The IRS still doesn't like "short term" 1031s, with good reason - you need to ensure that you can 100% support that it was not a flip.This was not uncommon during 2020-2022 when prices were increasing at an incredible rate, I did have a few clients where they acquired a property that was truly intended to be a rental property, had a long history of buy / renovate / hold rentals, and then the market just blew up so fast that it changed the investment analysis for that property, or in several cases they actually just received unsolicited offers that they couldn't refuse.  

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Nothing wrong with investing there, but just understand that things are typically "cheap" and "expensive" for a reason. 

Reason is what happens if the home needs repairs, do you have $ to cover it or if prices dropThey also will typically want a personal guaranteeYour best bet would be to find someone you know as the conventional private lenders will view this as too risky

There is no such thing as a "standard fee," however each agent has a fee that they typically use based on how they want to get paid.

That’s because the sticker price will no longer come with steep commissions that are typically automatically accounted for...IMHO, this makes no sense.

I've found that typically in those markets, you are buying a property that is likely to appreciate less over time compared to other markets, but are consistent in bringing in cash flow, which sounds like is what you are looking for.

They will receive and hold the cash proceeds from the sale and you will need to reinvest that into one or more replacement properties.

If she were to still be on the loan after you have done whatever you do, typically she wont have the debt counted against her debt ratio on a new mortgage after you have been paying the mortgage from you account for 12 months or more.

This is what we typically do at our brokerage when there is a due diligence period:1.