I did point out that they are asking me to enter into a further 3-year contract with them when they are already breaking the terms of the existing contract, but they are so entitled and oblivious that the reality escapes them. 

You don't need to 1031 a primary residence if you've lived there for a while as you get tax breaks on the sale.

Having that deadline pushed me to stop overthinking and start taking action.Another thing that helped was breaking down the process into smaller, more manageable steps.

These are not the same quality and break down much quicker. 

Give them both a poop scoop for early christmas gift.Let neighbor know the problem is out of control and an unleashed dog is also.Let tenant know if the dog is in the front yard she will have one foot out the door. 

After a month of staying in the unit, the Tenant calls me to tell me that they need to break the lease because he has to relocate unexpectedly.

Does your lease say they must follow the R&R and are liable for any fines by the HOA for breaking the rules?

I am currently in contract with a relatively new single family home that looks like might produce some cash flow or at least break even the first year according to the property calculator. 

i think you'll be around break even or maybe slightly positive at 8% interest (do you have numbers?) 

No more rod replacements needed, unless it breaks.