I realize we shouldn't be so cozy with our tenants, but what could you do. 

I'm using cozy for my rentals - great tool.

I just used Cozy for the first time and it definitely made the application/credit/background process easier.

Large dogs confined in small apartments are prone to barking and destructive behavior.

For my last turnover I tried Cozy rent estimates, I increased rent 4-5% over what I had charged based on previous CL and Zillow comps. 

You can also use the landlord site Cozy.

If you are cozy with the lender, just ask them how they would appraise the property.

I have thought about doing a 1031 but Didn't want to be confined to a timeline- it's already difficult to find a good deal, didn't want to add in the complexity and constraint of a timeline/deadline.  

Keys for me now are: buy below market value, tie up as little cash as possible in each deal (BRRRR), buy only where rent/price is at least 0.8% (I am currently only finding this at price points below $220k), vet tenants well to minimize turnover, set up systems to efficiently self manage (Zillow rental manager, Cozy, Stessa, etc), build relationships with reliable, affordable HVAC, plumber, electrician, etc. 

You may want to try a combo of Cozy with Quickbooks Online for the first one.