First of all, Require Renter's insurance with personal liabilty to all your tenants. 

VA loan will require me to occupy one unit.

So my conundrum is do i just keep renting to a new tenant and deal with the maintenance expenses as they pop up, or do i try to get out now before a major expense pops up and just take the little bit of profit (less the capital gains tax)?

I use the Authentic Plank product from Southwind which is an 8mm thick plank and does not require an underlayment.

Maintenance is often the most labor intensive part of Property Mangement.  

Seems that someone who is VPBD would not be at this level of detail - but I don’t know how they work.In my research I found:(1) MW506AE is the application for exemption the comptrollers need regarding a 1031x, and needs to be sent in 21 days prior to closing.(2) MW506NRS is the withholding exemption.I think my CPA will handle #2 but #1 is essentially the main form in the whole timeline.I understand what these forms are and would like to get a title company that is also versed in them and not guess what needs to be done.My QI already said they will not fill it out and I guess doesn’t have all the information required for it.

Is there a recommended option for washer/dryer that doesn't require coins/bills but instead takes phone pay or a card, so that both tenants and prop managers don't have to deal with coins and bills?

They may feel a sense of entitlement, and they may not even be good renters.Unless this is some unique situation like a ranch that requires special skills to maintain the property, I recommend you remove the caretaker, spruce the place up, and put it on the market at market rates.I also recommend you look for a professional property manager that can help you navigate this immediately.

We advise using Mortgage Brokers since they have much more flexibility than banks and can draw from hundreds of lenders with varying requirements.

Unfortunately,  Georgia law requires an attorney at closing.