He'll make the rent, so I wont be able to evict him for non-payment, but at least I dont have to deal with inspections etc....

@Ouman You If the property was her primary residence, yes, it will not qualify for 1031 exchange treatment.

They can have connections to multiple banks, local and non-local, so they might be able to find one that fits your needs.

If you've occupied your current primary residence for 2/5 last years the gain on the sale of that property will be non-taxable. 

If using a lender this is a non issue.

The FIRPTA Certification requires that if a selling party is a non-resident for purposes of U.S. income taxation, a portion of the sale is withheld.  

I moved out and and rented it to a non traditional renter, who put down a huge deposit.

There is nothing worse than having to tear something out because of non-conformity.

Hard when you work full time, mainly because my passion for REI is overpowering my non-passion at my day job.

Her edge for me to consider her over others is that she can offer higher and stable rent, but I need to verify if her higher rent is including utilities ASAPYou are not allowed to charge Section 8 higher rent than comparable non-Section 8 property.