If selling properties, a 1031 exchange defers capital gains taxes by reinvesting proceeds into another investment property, while Opportunity Zone investments can defer or eliminate capital gains tax over time.Long-term rentals should be held in an LLC for liability protection and tax efficiency.

They are more useful IMO for getting chunks of equity right off the bat thru value add and then either realizing that equity by flipping it and using for a down payment on something bigger or hold a couple years and then sell at that point to do that then. 

(not sure on state law but this probably is a tough sell)4.

County has assessed for 200k but would be worth more due to the area they are building homes left and right on that road and they are selling 300k+ and up.

nope it will not. you are TRANSFERRING not selling.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

Omni Key sells mainly single family with some duplexes, and advertises off market deals on new construction and in fill properties.

Nobody in their right mind would sell at such because they simply don't have to, there is no shortage of buyers happy to out bid your desired landing. 

🤔I misspoke. 74% of agents did not sell a home*  

They would either be capital improvements or costs of selling, most likely.