In exchange, they can gift her the house in their will or a similar arrangement. 

I'm posting it here because I've always received great feedback in the forums and I value the outside perspective or insight from anyone who has been through something similar.

Starting off with single family houses is great, but you'll want to 1031 exchange them into larger and larger properties.  

If you wanted to have a conversation with our acquisition staff, we would be happy to share insight. 

I was able to get some valuable insights from this book I read titled, Never Split The Difference , and essentially it teaches you that you have to look for information (in this case it would be from the tenant) that is causing him to act in a difficult manner.

Or better yet, move out, use it as a rental and then 1031 exchange.

Some of it applied to me, some didn't, but depending on where you are in life it could give some insight. 

I'm looking to do a 1031 exchange on my owner occupied duplex in Los Angeles, where the upper unit was my personal residence for more than three years and the lower unit has been used as a long term and short term rental.

You can't exchange into improvements of property you already own. 

I know people do 1031 exchanges but what about the girl or guy who got into real estate because they want some extra income, or pay off school loans, or use it towards a vacation?