However, I have a lady that has been in my house for 4 months.

I understand if this person is renting the whole apartment unit, but how does the ESA works out in shared housing?

(I live on the other side of the house, 2 bedroom and 1 bathroom).

Selling a house from my father's estate.

If the house is vacant, have the tenant pay for all of the utilities themselves. 

Be very careful when calculating for a refi or sale-  recent zoning changes have been confusing and ridiculously restrictive for student housing-  some properties are $50k for a reason, run-  it looks... bleak.

What are the specs of that house?

I am generally biased towards house-hacking if possible and also BRRRR.

Could you buy another house hack instead? 

If I sell a single family house for $1 million which has a mortgage of $100k, can I do the following: I buy a single family house property using 1031 exchange for $1 million and get a mortgage of $700k .