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? 

Sold 1 property and considering selling the other which is similar to what you describe.The legislative environment looks to me like it will only get worse and not better for landlords....why bust your butt to have the government so far up it that you cant enjoy the rewards of your work.I recommend the sell option while the market is hot with people fleeing NYC

And you also need to give notice before entering a tenant's apartment which gives them ample time to hide their guns.But just because police need probable cause and a search warrant doesn't mean they aren't looking for crime in public areas where they are patrolling on a daily basis.You cannot search a tenants home period.https://www.landlordology.com/implied-covenant-quiet-enjoyment/

I enjoyed having her as a tenant. 

Just like transactions where I work you CHOOSE who you want to work with.I value the relationship the most.I work with clients I enjoy and it is a pleasure to do business with.

I will say I wish I had gotten the book to go with it since enjoy reading an actual book for things like this.