Sandwich LO are even better.First and foremost, NEVER combine the two into one contract as the seller.This topic is a seminar unto its own, in order to fully explain what I wrote above, and to understand the why and how. 

From what have been explain to me there are advantages and disadvantages in both situations and they aren't exactly interchangeable.Don't know much more than this. 

Also talk to them and see if them paying on the 1st and 15th works better for them (if they are paid twice a month), but explain that the late payments need to stop.If you don't renew their lease, check your local laws to see how much notice you need to give and what the rules are.

Here is the how I would explain it to a kindergartner:The true power of a 1031 exchange is the ability for an investor to meet their investment objectives without losing equity to taxation.With more money they can buy larger, multiple, or more productive properties.What is the alternative?

If you read the link provided it explains how to list properties on MLS   you just have to make the disclosures..

I explained why I did this. 

I think I explained enough.

I also recommend explaining what the penalty will be if she's not out as scheduled.

Just let the tenants know why you are doing it and explain they will be renewed (if you like them) no problem. 

@James Wise has a great video explaining this: As an investor focused agent with boots-on-the-ground here in Cleveland- I would love to help you find and purchase a solid property!