@Rachel Campagnolo, In order to qualify for 1031 treatment the taxpayer for the old property has to be the same as the tax payer for the new property. 

Therefore, treatment will mirror your own personal residence (i.e. most expenses will be personal in nature and non-deductible).Any rent she does pay you is taxable in full with no deductions to offset.Then you contend with the gift tax issues.Generally not a good idea to rent to family, but if you do, make sure the rents are fair market. 

But in order to qualify for 1031 treatment you must not have accepted the burdens and benefits of ownership of the real estate. 

The processing team can have a very different work ethic and culture than the person selling you the loan.

There's nobody to stop you but ethically I wouldn't do it. 

Ensure your values are aligned with theirs and that you're comfortable with their integrity, ethics, competency, and transparency.

I am confident that I have a good system in place, I understand the processes, have the work ethic and skill set.

So that opens up more options than you thought.However, property that qualifies for 1031 treatment is property you purchased with the intent of holding for productive use. 

As long as you're doing your best job and following proper ethics in your respective field, you should be fine and also have to realize that you can't control the actions people take and the way others run their show.

From an ethical standpoint, cold calling and mass texting have issues even when they seem like they are "working."