Hey I am a realtor/investor down here, I can help out with any questions or concerns you have

That to me is no different than the partner hiring a plumber for the flip for $60 and then charging $500 to the project, with the $440 going into his pocket.If your concern is opportunity cost because you have more demand for your employees than you have bandwidth, then hire more employees. 

My bigger concern is whether she can actually afford the rent long-term, or if any "unexpected" event from here on out will put her further behind.

It's very technical and I am concerned it may confuse you even more, and we only did 2 seasons 2 years ago and stopped.

It can be exhausting trying to get this information yourself via the internet when so many "sources of information" offer conflicting reports or just blatantly try to push you through some sales funnel without bothering (or caring) to address your actual concerns. 

We have known about 1031 exchange however are concerned with the 45 day time period and lack of properties to choose from, not to mention the extremely high cost of property at the moment.

He has offered significantly higher rent than market rate but I'm concerned as it seems almost too good to be true.

My only concern is that because it has 2 meters and the house flows more like multi family than single family I might just be wasting a-lot of money.

Also, my husband and I both work W-2 jobs and have good credit, so I'm not concerned about obtaining credit to purchase, just not sure the limit. 

I am concerned that the transition from W-2 to 1099 will make it harder for us to grow our portfolios.