I use quickbooks and do not want to change my accounting but thoughts on payments online? 

If your intent was to hold the property for productive use and you can demonstrate that wit past practice, documentation of conversations with your professionals, rental agreements, actual rent, etc then you could indeed do a 1031 because your intent was to hold and something external changed that intent.And the unsolicited offer is the gold standard of something that can change your intent. 

Better financing may change how it cashflows as well.

Hey @Joshua D.You need closing costs, so add 5% ($25,000)Needs repair costs (unless they're currently rented) add $39,000Unless you're taking over the loan, you'll need a down payment, change 0% to 25% ($125,000)15 year AM is fine, you could also do 30 yearsManagement is typically 8% of gross rents, so pretty goodThe Rent/Price ratio looks too good to be trueMost investors struggle to reach the 1 % rule in B class areas, and this is a 3% rule.

Here's what I do instead of rent credits, but gets the same end result:Assuming the entire rent credit would have been $2400, instead of giving the credit from the rent, just change the option price to $2400 less = $97,600. 

A 10% cash on cash ROI could be slashed with a single percentage increase in interest rate.Secondly any mortgage laws, requirements, etc. that may change or negatively affect your property can be mitigated.

I will try to get close to this strategy and change or remove any unnecessary expenses I have.

Change is constant and inevitable.  

I slowly began to re-seat myself back in my corporate role changing companies and being promoted providing that false security again. 

You never know what could happen, that way if necessary you can start the eviction process right away if they change their mind.