I went to the bank today to get myself pre approved for a loan to see what I can afford, so I am still on that, but I have a few questions about the location.i talked to an agent and he suggested and showed some multi-family homes in Delaware -Ohio. he said "there wasn't any in columbus" not sure why???

If no building permits were issued and inspection approvals were not conducted then you potentially have an illegal non-conforming use where they could demand you de-convert. 

If you're wanting to avoid taxes on your sale and you want to reinvest in something passive then you might want to look into Delaware Statutory Trusts.

My house that I'm currently in is on a cul-de-sac so street parking isn't a big deal, it's a split-level with 4 levels which gives everyone lots of room, and there are 3 bathrooms so only 1 is shared but the two tenants who share it have completely opposite schedules.

@Paul De Luca Thank you for your insight!

., maybe she should consider rolling the 1031 exchange funds into a Delaware statutory trust. 

if you are in Delaware inventory will be your biggest problem 

@Quinn PreeceHere are my favorite books:Multifamily Millions by Dave LindahlThe ABCs of Real Estate Investing by Ken McElroyThe Complete Guide to Buying and Selling Apartment Buildings by Steve BergesCommercial Real Estate Investing by Dolf De RoosTrump: The Best Real Estate Advice I Ever Received by Donald TrumpTax Free Wealth by Tom WheelwrightCommercial Real Estate 101: How Small Investors Can Get Started and Make It Big by David LindahlRaising Private Capital: Building Your Real Estate Empire Using Other People’s Money by Matt FairclothThe Definitive Guide to Apartment Marketing by Josh GrilloInvesting in Apartment Building by Matthew MartinezCrushing It in Apartments and Commercial Real Estate by Brian H MurrayThe 7 Secrets to Successful Apartment Leasing by Eric Cumley2 Years to a Million in Real Estate by Matthew MartinezBurn Zones: Playing Life’s Bad Hands by Jorge NewberyCommercial Mortgages 101: Everything You Need to Know to Create a Winning Loan Request by Michael ReinhardIt’s a Whole New Business!

@Steve Hartkopf and @Greg Scottin regards to the estate planning aspect of real estate.. expanding on Dave's mention of DSTs.  1031 exchanging your properties into Delaware Statutory Trusts real estate portfolios allow you to effectively retire from active management, diversify into professionally managed portfolios across asset class/sector/geographic, have limited/passive ownership, and collect tax advantage income that gets a step-up in cost basis at passing eliminating any capital gains tax. 

If so, did you register each unit, or each building under a Holding LLC, and then an acquisition LLC in Delaware, for example?