I am using a simple excel spreadsheet that mimics the Schedule E.Hope this makes sense. 

I have most of the updated numbers, but I am not proficient in Excel to tackle this. 

Yes, the first couple of deals were excellent!

It's all about relationships and creating win-win situations, so speak to your agents like you're trying to help him/her help you, if that makes sense.. but when you do find an agent that understand your mindset and your needs, I recommend giving him/her this guide!

She has taken excellent care of the house and it is move in ready.

And how could we be sure if this deal is a win win or not?

Do not get carry away; just trying to win.

She has been an excellent tenant and has good financials and seems to be a good prospect for a Lease Purchase Option.  

That's puzzle piece number 1.Puzzle piece number 2 in the 1031 exchange is your reinvestment requirements - in this case you sold for 500K so you must buy for 500K.Puzzle piece #3 is that you netted after mortgage pay off 100K in cash - So you must use all 100K in the next purchase or purchases.So now just run the scenarios - your potential tax bill in CA on 100K of profit could easily be  30,000 or more.If you do a 1031 and buy for 500K and use all 100K in cash then you would pay no tax.If you do a 1031 and buy for 400K then the IRS perceives that as taking 100K in profit called boot (yes you might say that it is a return of capital or whatever but they have nuclear weapons and you don't so their interpretation wins).  

Excel?