You don't need to spend a lot of money getting a lawyer involved at this point, because there are steps you can take right now without needing one.If you are concerned about your tenant's physical well-being, you can have the local sheriff do a wellness check. 

My current rate is 3.625% and I'm concerned I won't be able to get something comparable with the rising rates.

I am prepared to break the lease in the event I find something before August.I have read lots of information concerning the competitive market, cash buyers and the limited amount of duplexes that are not distressed. 

There are issues of concern, but every company should be searching for the best value for its dollar.There are charges that I believe should be included as part the management fees I already pay.

That's awesome - decide which path you want to take SFH, MF, Commercial, Mobile Home Parks etc and get out there and start reviewing properties. 

That is the thing that I’ve been concerned with regarding managing a listing from afar.

Once that tenant takes over, you have to release the old tenant.The other option is to negotiate something new with all parties concerned.

Also, you mentioned that if I do the three things you mentioned above in the "practical method"   I can avoid getting into IRS trouble, but there is a concern about if it breaks IRS reporting rules... 

I would definitely hire a real estate agent if you're concerned with finding tenants quickly.

Mold is starting to form on the carpets. i'm trying to close sooner but the concern is if I cant get in 30 days, mold will begin to grow.