She does not have money for her expenses and is borrowing at a high rate of interest which is becoming impossible the idea is to sell my cousins rental property take a boot to cover her expenses and the rest ($750,000) do a 1031x.  

In the future, either make sure it's taken care of before they move in or have a trusted boots-on-the-ground team member who can take care of it for you. 

You need to have a strong boots on the ground team that you trust for OOS investing to work. https://www.biggerpockets.com/forums/48/topics/1165499-whats.Feel free to DM me, if you have further questions.

i would go with area you are more familiar with and have more boots in ground. i have rentals in newark, so i'm bias there

Find a local agent, property manager and/or boots on the ground since values can change dramatically from one area to the next. 

Establishing your 'boots on the ground' is the ultimate 1st step towards success - you're heading in the right direction with utilizing BP.

That person can possibly help with some of the boots on the ground things and will charge an hourly fee that is much less than the percentage based fee of the property manager.

This is why you will hear many investors talk about "boots on the ground" and the need to have someone you can trust.

If you aren't properly compensated for the boots-on-the-ground duties, it can start to feel unfair very quickly.

You’ll eventually need boots on the ground (core 4).