I'm a Canadian investor and like you have been experiencing the same issues in Ontario, I've started investing in the US where the tax climate is better, borrowing is much easier and evicting non-paying tenants is much more fair.

Separately, there may be issues if the executor resides in a different state from the decedent depending on state laws.

If she sells the property before that date, she would not qualify for the full exclusion unless she meets certain exceptions such as unforeseen circumstances like job loss, health issues, or other qualifying reasons outlined in IRS Publication 523.Regarding prorating the exclusion, unfortunately, there's no provision in the tax code for prorating the exclusion based on partial years of ownership or residence.

While I'm not yet familiar with the neighborhoods in Columbus, I'm specifically looking for a small multi-family rental property that will offer long-term appreciation potential.

The ones that don't are usually more investment-related and probably wouldn't issue credit cards anyway.

I also like that these newer homes attract quality tenants, I may be lucky but haven't had any issues with any of my tenants in these types of homes (yet).How did you find this deal and how did you negotiate it?

Since then, she’s had a multitude of complaints about various issues big and small.

EDEN would like to pay me the previous 4 months' rent but I have to fix issues all the little issues in the house, such as fixing hole on the wall, changing the battery for the smoke detector....). 

Can I sell a single-family rental and do a 1030 exchange for a multi-unit? 

Otherwise, you might end up spending more in attorney fees trying to fight this issue.