@Michael Vernon Unless the tenant provided an application, met the screening requirements, and signed an agreement with you, you're under no obligation to rent to them.

The risk is no matter how well you screen the tenants, you really cannot be sure that they will take great care of the unit, pay on time, etc.I believe you should honor your lease. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

You should still screen your tenants.

We have a family friend that will give us a loan (any amount) at a flat rate of 10% interest no questions asked.2.

I don't rent to anyone that can't pass my screening and my screening requires a Tax ID and a government-issued ID card.

Put a deck on a the flat roof which had a door to walk out on.

If you aren't informed about the situation, your discovery will have you landing flat on your face.

should I do a flat rent fee that covers everything or do it split up every month?

IMHO that is superior to a 1031 exchange, particularly due to greater flexibility on timing and the flat recapture rate on the backside of the investment.