I would suggest working with a mortgage broker instead so you have as many options as possible. 

I don't hop on the forums much myself anymore so sorry for the delay in my reply here.We have a lot of clients both inside and out of the BP community and you can find reviews of our services online and via our website.

If not the swap, the non-profit might instead offer as much as 1.25x the value in cash, in which case I might consider selling or could just keep it for now (taxes are virtually zero).Does anyone have insight or suggestions on commercial real estate that could help inform this decision?

Many investors struggle with the higher down payment often required when purchasing a rental property which is why I suggested house hacking.

If you are considering house prospecting sight unseen, I suggest to use an investor centric broker who has experience with detailed virtual tours and rehabs.

Was thinking rent out our unit, do another another live in flip, live there for 2 years to avoid the tax hit, then sell it….Anyone have any creative suggestions?  

There are more moving parts between cleanings, reviews, keeping inventory of a furnished place, bookings, new people every few days, people not understanding the difference between an airbnb and hotel etc.

Anyways, would you suggest trying to evict her myself or is it worth spending the money on a lawyer to have this done properly?

Using Google and looking at reviews should help you narrow it down. 

Whether it’s higher premiums, inferior coverage, or other, my experience suggest to not make a claim unless costs exceed $10k.