If you can go conventional or maybe even USDA has loan programs you can avoid the FHA "PMI". 

Tens of thousands of people have tried to defend themselves in tax court for their REPS who have had full time jobs. 3 have successfully defended themselves. 3, thats it. 

Things to avoid or are wastes of money/time to update?

Taxes are also paid up, however the place is vacant now and the grass is 2 feet high.

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. 

Immediate thoughts: is your rental on your taxes for 2 years?

You can then press one button to export all tax documents at the end of the year. 

As you can see from the posts prior to mine, 1031 exchange transactions are very complicated and its best to discuss with your tax advisor/ qualified intermiediary before you make any decisions at all.

After paying mortgage, taxes, insurance, and accounting for vacancy, maintenance, etc. it will be a break-even situation.

I originally think that Florida's insurance is off control, then I found the NC properties' insurance increased 40% from last year and tax will increase also.With current inflation(3%, 30%, or 300%), more and more people can't keep a home in most place although the interests maybe under 4%.