If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

Then rent the bigger home out using a property manager, allowing her to possibly cash flow and maintain that asset and let it continue to grow in value.Encourage her to consult with a CPA or tax attorney to explore the best strategy tailored to her situation.

Consider starting small by house hacking a single-family home, renting out rooms, or adding an ADU if possible.

Naturally your property must sell before you can take title to the new one, but nothing prevents you from getting it under contract and make the process as smooth as possible.  

I am here to learn as much as possible so I am not wasting peoples time or more importantly their money!

It is possible to go broke by buying good deals.

Ask as many questions as possible, even if you think you’re being annoying, don’t leave any stone unturned.

Assumed nothing could possibly go wrong in the next 5 years what you want when you look at an investment property is to know the current rental amounts, specific expense items, and conditions of the building, grounds, and mechanical systems.  

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

It may not be possible if your LTV is over 80%