Because you have not held the property for very long and because you have a history of flipping houses your 1031 will be suspect from the beginning if you're ever audited.  1031s are available for property that you purchased with the intent of holding for productive use.  

However, he's given us the distinct impression he won't leave easily.  

Hi @Rian Greenberg, if you’re an accredited investor there is an investment product called a DST (Delaware Statutory Trust) that might be beneficial for you to learn about if you decide to perform a 1031 exchange.DSTs eliminate the day-to-day hassles of property management, allowing for more free time to do the things that are more important.

Do not waste your time and keep the bulk of your work income productive.  

@Riley KuranishiI was mistaken in some of my posts, getting two distinct laws mixed up regarding the definition of service animal.

I have purchased 40+ properties using it ... great product and great price in my opinion!

Love your product, by the way!

Be smart and protect yourself, screen your tenants thoroughly and provide a quality product and I doubt you will need an attorney anytime soon.

Any other products you would talk about on this site - private money, hard money, etc, are going to carry the same higher costs.

Do what you can to keep you income productive.