If you and your wife file separate returns that is a whole different matterState vs fed conventions can get messy but doesn't matter what state it is in for purposes of 1031.  1031 is a federal statute and community property is a state convention. 

It doesn’t matter to me if other people are just barely covering their operating expenses.

It doesn't make sense to pay off the rental house early, to take out another loan (unless you can get a significantly better rate than you currently have on your rental).

If there is a history of Item being stolen then you need to be careful to make sure that doesn't happen to you.Best of luck

Acquiring 6 rental properties in 1 year isn't easy.It doesn't look like you will be slowing down anytime soon so I would look for an accountant who is well versed in real estate taxation.You may want to ask him how many of his clients are real estate investors. 

It doesn't seem like a very attractive deal. 

Judging from the state of the property, and looking through windows, it doesn't seem that anyone has actually lived there for years.

It may be worth trying that first, even if it doesn't work those items need done anyway. 

The fact that they split up and she has the kids doesn't make her an unfit entitled mother.

It doesn't really matter if PM hires an outside firm or an in-house accountant.