I dont want to get too far ahead, but the next mental steps appear to be:1.

I'd also like to echo the sentiment of others in saying that it would be better if you just invest in a REIT or CD (chosen based on your appetite for risk) until you're back...BUT, and this is a big BUT, I feel that instead of investing money over the next 3 months, you should invest your time into learning about REI & read books that will help give you a great confidence boost and "success mentality".

Their punch list was exhaustive, but didn't mention the fireplace insulation.

They wil leave when they leave but mentally I want someone who is planning upfront to stay.

Good for you on having the right mentality going forward.

I think this is a route many people overlook because they have a mental barrier to other people living in their space.

I just don't want to find that great oppurtunity and not be in the position to pull the trigger on it because I'm putting everything towards my debt -  especially when I'm mentally "all in" and ready to do this after so many years of just dreaming about it.....It's that whole patience thing!  

I definitely can agree with The One Thing mentality, and that may be the best way to go.

This is far from an exhaustive analysis into the mechanics of 1031 exchanges, but the high level thinking may be helpful to those looking to understand one of many dynamics impacting the current buying landscape.

It was probably mildew anyway.And make sure tenants are using the exhaust fan in the bathroom -- even my college-educated sister-in-law thought the main purpose was for smells (so didn't use it for the shower), but the MAIN purpose of a bathroom fan is to remove moisture!