As I say I think we are in the 6/7 th inning of this cycle as lenders are starting to "chase" business and loosen up standards and the folks that were hurt in the last bust have had their credit "fixed" just enough to qualify for homes again.  

It would take you approx 13.5 Months to overcome the loss of one month rent PLUS you will moist definitely have some fix-up / make ready expenses if these folks move out. 

If my lender told me an oddball number was a pain for them.... pretty simple fix, I'd find another lender. 

"Fix handle on rear bedroom $56.00""Replace mechanisms in lower bathroom toilet by qualified certified plumber $235.00""........."

Oh, the third unit is a 1/1 which I plan on fixing up and making my primary home, at least for a year. 

I bought my house with the intent to “fix” it up and rent it out.

The people there were not into short-term rentals/vacation rentals but into the fix and flip stuff.

I fixed it up as I lived there and its now worth easily $500,000 because the market in this neighborhood has gone buckwild. 

Obviously your first step, after any fix up, would be to get it rented.

The investment portion must be used to buy investment property - whether fixed or fractional.One other thought would be that if she is moving to FL she may want to make sure that her replacement property for the 1031 is also in FL or another state that has no state tax.