You should had put a lien against the property in exchange for the loan.

She is returning a very old security deposit in exchange for the tenant leaving the property empty.

If you have to change insurance companies and it's going to increase your premium, the support animals can be rejected.If you wanted to educate yourself and investigate, I'm willing to bet you'd discover these two pits are a sham.

Looking for someone who can do a 1031 exchange for me, along with answering some questions on how the process works and what I’m able to buy once that money goes into the escrow account.

Guarantee it's a lower hit to your monthly payment than Freddie Mac's estimate of monthly PMI being roughly $40-$80 per 100,000 of loan amount, per month.Also, many lenders will pay the PMI for you in exchange for a slightly higher interest rate.

Some options I was considering are buying out of state, refinancing, 1031 exchange.

What are the requirements (if any) for the purchase agreement when selling a property you want to enter into a 1031 exchange? 

And everything is expensive so what's the point in selling unless you are going to leave the state.As far as investments, if there was an "appreciation forgiveness" tax break for SFH's I bet you would see a lot more investors selling right now.

@Jerry Hodges Your best bet will be a short term hard money loan,your newly formed LLC will have no income or credit history.Get the HML fix the property rent and refinance it to a longer term.You will still personally have to qualify for everything.Best of Luck!

I would say your best bet is off-market.