What to do? 1031? Sell? continue to rent?

[Aubrey Ford]

Short story I have a SFH that I rented out and the tenant is essentially abandoning. They can no longer afford the rent due to a divorce. Now I am trying to decide to sell (take the long term cap gains hit) versus a 1031 exchange (never done one) or just relist it.

Current Mortgage: $75k, Appraised at $160k 4 months ago. Rents are at $1100/mo.   

Sell option: I could use the cash to help fund a house hack I am in the middle of. It would let me finish that 12+ months sooner.

relist option: it makes about 6% CoC but I am leaving a lot equity that I feel I should tap into. (if I refi and pull out the equity it makes the CoC negative for the next 3-5 yrs)

1031 option: sounds good, but I am concerned about finding the right property in the timeframe and my inexperience with this  creates risk.