It is all based on numbers: average tax increases, average insurance increases. 

All will have about 20% net caps based on cash purchase.

I'm by no means an expert on 1031 exchanges but you can find experts on BiggerPockets if you end up needing them.There are a few other things that come to mind, I'll put them in order of most to least applicable based on the situation you've laid out.Offset any capital gains with capital losses - Maybe she owns some stock to use an easy example, and it hasn't done well. 

You seem to be focused on cash flow based on the emphasis placed on the 10 Cap in your pos but you also describe the neighborhood as "shady" which I interpret to be a lower barrier/ at best "C" neighborhood.

So far I have check TransUnion smartmove which only does based on self reported income, but I am looking for verification from the employer itself.. 

Based on my research, it seems this company is owned by Larry Anderson.

Very involved in the REI community here, sponsors part of the REI Central meetup each month, works with a large portion of the investor base here.

And based on my business, and from what I am seeing with market activity, it is still very much a sellers market for those type of properties so many investors don't seem concerned about these proposed regulations.  

However, typically, property taxes are based on the assessed value of the property and the applicable tax rate.In your example, it seems you're referring to the timing of payments rather than the calculation of the tax itself.

i would imagine you could get away with a little less in your area based on facts rents are higher.