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.

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

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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A few things about my criteria:Prefer minimal rehab - I’m not looking for a heavy value‑add project.Want a straightforward rental with solid demand and stable returns.Long‑term buy‑and‑hold strategy, not flipping.Open to SFR or small multifamily, depending on what my budget fits best.For those of you investing in Texas, I’d really appreciate your insight on:Which Texas markets currently offer the best rental fundamentals for a first‑time investorAny cities or neighborhoods you’d avoid due to taxes, regulations, or softening rentsTips for evaluating properties that don’t require major work but still cash‑flow reasonably wellThanks in advance for any guidance. 

Property B would cash flow and would help me avoid the boot.Should I pay cash for PropB to avoid loan fees and potentially refinance costs down the line?   

Looking for properties under 150K have about 80K cash if needed.Red states onlyIf someone can suggest some neighborhoodCITY RULES TRYING TO AVOID:-Looking for a city that doesn't have mandatory lead certifications like in some parts of ohio ( I realize Akron does not have this but most houses are older).

The Hysterical District is the same way in my area, I avoid it.

In MA, it helps to be a little more structured than that.Here’s what I recommend focusing on:Income verification + pay stubs/bank statements (document everything)Rental history (prior landlord references + payment history)Debt-to-income / affordability (helps avoid issues mid-lease)Consistency across the application (missing info, mismatched dates, etc.)Biggest mistake I see: rushing screening to avoid vacancy… then paying for it later with nonpayment, damage, or constant drama.Always use consistent screening criteria for every applicant and follow Fair Housing guidelines.

Areas to prioritize/Avoid for a first duplex in Atlanta (Tenant quality + Rent Demand)2.

Also consider having contractors set up an LLC and use an EIN going forward to avoid SSN issues altogether.Thank you for the information Denise!