Now, it seems that the condo was a bad idea because of the HOAs, and we want to get out.

I need a 1031 replacement property badly.  

You’ve gotta take the good with the bad and see the silver lining in everything.

I have seen properties with bad language in the lease and the existing tenant, essentially a train wreck waiting to happen, that i have passed on buying - life is too short to take on known problems. 

That's too bad that you moved before using the $500K exemptionbut with the trade war that started in 2018,you might want to sell and stay in cash...

OREO =  Other Real Estate Owned             its a banking term that most bankers never want to hear and quite prevalent in the GFC. and I had my fair share as a lender as well.. these are when you making originations that you expect to perform then they don't and you have to foreclose... when you buy a bad note or NPN not sure what you call the asset as you half expected to get it back.. half expected to turn your borrower around and or end up with the asset.

2) Avoid Misunderstandings - be up front and clear about every aspect and with every person - Do Make full disclosures, put it in writing, people have bad memories3) Avoid putting your (career) ladder up against the wrong wall and climbing it - Do think about what you want for an outcome and walk the steps backward on paper to outline how to get where and who you want to be

They'll consider you the big, bad faceless Landlord who's ridiculously wealthy and won't be hurt to replace a stove/refrigerator/furnace/etc.

$45k isn't too bad.

The LVT is easier to work with than brittle tile that may chip or crack when you try to shape it just right. .And if there are multiple tubs with the same base profile, it will go pretty quick once you have a template.It won't be that bad....don't overthink it.....With the "crown molding" look to the bottom of the white tub, there may be a slight flare/lip to the very base...probably not, but just a thought if you are trying to put a piece of quarter round up against it$2200/month for 1 bedroom units...... damn....that's coastal CA for ya.....