My landlord wants to sell the house. We are on a 1 year lease that will not expire until next year. Can she break her lease agreement, and if so what if any are my rights to collect damages?

Your lease will contain a clause that it is "binding on all successors and assigns"... this means whomever purchses the property will be bound by the terms of your lease. Fair consideration for your leaving before the expiration of the lease term in order to facilitate your landlord's sale would be all the costs associated with your finding a new place to live. However, since you only had a one year lease, and since part of the year has already passed, your tenancy might not have that much impact on your landlord's ability to sell the property since from the time a purchaser is identified to the date of closing can be many months. The strengh of your negotiating position will depend on your landlord's eagerness to close and on any perspective purachser's eagerness to close.

Seeing as your moniker is 'joe PA' I am assuming you are from Pennsylvania where there may be a different law regarding this, but at least my info above will give you something to go on, although general.

No she cannot unless the lease has an early termination clause. She has to sell the house with the understanding that you can remain as a tenant until the lease expires. Or she can offer you a buyout. Usually 2 months rent and maybe paying moving expenses.