It’s actually kind of sad that our education system is so lacking that people enter the adult world with zero competency in finance.  

You sign a drawn out contract that gives the warranty company a long lists of outs and exclusions.

A 1031 exchange is NOT available for owner occupied property so that’s the bad news.The good news is for owner occupied primary residences, for married couples, the first $500,000 of pain is tax free.No need to worry about a 1031, live in the house, sell it, use the $500,000 exclusion and you pay KP tax on whatever profit may exist,2.

I realize you are still looking at a house hack and I would encourage you to focus on that, "since February" is a bit vague (is that inclusive or exclusive of Feb?)

I use Zillow (and its network) exclusively now and have not had any issues finding tenants.

He's exclusively PML up and down the eastern shore.

This will allow you to take advantage of the Section 121 exclusion and you could do a 1031 exchange into the new property.

It is close to the downtown area but the majority of area is bigger lots and on the other side of a prominent hill that gives it a more out in the country feelFoothills is the most exclusive areas with higher price points and lots of upper end shopping and diningMarana and Oro Valley are the newer "suburban" areas of Tucson that have the laid back walking and biking paths, golf clubs, snow bird / retiree type activities that draw visitors in and then get hooked and eventually buy homesIf you haven't tried Tucson yet, there is quite the variety and with snowbirds leaving, there are plenty of current STR's ready to host you as the summer warms up. 

What kind of exclusives in the area does the current tenant have?  

Many of the things that made CA the titan have changed, CA does not have exclusivity on it as before.