The tenant hasn’t been the greatest: late payment with not always paying late fees, multiple complaints from the neighbors, changing phone numbers, ect .

Keeping pets requires a one-time nonrefundable pet fee of $200 (per pet) as well as an additional $20 monthly rent for each approved pet.

HOA is currently $172/month, with and additional $44 for club fees, covering club amenities, including a gym, boat lift, a restaurant etc. 

One has tons of fees, such as a $30 technology fee per unit, per year.

Also, the fees plus being a forced buyer with a deadline on a 1031 exchange may negate the small tax savings.

Enter recurring charges and automatic late fees.

I dont know your business model exactly but I assume you collect some referral fee from the supplier?

@Michael Darten  Most property management agreements have the monthly PM fees based upon a percentage of rents collected.  

We installed fresh flooring throughout, updated the bathroom, and gave the entire property a fresh coat of paint inside and out.

The problem with selling is a lot of that equity will be lost when you sell it either through taxes or payments to your listing agent.If you ever have the ability to limit these types of fees and still be able to use your equity to fund additional purchases I think you should.