While it’s frustrating that the tenant is still there and not paying, turning off utilities could complicate the situation and potentially lead to legal consequences for your "friend".In the meantime, document everything (the tenant’s non-payment, the lease terms regarding utilities, and their attempts to resolve the issue) to present in court, which may help recover the outstanding balance later.

You can do this through a 1031 exchange and still defer your gains. 

when on speakerphone with me present.

They resided in the home 2018 to present, and are moving shortly.

Cost segregation is a commonly used strategic tax planning tool that allows companies and individuals who have constructed, purchased, expanded or remodeled any kind of real estate to increase cash flow by accelerating depreciation deductions and deferring federal and state income taxes.When a property is purchased, not only does it include a building structure, but it also includes all of its interior and exterior components.

By targeting the right buyers and presenting the property effectively, we increased its perceived value and sold it quickly for a profit.

They all look pretty in the presentation and everyone always says the projections are conservative, but then how many deals have gone bad? 

However, annual rents for lease extensions grew by 4%, highlighting renters' preference to renew rather than enter the challenging homeownership market.Looking ahead, the multifamily sector presents a mixed landscape of opportunities and challenges.

Lawsuits against HOA, HOA lawsuits again insurance companies, deferred maintenance that makes it not qualify for FHA loans, too many investors make it unwarrantable for loans, too many investors, force you to sell to another investor (investors never want to pay premium prices) and just so many other issues.I would say when your lease is up, sell that bad boy and either 1031 into a different kind of property or just take the cash and run. 

I'd do a 1031 exchange and defer capital gains.