@Jay Hinrichs mentioned above about setting yourself apart, and I think being destructively honest and putting yourself out there to help solve problems, even if you don't make a penny on it could be part of that.

I may be wrong, but agents are in the business of making a living as well and to be frank, A good agent is worth every penny of their commission.  

Due to the strict lending requirements of VA loans, the home is complete updated and has new Romex electrical and electrical panel, new copper plumbing for hot and cold water line, new black abs drain lines, new main drain line, new sewer line, new composition roof, an I-beam reinforced deck, and more.

A "landline" as you refer to it is basically two copper wires connected to a telephone network (the telecom term is a "POTS" line which translates to "plain old telephone system".  

I would figure another coat of interior paint in all the rooms.

Then, when she dies, whatever properties she's accumulated via these exchanges would pass to her heirs with a stepped-up tax basis equal to the current market value at the time of her death, which means the tax bill she'd been avoiding for years would just disappear and her heirs would have a tidy little inheritance - basically, if they wanted to, they could sell those inherited props for market value the day they inherit them and not pay a penny in taxes. 

.- Building characteristics: full masonry construction (1926), partial knob and tube, galvanized iron and copper supply piping, cast iron and PVC waste, drain, and vent piping,  pitched roof, tenants currently in first and second floor units, third floor contains a partially finished attic apartment in need of $10-15K worth of work before it can receive an occupancy permit from the city. 

In Wyoming if the property is owned as Tenants by the Entireties the creditors cannot touch one penny of the value of that property even if it had no mortgage on it at all. 

On the exterior we knew we needed a new roof.So what I had at this point was a 4/2 1492 sq ft built in 1996 in a sub division where I already own 3 other of these models so I could calculate in general numbers what the house would need being they were all built with similar layouts and finishes.Upon closing here is what the house needed to get back into rentable condition:While vacant home was broken into and all the copper plumbing stolenNew Flooring 1200 sq ftTwo bathrooms needed renovation since holes were made to steal plumbingNew water lines thru-out the houseNew light fixturesPaint interiorReplaced all the outletsNew Hot Water TankFix heart runs in the basementMinor cosmetic fixesNew roof I choose to go with metal roofs for the longevity and I am able to get them at the same cost as shinglePurchase Price 26kRenovation was 20kAll In 46kAfter 6 months I went to my banker to refi the property and it appraised for 86k they gave me a 80% LTV cash out refi 20yr term 10 years fixed at 5.5%Cash Out Refi          $68,000Cash in the deal      $46,000As you can see I was able to pull out more cash then what I invested by creating value I was able to pull an extra $22,800 Now I have had this property rented for over 12 months so I can give you my year 1 numbers:Gross Rents: $12,000Insurance             576Repairs                  138.77Supplies                136.22Taxes                   2517.47NOI before Debt  $8,633Debt Service         $5,616Cash flow              $3,017Now remember i have no cash left into this deal and I used the extra 22k of the cash out refi to purchase two more properties so my COC return is actually higher but for simplicity sake I am giving you simply numbers.Before Photos:After Photos:

If your relative never got another penny that is still probably going to equal several years of rent in one payment from the insurance co.