If your tenant is consistently avoiding communication and not paying rent, eviction might be a necessary next step to regain control of your property.

This is a situation outside of my control.

The tenants know the mini split is their best bet for controlling temp on their side, but they do not want to not pay for the energy to run it and would prefer the gas gets used (gas is included in their lease.) 

As for the 1031, while you as an individual LP cannot 1031, some syndicators will allow the syndication to 1031 from one controlled deal to another.  

Condos are a much riskier investment than a SF rental because you control so much less of the deal. 

This is one of the most passive types of investing, but still gives you control of the property and investment.  

I sat through 2 ridiculous training sessions then they took control of my meta account and 4 months later, I still can’t get them off of it.

Any delay or failure in the performance by Landlord hereunder shall be excused if and to the extent caused by the occurrence of any event that is beyond Landlord's control, such as fires/ floods, earthquakes, wars, sabotage, terrorism, vandalism, governmental acts, injunctions, or labor strikes, acts of God and any other occurrences that are unavoidable or unpreventable despite reasonable efforts to prevent, avoid, delay, or mitigate the effects thereof."

DEBT is for GROWING, debt-free is cruise-control. 

I just told her, "I am not trying to control you, and I would never say that you can NOT buy something.