I’ve never done a 1031 before and every Google search along the lines of “retroactive 1031 exchange” is about reversing the sale of a house you just bought, via a 1031.I’m talking about buying a house weeks before your old rental sells, and somehow having that whole transaction fit under one 1031 exchange.Last thing I would want to do is pay pay the new property’s downpayment in cash, and then turn around and find out it doesn’t qualify for a 1031 since I bought it before selling the first house, and then also having to go buy another house with the 1031 funds, and never recoup my own cash I used on the new rental.Hope that makes sense, I will be happy to clarify if it doesn’t.

Look into ways to pay for it, check everything carefully, and figure out how much money you might make.

Section 8 is a tool for landlords, NOT a cure-all.Yes, a landlord can sometimes get higher rent via S8 than they can from cash paying tenant, but only in Class C- and D areas.

You'll pay more than you think. 

You would likely use the proceeds to pay off the HML, leaving you with a new mortgage (which you paid to get) and a HELOC payment (and possibly a residual balance with the HML). 

Worst case, you pay for the eviction and get rid of the headache.

If they were paying market rent, things may be slightly more palatable. 

If you don't plan on filing a claim unless its at least 5k, why pay a premium for a smaller deductible?

I’d be happy to connect and run the property by some developers and investors I work closely with to see what price they would be willing to pay.

Who is paying for the damage to your unit?