Why don't you have a direct conversation with her about your thoughts and ask for hers and come to an agreement that you both feel comfortable with.

Just be comfortable with the location and future possible appreciation.

SO the situation - we now had a puppy in a rental of ours with no written approval to be there and the disagreement that this puppy (7 weeks old) was designated a service dog. 

It is designed to allow you to buy your next property until your current one sells. 

Look for managers with special designations like, RMP, MPM, these are your most experienced and will be able to help with all your investment and real estate needs 

If you are able to determine the real ARV and rehab costs, can know the neighborhood and what your comfort level is, then I would jump on it.

Another example is it wont be their fault if the house has gutters and leaves clog them up and water backs up into the roof because it was not stated they were responsible, or if the property has a fire place and the house burns down because the chimney was not clean sweep by them or you before use because it was not designated responsibility.

I'd feel more comfortable with someone who has full operational and development experience.  

There is intent but also not really a hard time given you have to hold the property for.Most case law the legal experts feel comfortable at 1 year but people have exchanged with less time before.Look up Exeter 1031 on here and there are numerous others.No legal advice given. 

If your goal is "cash flow" and it should be if you want to live a comfortable life from now on, you can take a look at a couple of spreadsheets that give you insight into how the numbers work.