Your financial position is strong, and leveraging financing for your next rental while maintaining a conservative debt-to-income ratio is a smart approach—consider consulting a lender to explore options that align with your goals and keep your investments sustainable.

If I had a bunch of houses and hired a plumber to fix a leak in the first house and he “fixed it” then six months his method fails.

If you’re open to exploring nearby markets, like northwest Georgia or north-central Alabama, you may have an easier time finding properties within your buy box.

Since you aren't looking at the BRRR method, I am assuming you want something that is turnkey.

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 

Now that was a side of real estate that I hadn’t explored.

Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

And while a 1031 exchange isn’t an option, some people explore alternatives like installment sales to spread out taxes or even tweaking the investment structure so your returns are treated as interest instead of equity.There are definitely some creative strategies out there. 

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

As you can imagine, the area was rough, and the property was sold to me "as is" with plenty of troubles to explore once the rehab began.