The value you seek is smallish, so I would look for an LTV they would like, seek terms you would like (no prepayment penalty, 20yr arm) and then 3-4 months post COE, slam your cash into the loan, it that's your choice.

I would like to know you guys opinions: - it is renter's choice of their life style so I have no place to say anything about their living conditions, even they are abusing my property? 

Put the equity to work in [your choice here].  

William Dickey - You have two choices

SFHs aren't my first choice for house hacking but willing to do so for the right deal. 

Still, it's a good idea to be choosy in your choice of partner(s).

Three choices.1) Experienced agent2) New agent who wants to get things done3) Lazy agent who does just enough. 

There may be another option to your current choice of cutting the rent or cutting the renter loose...If the renter has been able to pay $2600/m for the last three years, they may have some other financial accomplishments to be proud of.  

Success is a process, failure is a choice

Success is a process, failure is a choice