We can also include rehab financing, if there is any value add opportunities with this deal you have on the table. 

Get Familiar with Financing: Educate yourself about different financing options available for commercial properties, including conventional loans, hard money lenders, or seller financing.

Run a credit check, which will include her address history and the dates she lived at each one. 

Does the contract include a monetary damages provision?

Loss of Use / Loss of Rents: Normally, there is a 20% included limit.

I would look FAR AND WIDE for someone to do an investment property HELOC -OR- go to a bunch of banks and CUs (including who you bank with now) to find someone to provide an unsecured (or secured if you have other collateral) LOC to get rid of the high int debt.

Plan to buy at 4 duplex and a single family(which includes a lot) this year.

@Jonathan Bombaci recommend using that amount as a bargaining chip for lower rates.80% of evictions are wash, rinse, repeat. 

Once the 1031 is complete the LLC dissolves and again the property is distributed to the former members, including the properties just purchased in the 1031 exchange (which each member probably picked out for themselves).This method solved the feared "held for investment" issue. 

ADU is interesting.It has to be built in existing space (which I think includes garages) and only gets a kitchenette.