How do I avoid having to wait?

I know that if I deal directly with him, I can avoid the buyers agent fee.

I buy and sell properties more often than most investors.....but it ends up being for a few reasons.  1) I get bored with some properties, 2) by buying different types of assets, it lends credibility to my business as an agent to sell those other kinds of assets, and 3) to avoid upcoming large capex costs.However, I actually believe a better wealth building strategy for most people is to simply continue to hold onto most of their real estate assets.

Pro: You will have access to more off-market properties that you otherwise wouldn't have known aboutCon: They will likely inflate the ARV and underestimate the rehab costs so you must run your own numbersQuick Tip: Always make sure they have the property under contract and are direct to seller to avoid the middlemen

I understand capital gains can be avoided by living in a home 2 of the last 5 years, but I don't know how that works when selling two homes.

If the house did contain a drug-related fire would it be doomed permanently because I assumed that investors completely avoided houses that did have drugs in them.

Any confrontation should be avoided as it will likely harm your case, not hers. 

The biggest mistake I see new out of state investors make is buying in bad neighborhoods because they don't know the area but that can be avoided with due diligence.

Additionally, we were also interested in seeing if she could do a 1031 exchange for her investment property in order to avoid a capital gains hit, which would be quite significant given the cost basis in the home.Does this sound like a good strategy, or is there a better way we can go about this?

@Ki Lee - I am an agent and landlord in the area$437 / mo is really high for water/sewer, common area electricity and gas (washer/dryer, garage, hallway, etc)Water/Sewer should be $125 / mo and common gas electric maybe $50$75 pest control is unnecessary.