I was in Mobile, AL when I started but moved across the state line both because I liked Pensacola but also because I thought the landlord/tenant laws preferable here. 

Also, can anyone recommend a solid accountant for everyday investors who can provide reliable advice and is reasonably priced?

Gradually increase the rent or be flexible in terms of them moving giving them time to find a new place without penalty of breaking a lease.

Strict HOA - move on.

I plan on doing my own investing moving forward, but have been very happy with the monthly checks. 

If it was 2021, maybe even the middle of 2022, I wouldn't even ask this question as I would expect the results to heavily favor refinancing your primary into a rental property, taking the funds from your equity growth, and reinvesting the capital into the next property.I have heard many homeowners/landlords recently leaning toward selling their primary residence and moving the capital into something more passive.

I may even sweeten the pot and offer to pay them a few thousand to help them with moving costs.

A contractor has quoted $7K worth of work to move the water heater, relocate the hook ups, remove and replace walls etc in order to allow for a conventional 2 machine setup. 

I'm looking to sink some money into the kitchens and bathrooms to upgrade and wanted to see if anyone can recommend a reliable crew of contractors you've worked with who can meet me that weekend to go over the scope of the project for an estimate.

The goal is to use this property as our main home for the first year, and then move to LTR.