This will also help you avoid any discrimination claims or lawsuits. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

It would be nice to work with these tenants, avoid turnover and a potential vacancy gap, etc. 

We still have a small mortgage on the property but obviously won’t have one on the REIT so my question is this:  If we wait and let the mortgage get paid off at closing  can we add personal funds to allow us to buy shares equal to our sales price to avoid the boot and paying capital gains and depreciation recapture?  

I find myself trying to be easygoing to avoid ruining the relationship and turning a good tenant bad. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Money may be tight and you could avoid a vacancy for a few months.

What you want to avoid is having your coverage dropped.

I'm trying to avoid backing myself into a corner here. 

Generally, I would avoid trying to "time" the market.