great alternative way to look at it. thats sort of how i was leaning with my logic. like i would rather keep a good tenant for a long time and "lose" some market value but guarntee no vacancy. i figure i could write in a large penalty for cancellation too prior to term ends.

Since there are many more listings competing on the market than in previous years, it’s crucial to prepare a listing to stand out among the rest and work to address buyer objections prior to going on market.

This is not legal advice please consult with you attorney).Consider a step-by-step process increasing the pressure on the tenant with each step while accumulating documentation (which will be needed in Eviction Court):As per the prior comment, first contact the State Agency sponsoring/funding the Section 8 payments and document for them all the issues to see if a resolution can be reached.

Having installed my own 14kw solar panel system on my own house without prior experience, I decided to do it myself on weekends and before and after work.It was way steeper than my roof.

If the lease says 72 hours then they are in violation and in most states you are required to give the tenants notice and x amount of time to correct the situation prior to eviction. 

the normal tax liability is based on the amount withdrawn prior to the 10% penalty being assessed.

It proves prior intent.And yes, you have to pay the property taxes too because you own the property.

I recommend seeking out a mentor prior to joining a brokerage if you can.

Since you failed to accept our prior renewal offer, we are immediately listing the unit for rent at the new monthly rate of $3,500. 

If you want to completely defer all tax  then of course you'll need to line up the 1031 and complete it with the purchase of that property you'll then use for investment (with some personal use) prior to moving in and converting it to your primary.But the other way would be to start a 1031 exchagne in one year in such a way that it's 180 period crosses over into the next year.