Then sell it and take advantage of the $250k (single) /$500k (married) 121 exclusion as well (which is even better than 1031 in that your gain is tax-free not merely tax-deferred) as well as 1031 if your gain is in excess of $250k/$500k.

@Robert Wong If you move back into your rental and convert it to a primary residence and live there for at least two years you will be able to qualify for the 121 Exclusion.

Are you able to take advantage of capital gains exclusion?

Once I get all of my tenants switched over to cozy then I will shut down my buildium account and exclusively use cozy for rent collection, tenant screening, listings, etc.

If your insurance carrier excludes coverage of aggressive breeds, then it is safe to say that you cannot provide reasonable accommodation that wouldn't affect you financially.Equally, if you had a reasonable fear of aggressive breed dogs, that could also be argued to support your exclusion of aggressive breed dogs as you have to be able to enter the property for repairs/inspections/etc. 

Please be sure to read and understand the exclusions and exceptions from coverage that will appear in the policy before you close.

There are also some attorneys here on BP like @Jason Marino who deal exclusively with asset protection and how to properly structure everything.  

More likely have done an inspection prior show you the property to an investor and have decent rehab calculation. and also have 100% control of the property (that means no daisy chain) , (gets all the deal through his one marketing, all off-market deals) (works with a good title company and provides Marketable title) Pros:(with a pro wholesaler) Predictable SpreadAll done for you, all leg work. ( preliminary inspection ) Personal Service (helping to get your criteria and deal, practically for free)  (until you decide to commit to a deal) All negotiation Done for you with the seller, ( normally Will handle all issues with the seller)  (less headache for the investor)They are investing all the marketing from their own money ( not the investor) Exclusive deal ( off market) (NOT ON THE MLS)Less risky than buying in an auction. 

@Joshua Martin, As you're starting to think duplexes and house hacking the 1031 exchange and the primary residence exclusion can be your two greatest friends.  

Below are some of my findings then and they may be regionally exclusive to Southern California.