@Sean Williams You definitely qualify as a real estate professional but based on the information you provided you should still be able to do a 1031 exchange. 

I would find a good loan mortgage company and get pre-qualified as to fico score, and how much can borrow.

And do you think on my basic numbers this would qualify as a really good deal? 

The rent estimate may affect your ability to qualify for the loan, if that income is considered by the lender. 

Monarch Mountain is close to Salida, but I don't think that really qualifies as a destination.I think I'm completely unhelpful. 

She started a second truck to double our service business (still legally 100% my business), is getting a graphic design degree to freelance as a side hustle, and is 100% on board with my RE goals (albeit she doesn't nerd out on BP Like I do).

It is a more active board than this one. 

So if you have job hopped (like most of us in college) you will need to ask your lender to pre-underwrite you to see if you will qualify for the mortgage. 

Whether I purchase it cash or with conventional financing, the banks only want to lend/refinance up to a specific LTV (usually 70-75%) on the purchase price EVEN if I buy the property at a significant discount (e.g. 50% of its current market value).In the past I've always struggled with this same issue, and thus eventually I end up tying all my capital in properties and I'm unable to purchase more (even hard money lenders want you to put some skin in the game).

My friend says she contacted her attorney - and said that the vacation property would have had to been used as a rental for 2 years before qualifying for 1031 treatment.What say you?