Once my property manager and myself got rolling on my value add the process began to run extremely smooth even with the extensive rehab of the property. 

There was a discrepancy regarding the title and the close date kept getting pushed back.

You could do a 1031 exchange at this point and roll the proceeds into another property.I think I would sell now when you wouldn't have to pay capital gains taxes.You could use some of these proceeds to buy another rental property and take advantage on a low down payment on your next owner occupied property.

Economies of scale sometimes push people to own more so that they can afford to do less.

Do I have to push that in court though?

I'd tell him he has to pay a company to clean and if he refused, especially If the rent could be pushed up more than 15%, (maybe 25-30%) with a nice reno, I'd kick him out and reno.

Hopefully the tenant/buyer will cash me out in the next 6 months so that I can roll that money into a new deal.

@Dan Kevin, welcome to BP and congrats on getting the ball rolling. 

I've done several condos to get the asset base rolling, but don't stay in them for too long.1031 out once you've made some cash flow and appreciation.

I've been meaning to close my accounts through EJ and roll them into a fully self directed account elsewhere anyways.