If the carpet is bad and needs to be replaced replace it and she pays for it.

A toilet replacement costs the same in a $1,000,000 home as it does in a $100k home, some things are proportional like property management and taxes but many are not.

There are timelines to be aware of to locate, identify, and close on the replacement property in the exchange, so understanding those well in advance of any property sale you hope to exchange is major component.Now, if you're simple looking for one investors opinion here is mine (and worth the price you paid).

He was in the property for 10 years and knew what had been replaced and when.

Do a one-year with a termination fee.When they gave you notice, you should have started marketing the property for a replacement tenant right away.

I'd also start building some real skills for home improvement as far as simple repairs or replacement techniques so I had something to offer others as either A. help and offer that as my sweat equity or B. jobs, to save more investment moneyI wold start looking towards longer term plans to make money to use for investing, myself, I'd save some more so I could become a notary at 18 and build a notary business as soon as I hit 18 to funnel into my RE plans, I think in CA, it's about $500 total from start to finish to become and Notary and loan signing agent.

Everyone uses different rules of thumb, but I've typically seen the following:$500-$1,000 per unit in Replacement Reserves (usually lender required anyway), and1or 2 months of operating cash flow (to cover expenses and debt service for a month or two if any excessive vacancy occurs)Beyond that, it is a personal preference.

These kinds of expenditures will eviscerate your budgeted CapEx unless they were replaced very recently.

If there was no loan you would need to use $170K in cash to purchase $170K of replacement real estate.But if your bank requires that all proceeds go to them until the loan is paid off you can still use the 1031. 

How old is the roof, how long until you will need to replace it?