If terminated before renewal date, owner agrees to pay early termination fee equal to 6 months management fees or the balance for months remaining on the lease, whichever is less.

In the form, I'd put in the definition of "disabled" for an emotional support or service dog (whichever he's trying to say it is), and have the doctor agree that he meets the definition.  

It sounds like you are doing well financially, so regardless of whichever option you end up choosing, I think that you will be financially sound.

I have an 11.37% Cap rate, and a 24% ROI and a solid 1.77 towards the 1% or 2% rule for whichever you follow.  

If so, you can choose whichever way you want to go with this, but remember that your tenant will decide what kind of landlord they have when you do it.

Remember, whichever new tenant you put in will be locked in under rent control as well at the new rate, so in 5-10 years that rate will be relatively low as well.

By that time I retire, I need to either pay off my primary home or rentals whichever is tax efficient at that time. 

;-) - you'll agree that the "W-2" shouldn't be all that relevant, as it's ultimately wealth and/or income of any kind that matters when it comes to being able to pay the bills of which ever sort.

As an operator of any business you are interested in improving/maximizing your net returns (whichever metric you prefer).    

Unless there's another clause in there that says if the property is sold, their lease automatically terminates.I think you better delay closing until you have written proof the tenants agreed to leave, or be ready to have these tenants stay another year.I guess one thing you can do to get them both out, is to point out the same clause they can use against you - and use it against whichever tenant wants to leave.