The problem with one off leases is that if there is a problem you will end up having to pay an attorney to learn that lease.If you want to go at it alone you might also consult with the attorneys at the title company that close your deal.

So any cash you take from the exchange to pay yourself back for those expenses will be seen as taking profit by the IRS and they will be taxable.If any of your vendors are willing to wait and put those expenses on the settlement statement then they might be eligible depending on what your accountant feels. 

"You get what you pay for" is true.

I’m thinking of selling while prices are still high , and paying cash for a multifamily or 2 separate properties to get a better ROE than I have now, however .. if I’m patient rates will come down in a couple years , not to 3% , but perhaps that’s my better strategy , then I don’t have to sell and pay capital gains, I can rent this place out & buy another with a refi at 5-6% is my guess - thanks !

I don't think I should have to pay individual fees for each transaction, but am I wrong in this?

We do not want to pay because the damage is her fault.

My tenants can pay rent with cryptocurrency, of course! 

Tenant placement is by far, THE MOST IMPORTANT service any PM can do for you:  find a qualified tenant in the shortest amount of time who pays on time and takes care of your investment.

This unit will be 100% cash flow since the upstairs 3 bed 2 bath unit already pays for all property expenses.

Get your paystubs, W2's, bank statements, insurance, etc... lined up.