This it is where it gets more complicated.of course the is not legal advice and you need to do your homework but if you have money in an IRA then I recommend you put it to work in something you have control of and enjoy leaning about.

I've worked with investors in my private lending business for the past 3 years and really enjoy it.

With rental properties you can easily have a paper loss for tax purposes while enjoying positive cash flows during the year.

I also really enjoy Mike Ferry stuff.   

Now I am enjoying the income and also doing sideline business such as HML. 

You just have to keep going until you die :) This is why at the end of the day , the most pragmatical use for 1031 is either:1. move it to primary2. 1031 it to STR in vacation place that you would enjoy a "free housing" but you would never live there as primary home/3. or pass it to the kid so that your kid could have "affordable housing"4. or do structured and timed selling like UPREIT.

At $2800/month for that property, you might consider reinvesting or just using a HELOC so you can keep that low interest rate while enjoying the equity you've accrued.I'm in Sacramento, it's the perfect balance between appreciation and cashflow.

I’ll reach out soon - enjoy your you Thanksgiving!

So, as much as I’ve enjoyed my inherited renter I think the time has come to say goodbye.

So what should I do to cover myself against any claims of nuisance, habitability, quiet enjoyment from the lady/son tenants?