But if she cannot afford 50-80 per month (which seems very cheap for a 1 acre lot by the way) then you will be having rent issues shortly.

Actually, in Raleigh, I would say it is difficult to get to the 1%, unless you go into less attractive areas.

In short you won't be able to buy. first you need to find out what's the status of this house(is it in foreclosure)?

you did not BRRR you simply bought on terms with it sounds like a short term lender and are now refinancing you will probably need to leave your equity in as it probably not realistic to think your property with only a 6k lipstick paint rehab went up enough to create enough equity to refi out and get your 10K back.. unless you bought way under market to begin with.

Will get to you shortly!

The fha loan looks good with it’s attractive low down payment, but how long would I be forced to stay there?

That makes your unit more attractive to tenants.

Long story short, I used the wrong contractor and the property took almost 11 months to get on the market. 

My house that I'm considering 1031, I think time on market will be short.

Within Columbus, I am very interested in the downtown area - brewery district through and especially including the area surrounding the Short North.