Should I sell negative preforming property to buy cash flow?

[Becca Summers]

I currently own a single family residence that does not cash flow. It's negative $85 a month and any repairs come out of my pocket (Home was built in 2006 so repair costs are low). The debate is, we have 20 years left of the loan with a fixed 4% rate. We haven't raised rents in the last two years, good tenants on a month to month. After fees to fix up and sale we'd net about $20k. 

Should we sell and do a 1031 exchange to buy a new property or raise rents to cover deficit once these renters move out or hit 5 years whichever happens sooner?