DSCR loans are always a good option and easy to qualify for, perhaps do some research on those as well.

This would allow you to qualify for both the 121 Exclusion ($250,000/$500,000 tax free exclusion) and the 1031 Exchange.  

Seems that things have changed and landlords need to provide a fridge at least in this market..Before I go out and purchase one, do you think dropping the price without providing a fridge will attract qualified applications?

A qualified contractor can claim this credit including the builder, developer or homeowner.

You can combine networth, liquidity, and connections to purchase large properties you couldn't qualify for by yourself.Does this make sense? 

Full doc with two years IRS qualifying, DTI max 43, 740 middle FICO single family cash out 30 year fixed 4.6% 30 year fixed 4.77 APR no prepay this is not a commitment to lend, it is rates as of 9/7 at 9:52 Pacific and they change all the time. 

All the lenders I've talked to don't use the rent schedule off the appraisal in order to income qualify.

No one else is qualified to give legal advice. 

What can she qualify for?

In addition to that, I would suggest for you to start settling yourself but with some consistent W2 income so that you'll qualify for the loan once you are ready.