Trusted resources are golden...if your current PM has proven himself to be someone you trust and can rely on consistently, why go with an unknown? 

As a new investor, it is way too risky to invest my own or private money into certain deals with all the unknowns.

Right now when the court date would be scheduled is unknown but once landlord-tenant court restarts the earlier filings will likely be heard first. 

There are a lot more moving pieces when you do a full gut rehab that can cause unknown costs and problems, while a more moderate rehab can be more predictable.

Every step taken is an unknown and no one knows if it's a forward or backward step. 

The only unknown I see in this strategy is what could happen to their job in those three months? 

And your tight numbers coupled with the unknowns of an hoa tell me you might be better off selling as you leave town.In addition, there is an exception to the primary residence exclusion that should allow you to take all of your gain tax free because you are moving for a job related reason.  

And had well over a thousand people view the ad on just that one site (unknown how many viewed it on Trulia or Hotpads but I got calls/emails from both those sites too). 

A belief in the unknown.

There will be no evictions possible (for now).If a tenant has to make a choice to pay rent or save their money for the unknown, I'm guessing they will make the same cold-hearted, business only decision and not pay.