All we care about is are we getting the property at a deep enough discount that we can make money.  

As far as trickle down from their portfolios, don't hold your breath. 

This is why the DST, TIC or a stand alone NNN property of your own make sense combined with the 1031.And while you're absolutely right to look deep at the actual costs and fees both entering and exiting a DST or a TIC project you can find cost effective quality returns that will rival or beat the stock market average - especially if you factor in tax savings and ongoing depreciation.The age old question on pay the tax now or pay the tax later can best be put into perspective running numbers. 

I’m taking all of your advice into deep consideration as I try to figure out what direction to go in.

It could take up to 10 years or more to grow to the point of having significant enough income to replace a paycheck.If you want to flip you could be facing some very lean times without a job to support you or you would need deep pockets.High paying consistent long term employment is the easiest way to successfully invest.

@Dave Foster is a wealth of knowledge... lives and breathes this.

Have you explored an Option to Purchase to give the owner some breathing room to find a replacement property?

There's a fear that if you jump into the deep end there's the possibility of drowning.

Deep down, the real answer is that she doesn't want to dip into her funds now if she doesn't have to; rather give up some of the profit than going out-of-pocket.The money is to be deposited to an escrow account, held by a title company that has been in business for a long time, so that offers some assurance.

You are always walking through sawdust and breathing in drywall while stepping on nails and tacks.