You got into the landlording business to make money, it is a business not a charity.

Offer to make a contribution of $5000 to Wounded Warriors or a charity of his choice and do so in his name. 

He's not a charity.

Not a charity. 

Perhaps the biggest headache for landlords is smoking inside the rental units (include a "no inside smoking" clause in your lease).Keep in mind that this remains a business relationship, not a charity. 

This works if the seller is not a charity and the buyer is a charity.Not knowing how the case law would effect trying to wrap a 1031 around a 170, my guess is the IRS wouldn't like it.  

Nothing else you can do, your not running a charity.

I don’t run a charity and I also don’t accept people violating the lease.  

I think the folks who have markets/tenants where they can set up an automatic ACH are very fortunate and I am jealous...my market/tenants don't even have bank accounts, so it's usually a money order sent through the mail to my PO box.

You need to decide if you are in business or operating a charity.