The 1031 exchange is only for investment property to investment property.In your mom's case, she probably qualifies for the primary residence exemption and the first $250K of profit in her sale would be tax free. 

That is one of the reasons I made the post in here. 

She's not on title, she may be able to close in her name alone BUT no your income would not be included for a "first time buyer" as you own.

If it's a single family home in San Francisco, with someone who has been living there for 15+ years (single women, likely in her 60s who happens to be a realtor and knows a lot about real estate law, etc.), would you take the risk to buy it with under market price (knowing that the existing tenant can live there for another 20+ years?)

Make them work for things and don't knock down obstacles they face, just help them learn how to attack them.I plan to leave everything to my kids (18 & 20 y/o) and they know it; we talk about the importance of properly managing what you have so the people behind you have better chances and better opportunities. 

Financial risk is inherent in any investment, and determining your risk tolerance is crucial.

There are so many untruths and myths in here that I don't even know where to start.

@Kirpal Toor - Just wanted to chime in here really quick, I think Greg nailed it above that there are many different types of service models in the industry.

And told her she must keep her bike either in her unit or somewhere else.She comes back telling me that she has been doing it for 20 years and she has a herniated disk so she can't carry the bike up the stairs.I expressed that she still has to move it and it inconveniences the whole complex. 

@Carol Venolia That sounds like a stessful situation.There has been a lot of great advice in here already, but I have another thing to add: Make sure you keep in touch with friends and family in these stressful times.