Unfortunately, multifamily is too complicated for short-hand analysis.

I do inspections semiannually.In my relatively short tenure as a landlord, tenants that are "up to no good" have both (a) paid rent like clockwork and (b) been unresponsive to any communication.In addition, my lease has the following provision:  (o) You shall keep us informed of your current contact information at all times, including phone numbers, emails, and emergency contacts.

. - Buy using hard cash, - Refinance my other properties to get the cash back + get the rehab fund, - Rehab of $30,000 to increase it's value to around $230,000- Rental units of 50 units with nett cashflow after expense and mortgage of $1200- Repeat: finding another opportunities with the extra money that I got from refinance Conclusion: I got the property with 0 cash invested (though short term cash is needed & using other property for refinancing), get $1200 / month (still in progress).

There could be something peculiar about your contract that makes it non-assignable (in short, check with an attorney to be certain) but, in general, UNLESS STATED OTHERWISE WITHIN THE CONTRACT, all buy-sell real estate agreements are personal property and inherently assignable. 

In short, I was hoping to sell in about a year to capture some of this as appreciation.

Tax attributes of the gain (i.e. short-term, long-term gain) that are deferred are preserved through the deferral period until income is recognized. 

Do you want to be able sell shortly after you buy, refinance later.

Maybe have a discussion that you are afraid she can't afford the rent, and you are considering giving her notice because of this (this nips off the "I'm a bit short" excuses)  along what would be necessary for you to be comfortable allowing her to remain as a tenant (catch up on the behind rent, maybe over 3 months period  AND all occupants PASS background check) . 2-3 working adults SHOULD be able to come up with the rent -- I don't imagine that you are gouging anyone.It is possible that if there is a wide open door in front (no 30 notice required if you move in the next 45 days!)

I will focus on small multifamily properties and single family homes in the short term and possibly trade them in Monopoly boardgame style for a larger apartment complex in the future.

Different lenders offer different loan products which also can assist with offsetting those cost you are coming up short on.