If we find that leaving her on the title will hurt us greatly in taxes, what is the best way to quit-claim the title completely to me and would this effect the success of the 1031 exchange?

If it were a multi-family you could at least rely on the other units income.But it is completely up to you and whatever you feel is going to get you to where you want to be.

I expect there are some in the "for sale - join my investing course for $2000 to $50000" packages, but I would think there has to be something out there to get started with that doesn't require 3000 hours of reading to piece-meal from 3000 topics.At any rate, more importantly than that, for all of you heavy hitters and longtime investors that have seen it all before, what would you tell yourself to watch out for, if you could go back and tell yourself when you were just getting started to be watchful for?

I would think it would rent for 1500-1600 when completed but we are thinking of this as a flip at this point.  

Do you have a refinance lined up to pull your equity out of the duplex once complete? 

i'm happy to discuss further, but I think getting an income and buying your first house are doable, actionable items you can complete by the end of the year!

@Antoine Martel This is my first rental duplex so a PM wouldn't make sense right now since it's completely manageable and I want the experience.

I will be down there for closing to do some basic work and then back down there once the contractor completes the rehab we are doing, at which point I could take pictures and list the property on postlets.

Permits will need to be pulled and inspections completed along the way. 

Unfortunately, the tenant just notified the PM that she is moving immediately, having been the victim of a violent crime that has left her feeling completely unsafe in her home.