This is with just continuing to collect the current low ball rents.

Ideally, you would want to do a 1031 exchange but you would have to get that ball rolling now.

Spit balling here, but maybe offer her 10k-15k (maybe less) to move out and find a new place?

A ton of them like to write low ball offers and I welcomed it.

Luke,Refinance take out the cash "Tax Free" and buy another property and keep the ball moving with cash flow and future equity. 

Thank you Tyler, this is helpful to get the ball rolling!

You should be able to ball park it to get it under contract.

I appreciate any adviceI can see your concern, honestly for the right price the balls in your court.

And I mean a very low ball offer. 

You need to be able to get a worst case ball park number and then make an offer - t is not like the TV shows where a builder / contractor goes to the property with the buyers and gives them a number.