I was living abroad buying/selling real estate mostly land, and some land with structures.

We then will either sell or keep it as a STR depending on what makes more sense for us. 

You can get eaten alive in the Baltimore market by people selling you Class D properties "dressed up" as Class B.

Selling and buying something else you want keep and doing a cost seg in would help with the tax burden probably better in this situation.

At the time, PPR was selling courses for investing in distressed 2nd mortgages.

Should I file suit to make them sell the property?

And you don’t have to pay it back when you sell, you do an exchange.

If the business sells (it’s currently listed), the rent payments would stop, but I’d still own the property as an asset.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

Additionally, I would suggest you run some financial calculations such as cash on cash return as well as any appreciation from the asset if/when you sell.