Would suck to blow the transaction and end up with a $100k tax liability leaving you only $70k to invest.To the comment that you can't 1031 into a flip property - technically you can, you can exchange any real estate for any real estate. 

I want to do this right without him creating more issues.Do I need to give him 30 days from today to move out or can I tell him he needs to leave at the end of his lease term (May 30)?

My wife was born and raised in Bothell, Washington; I convinced her to leave the area after getting married!

So, that really leaves my hands tied with buying any new property immediately.

If i have a starting budget of $25,000, what would be a reasonable amount to set aside for the repairs/upkeep and still leave me enough to put the down payment and pay all the other costs associated with purchasing a property?

All Real Estate has headaches but investing properly for your goals will always leave you an exit when you need it.

Let me run a scenario by you... and here I'm just playing devil's advocate I'm sure you're already frustrated with this individual and sounds like you've already made up your mind.Scenario #1 tenant breaks shower door:Tenant doesn't disclose to you that they broke it and moves out only to leave you with a large amount of water damage AND a broken door.

They can be either 100% or 0% occupied and you will have to spend more than you collected when a tenant leaves. 

Knowing it was an estate, we wrote in that they could leave whatever personal property in the house that they did not want to move. 

@Glenn Gayet congrats on your decision to leave Boonton and move to Denver!