We are selling and doing a 1031 but it has complicated matters with my parents on the title because I have a second 1031 rolling (parents not on that title) and want to combine proceeds into a single replacement.

Next would be to get a quote to rip up and replace the carpet and repair the holes in the walls.  

I need to replace the kitchen flooring in a condo due to a water leak.  

If you're okay with that, I would highly recommend Modern CPAs: https://www.modern-cpa.com

At this point, thinking of replacing flooring, adding cabinetry, and replacing the counters.

If the home does not have any existing liens outside of the mortgage that is being replaced, I don't see why owner occupants would be unable to buy.

Updated the kitchen and bathrooms, pulled out old carpet and replaced with engineered hardwoods (upstairs and basement), repainted the entire interior of the house, new lighting throughout most of the house.

Meaning, the big ticket items that I am replacing are in complete disarray. 

When you rented to that tenant three years ago, a water heater may have costed $900 to replace and today it is $1100 (example only).

If your QI doesn't get it ask them what the reinvestment requirements are - purchase at least as much as your net sale and use all of the proceeds in the replacement purchases - nothing in there about number of properties at all.