We are focused on avoiding evictions as its a lose-lose for landlords and us as tracking down people for a few thousand is just not worth it. 

You cannot “decide after” and fix it.Also, if the basis was stepped up, she might not “need” a 1031 to avoid a big gain, but a 1031 can still help if:The property has appreciated meaningfully since date of deathShe has taken depreciation after inheriting it and wants to defer depreciation recaptureShe simply wants to keep rolling into other investment property without recognizing current gain4) Quick action steps I would takeHave an estate attorney or CPA confirm whether it was community or separate under Texas rules (facts matter).Get a solid date of death value (an appraisal is best).Confirm who will be the seller at closing (estate vs widow) because that controls who can do the exchange.If she is exchanging, get the QI lined up early and make sure the contract language and closing flow support a 1031.If you tell me whether he bought it before marriage or during marriage, and whether there was a will or it is going through probate, I can point to the most likely path and the common pitfalls.

I know that the LTR participation rules are more involved and would require that I qualify for REPS which I don’t have to do now. 

Even the lender don't require it. 

I require the certificate before anyone starts work, and I get a new copy from all regularly used contractors each year when they renew.

As an aspiring real estate investor, you want to steer clear of those pesky mistakes that can sabotage your success. Trust me; I've been there. This section has some insights that will save you from costly blunders.
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If you are doing all the work yourself, that would give you the opportunity to take it at the pace you might require.

Finding a truly "right" deal requires both diligence and consistency.​Your strategy will likely shift depending on whether you are an in-state or out-of-state investor.

Is there a way to minimize or avoid multiple hard pulls while financing these deals? 

Also worth mentioning that in most cases the driveway design will require at the very least extra grading and higher labor costs as it is a more difficult job.