It dictates the rehab budget, and the properties to be analyzed.You're "side of town" (country) is, and has been for decades, an appreciation heaven.  

You should proceed through the proper eviction channels dictated by your state's landlord/tenant laws.

Never let a tenant dictate what you provide, if you start off your relationship with them by being very hospitable and providing extra things THEY desire, I believe this sets you up for them to subconsciously have a feeling of superiority over you. 

Plus, the "third world dictator" look (while awesome for some purposes) drew awkward attention when driving around el-cheapo neighborhoods looking at houses!

The Statute of Frauds dictates that a contract for the transfer of an interest in real estate must be in writing and must be signed by the party against whom the contract is being enforced.

@John HodsonYou might let the market dictate what you do.

Your property management agreement dictates how it is handled.

I bet there are many opinions in appraiser forums as they'd like to control their silo just like anyone else but their job is to evaluate based on what banking rules dictate. 

@Jeff B. is right on - the QI must be in place prior to the closing of the sale and the dates of that closing will dictate your 45 day identification period and 180 day exchange period.

@Travis Reed - Fannie Mae and Freddie Mac (they purchase and securitize the bulk of conventional loans and dictate lending guidelines) implement loan level price adjustments, where different types of loans carry different pricing.