A quick Internet search makes it look promising, if complicated, and it might interest @Anita Ahuja, since she says that she already contacted a Houston REIT group that does REITs (even though that particular group didn't do 1031 exchanges).

I've mostly been looking around the Fountain Heights/Garfield Park, Irvington, and Broad Ripple neighborhoods, as some folks on past BP forum posts have suggested those were promising areas.

This option is more readily available, but doesnt promise as large of an overall return on cash invested. most passive.  5.

But it's perfectly fine to do that and then rent the house to her with the promise that she gets it when you pass away. 

Promises have been made but have not been kept.

You could get a tenant or their guest that has a beer or two and stumbles, and hurts themselves, either for real or a fake accident....It's usually best to just make things right.

@Josh MatalonThat’s promising, I figured COVID would still be negatively impacting the industry.

I'll be sure to look into the Houston area more deeply now, as it looks like it is full of promise.

But, he is slow, very slow, and is very good at making promises and making himself look like he will deliver when we first spoke - 30 years of experience with lots of connections (which checks out after speaking with references).

When she realized you were trying to send an inspector, she canceled them and tried to cover her tracks by creating a fake lease as if she had just found someone.I would send your inspector to the house immediately to see if it has been occupied.