@Matt Katsaris, it's a big issue if you're refinancing right before a sale and 1031.  

She claims that it was due to identity theft issues.

Reserves of 4 to 6 months depending on the size of holding is something that would be a good idea,, you never know when a eviction, turn cost, or unexpected repair is going to be a cost issue.. and new landlords aren't usually prepared for them.

Bigger issue here would be offering the referral fee.

Is it just the number of units that is the issue?  

Anyone having issues with Rentigo?

Income production is not a requirement to be eligible for 1031.Where you'll have issues is that Pennsylvania does not recognize the 1031 exchange for deferral of state taxes.  

If you're in the forums daily, it can't be a lack of time issue.

Make sure that, if it's your intention to "cherry-pick" or be able to still purchase one if the other isn't satisfactory, that the contract is really clear, so there's no issue later.

A CPA should be able to split this out for you and then, or you may want to consider putting the property into an LLC which would issue K-1's that could split out the tax benefits.