I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

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I've purchased a couple of my investment properties directly from property management clients who decided to sell. 

@David PopeYou probably inherited a 5.6% interest in a partnership which owns the property, as opposed to having a direct 5.6% ownership of the property.

So @Mike S. is providing the perfect solution for you. 

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

However, on my back burner is a direct booking site and I'm leaning toward OwnerRez (once I get through Ski Season).

I have came across the 203k loan where the numbers might work better if I find a good deal but there is alot that comes with the 203k loan and I want to make sure I am heading in the right direction.

I use Rentec Direct which does a great job of tracking multiple owners/properties/tenants with the pooled bank accounts.

PHX is growing so rapidly, so knowing which direction that you'd like to focus on will definitely be key.