Even though I have the leases and can show a few months of payment I have to wait to do my taxes and show the rental income there until I can actually use that income.

The brokerage I am at, New and Modern, is 100% commission brokerage with only a $100 monthly fee.

My recommendation as far as a brokerage would be to find a 100% commission brokerage with as little fees as possible.

Shortly after this (let's say 1-3 months out) you lock up a contract and flip that contract to a cash buyer for a $10k fee (which happens all the time).

Your protection is language in your purchase contract requiring the deed provide you marketable title in fee simple and a professional title search and title insurance to cover you.

The only work involved is if the so-called realtor lied or posted the wrong info. this is very common many brokers myself included have minimum fee's of 5 to 10k..

I've went through several over the years and last year just decided to self-manage everything because the fees were just not worth it for the low level of service I was receiving.

The feature that’s most attractive to me would be having a unified payment system that could track and apply late fees.

Tens of thousands of people have tried to defend themselves in tax court for their REPS who have had full time jobs. 3 have successfully defended themselves. 3, thats it. 

The 1031 exchange is only for investment property to investment property.In your mom's case, she probably qualifies for the primary residence exemption and the first $250K of profit in her sale would be tax free.