Incentivising tenants to leave property? (Good Tenants)

[Shivam Patel]

Hey Fam,

I have a 3-part question. 

Backstory: I bought my first property (closed in last September) for $315,000, and got at interest rate of 2.375% through FHA. I had to put 9% down for this SFH (3br,2ba) and about $11,000 closing costs. I'm house-hacking and it rents for 850 for one room, 950 for the other room. They don't pay utilities(~$400), shovel snow, lawn maintenance, etc. They are on month-month lease. My mistake on the lease, I know. Market rent for the whole house is $2500, and my mortgage is $2120. I realized I want out. I have a property manager who will look after everything for 8% of market rent in September when I move out. I want to move out to cashflow or potentially sell the property and get an FHA for 4plex closer to my parents(2hr drive south).Property is in Boonton, NJ. I do not have the debt/income ratio to hold this and also buy another property. I have about 20k cash.

Question 1: Do I have to be there 1 year of Closing date with the title company as per FHA rules, or the 1 year past the first payment towards the loan, because I think when I moved in, I didn't have my first mortgage payment for 2 months?

Question 2: $300 cashflow is not a lot (doesn't account for prop management fees/CAPX), I should probably get rid of this property, so I can reuse the FHA for a multifamily right? Or hold the property because of the good interest rate that's lower than inflation. Property is in Boonton, NJ. Also I heard New York Corporations are getting hit with a tax hike, and if they migrate to north jersey while market is hot, maybe I can sell the property for a little more right now, but either way need to figure out how to incentivize tenants to leave. 

Question 3: If I am to keep the property, they are good people, and I want them to find something just as cheap. However, its better for my business to have the whole house rented out on a yearly term to a family preferably. These are students currently and I don't want my PM to go through the hassle of renting out each room by room to strangers where it can cause conflicts. How do I transition them out of the house appropriately. Let them know property management services will take over the business in September, and lease will be changing soon? Or what? Any good ideas?

Sincerely,

Shivam Patel (Newbie Investor)