Not in the real estate space: that horse has been beaten to death.  

We can then strategically decide where to redeploy sales proceeds without the 45/180 day timelines required under the 1031 rules.We also invest in real estate outside of our Roth IRAs and enjoy the traditional tax benefits and then struggle with the tension between "hold unto death" or sell and 1031 the proceeds.Bottom line is we are investing in real estate both inside and outside of our Roth IRAs. 

The entire time all most of you have done is complain about not being able to throw people out and put them at risk of serious illness or death.

The various Covid rent moratoriums identified a new risk to LL. 

It's better for the recipient to pass properties off upon death as the cost basis gets stepped up to the market value upon death. 

And deed on death your half to her.

A house that was one lot away from the hardy toll road in a bad part of town that was in such bad shape it just needed to be torn down.

The idea is that you pay them an initial lump sum AND a monthly fee in return for the right to get the deed upon death of the owner.

Find an area you're comfortable in, research it to death and buy something.

To be more specific   the market value at the  date of  death of  the last owner (mom or dad)- vs. the sales price is what you would pay capital gains tax on.