We always hit the 1% rule in this market and usually are closer to 2% without compromising on our strict neighborhood criteria.

Some areas have strict rules on single-family house hack situations so you will want to check that if you haven't already, especially if it is not an ADU.

So I visit tenant and give them letter and my own contact info and confirm new method of paying the rent.Quebec has strict rent control, and timeline to inform tenant lease change (including rent change.

There should be no need to 1031 because it was your primary res so you wont have cap gains.That being said, STR is the current buzzword in RE, and Hawaii is very strict with theres and requires licensing to do it.

If interior appraisal is required, I would appreciate any feedback on how to look for a lender that will allow owner occupied sale with private money or less strict terms.

According to the National Association of Realtors- https://www.nar.realtor/ (Which, not all real estate agents are members of), there is a strict Code of Ethics you can read on their website. 

Currently, just like Arizona Gun laws, no city, town, county, or municipality may pass any laws more strict that the states laws, which are basically no rules. 

I know you likely want to be really helpful for these guys to go above and beyond, but always try to do that strictly in your lane, its enough.Your role and what you are likely covered for is the lending piece.  

It depends on if you are a strict Constitutionalist or not, meaning laws must follow the Constitution as written with the understanding that the Founding Fathers explicitly said what they meant.  

Strictly speaking a husband/wife LLC in a non-community property state is not a disregarded entity.