If you are holding I advised to keep what you have and spruce it up as long as they are functional.

Refi up to 80% LTV and then take a HELOC for the rest or some combination thereof. 

Do a cash out refi and combine it with the money I'm saving from other sources. it goes slowly in the beginning for sure.

I'd probably make a spreadsheet and forecast 10 years of principle and interest payments on many different combinations of financing to determine what is the most cost effective. 3) Lower your monthly overhead, save, invest!!!

I've combined info from experience, research, discussions with other investors, and several CA attorneys since they all have varying answers, perspectives, etc...  

As an example, it is better to have two separate docs (Lease + Option to purchase) than to combine the two as an all inclusive Lease With Option.

Mojo has a reverse prospecting function that is $25/month.

(Get a degree if you don't have one) (Get a masters if you have a bachelors) ("Work work work work work" -Rihanna)3) Use that money to buy strong CASH FLOWING houses (buy and hold)4) Keep saving, combine the savings with your investment income5) Use that money to buy more6) Keep growing the business7) Retire!

Another option is combine multiple properties so the loan amount is larger and worth the banks time.

Typing out all the possibilities & explaining the combination lease back & 1031 would be arduous .In a nutshell, for an effective solution you need to calculate her gain & then brainstorm solutions to solve the sellers situation.