And then only once I choose one on that basis will I look at possible favorable financing as an “extra” I may or may not be able to fully enjoy depending on how circumstances pan out.

Any advice on a lender that will take our unique circumstance into consideration?

It's amazing how people think a landlord should subsidized their life circumstances -- do not give her an inch she will take a mile. 

Can't go wrong with @Bill Exeter or @Dave Foster.Also, have a tax accountant specializing in REI review your tax situation and your plans. 1031 is great, but not always the right move, depending on your circumstances.

Purchase price: $239,000 Cash invested: $13,000 I purchased a Duplex from two gentlemen that were initially trying to househack but due to family circumstance had to move to a different state.

Without knowing the details of your circumstances, two companies I know that operate in Manhattan are Metro Management and Solstice.

The agent would not get a commission in that circumstance. 

Evictions are stressful under any circumstances, and this sounds just awful!

You should be on the lookout for signs of neglect (uncut grass, broken roof tiles, broken windows etc.).

These are signs of neglect like broken windows, uncut grass, weeds growing, broken roof tiles etc.Good Luck!