When my parents wanted to increase the rent, they just did it a few months before the end of a year of rent, they inform the tenant of the rent increase (it's usually just a small amount) and the tenant usually agrees since it's a pain to move from place to place.

My buyer’s agent is acting like we’re being a pain for even making a deal of it.

But the 1031 exchange only delays the pain. 

Risking your EMD because you couldn’t fund the loan would be a painful experience.

It would be a pain (and $), but maybe help too in the eviction process to send registered letters of this nature - at least you would have documentation that they were sent - CYA for yourself. 

Read the signals of the parties and they will tell you when they are motivated and when they are in synch with your plans and goals.

If you still want a lawyer I work with Levin Gann PA in Towson and have been working with them for years and they are great. 

However, if you can't find a workable solution it signals general tenant uncooperativeness.   

Dear Mike in the Scorching Heat (we're in Phoenix; we share your pain):You've got a good attitude about family. 

It's also impossible to ignore that COVID has crushed supply chains... and we are finally feeling the pain.