You can convert an investment property to your primary residence and not trigger the tax.  

Selling triggers capital gains, loss of future rent, 3-6+ months of anxiety, 5-6% loss to sell with it an agent, and loss of future appreciation, defeating the purpose on why we normally buy investment properties to begin with.

Still, I'm determined to pull the trigger in 2019, so keep the good tips coming!

So I would have her sell and buy and then transfer to you in a gift exemption manner that doesn't trigger the tax.

That is why I am willing to take less of a pay out so I can lose less hair when I get back to shore.

First avoid using quit claim deed, use instead a warranty deed to avoid future title insurance issue.Second, by putting your property in a land trust where you are the initial beneficiary, you would not trigger the due on sale clause (Garn St Germain Act).

Should I pull the trigger on this?

I see to many quick trigger heartless responses on late rent. 

They have boxes in the hallways ( it is a townhouse), toys everywhere, dishes stacked, sometimes some trash outside that I pick up during my lawn care/ inspection times, some trash/hair in the bathroom  I want to give them a chance since I know there is no such thing as perfect tenant and I know I can always rent this place after some fixing up.The other option is not to renew contract but I don’t know for sure if next tenant will be cleaner/ better organized. 

We have thought about pulling the trigger up there because its so inexpensive.