Whomever will do her taxes when she does sell, (can be done prior, and should be asap) will have to submit a change of accounting method form .....I've had multiple clients that never took depreciation and when they sold, we had to fix it...doing your own taxes isn't as easy as some tax software companies make it seem 

Non traded public REIT? 

A 1031 exchange allows you to defer taxes by exchanging real property held for productive use in a trade or business or for investment for other real property of like kind, which is also to be held for similar purposes.

Now, it’s time to explore the various methods of investing.

All methods are achievable with the right knowledge and mindset.

Obviously the numbers and location would determine which is the best option for me but these would be my preferred methods. 

@Jerry Chilimidos Yes, you can use your SDIRA for hard money lending, with income going back into your SDIRA tax-deferred or tax-free (unless the activity rises to trade or business, then you might be exposed to UBTI).

Definitely do more research on the BRRRR method as that sounds like what you're trying to do.

Some have used this method to obtain 100% financing.

Trading off current cashflow for principal payoff in the future?