I would call Evolve and clearly convey your intent with transparency.

If this is someone you have worked with before or someone you trust and have confidence in then you should form a legal partnership including a partnership agreement that clearly conveys what each of you is responsible for and how you will each be held accountable and the penalties in the event that one party is not doing whats expected of them.

So she’s researching extensions to 1031 exchange due to covid, self-directed IRA setup, conveying the property into an existing regular 401k before the sale.

You will want to do this so you can refinance or sell as it will keep coming up and you want to do this all now while it is fresh in everyone's minds etc.That's just a general overview.If the wife was in title with the husband and you're correct she received the full fee when her husband died, if she signed the deed only as Executrix of the husbands estate I think it's arguable she didn't convey her individual interest and therefor the OP didn't receive anything. 

Develop an elevator pitch that conveys to brokers you have the plan in place to close the deal. 

If you create a second (or third, or whatever) mortgage on the property, you must be paid off at closing in order for the seller to convey free and clear title to the buyer.

Curtis, furnishings and decor almost always convey with any property that you buy in the Smokies.  

If I start conveying that I intend for the property to be an investment property that I am going to live in for awhile, would then they require me to put more money down? 

So what can you do to flourish in the grey-zone of moratorium, you CAN convey to tenant that your current lease contract ends on ____ date and that you personally would prefer to adhere to that, that you would PREFER to not make a lease renewal, that you would PREFER to not extend the lease with them, and than ASK "so what plans did you have Mr/Mrs Tenant?". 

But you're wanting to swap for the construction on a lot you already own and may or may not convey to him.