations may vary, but usually Section 8 offices are very pleased to bring on new landlords.Here's their website:  http://www.slha.org/The good:  Guaranteed rent as it's tax-payer subsidized.The bad:  You're renting to tenants who sometimes feel entitled to free stuff.In general, we see far more complaints from landlords coming from those renting to Section 8 than to those not.