So, I am not sure how I would pursue damages and unpaid (2 months rent) if I wanted to.In hind site I should have kicked them out, but I didn't - lesson learnt.  

I have a STR property that is in a FL land trust and I set up an LLC to property manage this property (collect rents, etc).  

I think I had tenant move out like 2-3 months too late. 1031 wise, do I have to rent it out for 2 years in order to avoid cap gains?

Its needs a small bit of rehab to get it ready for rent.

When I rented my townhouse this spring I had numerous people begging for it.

The second floor is a 4-bedroom apartment that can rent for $2,500-$3,000 a month with $15k in renovations.

I feel like I only need to incorporate DSCRs, NPV, IRR and of course growth rates (both expense and rent). 

People need to eat and pay rent.

The issue I am facing is that the property is zoned for residential use only, and I am interested in renting out both the main house and the pool house as separate units.

There's a notable article in the Telegram and Gazette about the spike in demand at food pantries, "Food assistance: Demand at food pantries spikes as rents increase and wages do not".It's safe to say that the majority of visitors to food pantries are renters.