Price: $600,000 for all 4 duplexes (8 units)Rehab: None currently (all fully tenanted), but possibly $20-40K eventually for deferred maintenance.Rents: $7200/mo ($900/unit)--one is currently vacant while it is being updated to prepare for the next tenant.

I always disliked the per unit calculation as it did not take into consideration how efficiently the property is being run, the effect of deferred maint, satisfaction of the tenants, or desirability of the property. 

If you present a well maintained property, it usually translates to believing you take care of it as a whole and deferred maintenance is minimized.

I also strongly believe in deferred gratification so when starting out you might not go out weekends to study and save money but as you get older you might get the 300k house instead of the 500k k house because it makes sense.  

If she creates a land trust, places the property into the name of the trust, sells the property to you, then places the funds in a bank account in the name of the trust I believe she can defer the capital gains tax. 

Why would you think you’d have a substantial profit to defer taxes on, after only a few months, which is the whole purpose of doing a 1031?

You can look into doing  1031 exchange if you'd like to own another rental- that will defer all taxes, including depreciation recapture. 

Yes, but maybe not.Alternatively you could sell it and structure a 1031 exchange to defer the taxes. 

And depending on some particulars she may be able to wrap up all into the purchase and still defer all tax.  

@Jay Helms after traditional tax deferred places to stash cash rental properties seem like a diversified place to build wealth and supplement income, plus I like that similar to investing you can create a strategy that’ fits your risk tolerance, time horizon and available time.