I give the option of paying an early termination fee a d walking away clean, or she remains responsible for rent and utilities until a qualified replacement tenant takes over.100 years ago, people would lose multiple children, spouses, parents, it other relatives, yet they still lived in the same home for decades.

Completely painted exterior, replace windows as needed.

Hi @AP Horvath, The relinquished property and the replacement properties would have to be held for rental, investment or business use in order to qualify for 1031 Exchange treatment. 

I'd fix or replace window, bill her and also send a non-renewal letter for the earliest date you have (can't evict if paying, as your attorney says).

The short term costs of replacing with a good tenant will be minor if you get the unit to market rates immediately.

I could be wrong but finding 3 of them for under $450k seems like it will be a challenge, plus then you've got 3 transactions/commissions/closing costs/loans/insurance policies/property taxes, 3 separate properties to manage, 3 roofs/furnaces/sewer lines/driveways etc. to replace... 

Replacing/sistering the joist and fixing the water issue shouldn’t be a problem, however how do I go about the subfloor?

ALL FLOORING had to be replaced, even cabinets retain smoke smell and are hard to get the smell out.

The floor sags in certain places and this is due to to beam issues under the house. the beams have to be either replaced or repaired. the house is 1 story and about 1300 sq ft. how much would you guys say this would cost?

A tree fell on the roof in 2018 and it was replaced via an insurance claim.