I reply firmly that the rent has been late for the past two months as well as this month and she will have to vacate the property.Again, crickets...There are few days until the 10 day notice period expires and I can formally file for eviction.So I reached out to lawyers in the area and they ask for retainers up to $3k and some $300 consultation fees.

The tenant hasn’t been the greatest: late payment with not always paying late fees, multiple complaints from the neighbors, changing phone numbers, ect .

Also, the fees plus being a forced buyer with a deadline on a 1031 exchange may negate the small tax savings.

HOA is currently $172/month, with and additional $44 for club fees, covering club amenities, including a gym, boat lift, a restaurant etc. 

I dont know your business model exactly but I assume you collect some referral fee from the supplier?

However, if that effort fails, the local agent is equally liable – criminally and civilly – for any fees, fines, etc. associated with the property." 

Enter recurring charges and automatic late fees.

Have you considered a flat fee MLS listing as a way to gauge interest and possibly sell?

HOA fees, in particular, seem to be the biggest hurdle.

The problem with selling is a lot of that equity will be lost when you sell it either through taxes or payments to your listing agent.If you ever have the ability to limit these types of fees and still be able to use your equity to fund additional purchases I think you should.