Of course I want to minimize as much of the inconveniences possible with such a situation but some is inevitable. 

I’d love to hear from experienced investors: do you think it’s possible to do BRRRR in a high-cost area, or would you recommend looking out of state?

Would it be possible to take over the property and then increase the rent?

Is it possible to transfer this 1031 to another property of mine?  

Your profit is the difference between your adjusted cost basis and your net sale.Adjusted cost basis is your cost of acquisition plus any capitalized improvements minus depreciation.It is very possible that you could sell a property you have refinanced and generate no cash at the sale but still have a big tax bill because you sell it for more than you purchased it for.

The much larger group 1 is the people who are naive and due to their lack of knowledge, experience, and possibly limited capacity, get “suckered” by the scammers.The smaller group 2 are those that understand but don’t care if they’re part of an unethical undertaking as long as they make money themselves.  

The minimum down payment for a property in this price range would be roughly $27K.That said, you also need to account for bank closing costs, inspection costs, appraisal, attorney fee, and title costs.Your scenario may require a seller's concession to account for these additional expenses.Investing with $50K is totally possible in this market but your journey may be met by challenges i.e.

Force yourself to be as concise as possible and to limit the size of the pitch deck, investors will appreciate this and will likely view you as more credible if you include all of the key data i.e.

Do what it takes to remove her as soon as possible.

How would you recommend finding a brokerage with similar interests/goals that could possibly be a sponsor.