You can convert an investment property to your primary residence and not trigger the tax.  

Selling triggers capital gains, loss of future rent, 3-6+ months of anxiety, 5-6% loss to sell with it an agent, and loss of future appreciation, defeating the purpose on why we normally buy investment properties to begin with.

Still, I'm determined to pull the trigger in 2019, so keep the good tips coming!

So I would have her sell and buy and then transfer to you in a gift exemption manner that doesn't trigger the tax.

First avoid using quit claim deed, use instead a warranty deed to avoid future title insurance issue.Second, by putting your property in a land trust where you are the initial beneficiary, you would not trigger the due on sale clause (Garn St Germain Act).

Should I pull the trigger on this?

Three numbers I'd massage (and see if that sways you one way or the other).1.

I see to many quick trigger heartless responses on late rent. 

We have thought about pulling the trigger up there because its so inexpensive.

Pull the trigger, but make sure you make the purchase contingent on an inspection.