Joannie, Sounds to me like you have made that decision in your head already, then i say go ahead and sell it. if your mind is not in the place and feel it's too much for you to manage at a distance then don't stress over the property sell it, and yes you can do a 1031 exchange and it may be worth starting to look for a replacement while you list the house.

I would stress to  them that you cannot try to get a tenant in early to save them some money until they turn their keys over and sign a release that they are moving out early.  

Risking someone else's money comes with a lot more stress and responsibility especially when it is a friend or a family member (at this point I assume those are the only people who would consider investing with you).

It was a stressful month - I had to get the house in order, furnish it, and try to get a renter.

@Chris Chesser I've discovered that I don't deal well with stress, and real estate can be very stressful.  

Red flags right off the bat include anyone who stresses they can move in today, good tenants plan well in advance.

You've clearly said you're sick of them, so  why continue to stress yourself out.  

As a corollary, if you rent to people in the lower income bracket, your residents may become more financially stressed.

Don't stress.

I hate to chime in and burst your bubble as well but even without the closing costs, the STRESS of buying and selling can eat you up.