They should also be able to help you find a qualified professional to look at the issue and provide quotes for any necessary repairs, manage contingency deadlines, communicate well with the selling side etc. but I wouldn’t be too hard on them for not readily having all the answers in a situation that might not have a clear answer.

They can list it for sale, but until the probate court issues a license to sell, the most they can do is to accept an offer, pending a license to sell.The problem is that courts can take a lot of time, especially during this COVID mess, where they're probably operating at reduced capacity, if at all.The buyer will have a deadline in their offer for that license to sell. 

I'd like to expand and purchase another rental but tight on extra cash at the moment.

I am sitting tight for now.. 

Since timing is very tight with the 1031 rules, I need to find something quickly, not easy to do in today's hot market with the low inventory.

This would obviously just leave me really tight if things went south and I had 100% vacancy.

I still hold them tight to the contract, but how I communicate is tailored to the person. 

The 45 day deadline on the 1031 exchange was a challenge.

If you're trying to just pay cash for properties with 80K or 80K plus the refinanced cash out,that may be tight, but leveraging that money, whether it's with a conventional loan or a non-qm loan would make more sense. 

I'd bet this happens more quickly than we'd think, or the local MLS steps in and regulates this more tightly.