You can take any proceeds tax free and roll into a different investment. 

And you get feedback at a level high enough to determine how to proceed. 

Everyone wants to share their negative stories about Property Management Companies and then make the leap to bashing ALL PMCs!

Use tax benefits like depreciation, repair deductions, and tax-free refinance proceeds to offset income, and consider an LLC for liability protection.

House hack another property with a low down payment loan and use the remainder or the proceeds to either renovate or purchase another investment property?  

Our exchange didn't work out and they returned the proceeds via wire as soon as our 180 days were up.

And you must use all of your net proceeds in the purchases.The opportunity for you is that you can allocate the cash from your sale anyway you want. 

I'd proceed cautiously.

Someone in the legal profession told me that we can give her 30 day notice and then proceed with an eviction. 

Most of the one bedrooms that I have seen in the area seem to be going for 800-950 so I don't think I would have much of a problem, but I definitely want to be well informed before proceeding with this.