Yes, this is a very unique exit strategy for real estate that enables you to take the capital gains tax free, but not the depreciation.FYI:  the sec121 exclusion is for living in the property 2 out of 5 years...I assume you'll be able to cover the cash flow of paying for college first, then selling the property after college as I understand your plan.Good luck.

These rules, which include a requirement that sellers set aside a portion of the purchase price for buyer-agent commissions, prohibitions on modifying the commission, and permission to filter listings by commission, all enable NAR, its co-defendants, and its members to maintain buyer-agent commissions at supra-competitive levels unrelated to brokers’ experience or the services provided, steer home buyers away from lower commission homes, and drive out discounters—among other harms."

The rate will be high because of the looser requirements, but it will enable you to buy an STR with 25% down, no questions asked. 

Seasoned investors will tell you to buy but also have 500 rental properties and access to a plethora of resources that enable them to purchase at steep discounts.

@Robert Rainey what I mean about branding yourself is to use envelopes, letterhead and mail stuffers that will get you to stand out from your competition and to enable your prospect to identify that it's your company when you send subsequent mailers.  

Are you aware of a solution that would enable this feature?

Turnkey enables you to partner with team that has systems and processes established so you don't have to worry about creating a team yourself.

Since "she does have 4 adult kids though who lived with her." you are simply enabling all 5 of them that they can scam people and get away with it if you don't send them to collections.3.

The money I save should enable me to buy any car.  

INNAGO is a free tool that enables you to screen applicants, set up monthly payments, and manage everything in between.It's advisable to adhere to your lease terms and maintain a record of any notices exchanged between you and your tenant.Wishing you the best of luck.