sell or keep?

[Kenneth LaVoie]

I did an experiment where I bought a fc 2 family in an undesirable neighborhood. 27K, great shape, BRAND new bathrooms, fixtures, etc. All we did was put new carpet, linoleum, paint, THEN enrolled it in the HESP program (efficiency maine) -- added ins. new furance, etc. -- shwoed that we could save 50% of $$$ on energy and got half our money back -- So long story short, we have 33k into it ARV. And (at least on paper) it cash flows around 9k a year -- (we own 100% free and clear) but even if we re fi, it will STILL cf around 7k per year (inc. my 8% mgmt. fee I pay myself) -- however ... we don't like the area. 9 out of 10 prospects don't like the area, so I have to go thru a lot of leads, almost alwway sec 8, etc. so my thought is to sell. However, I'm balking bc it's such a cf gem. What is a good calculation to figure out how MUCH I would need to get for the property and make it worth giving up the cash flow? Or do I just have to do that subjectively and say "hey, if I keep it I might earn x$ per year, if I sell, I want 5 years of that cash flow ... etc.)

Thanks for any thoughts, opinions, etc.

Another idea .... I suppose I could just hire mgmt. company for 8% a year plus 8% per move in / move out and never have to deal with it!