Problems with OOS Property Tenants

[Manco Snead]

Greetings,

Looking for thoughts on the following scenario. 

My first OOS duplex, owned for one year.

Side by side, 1976, clean neighborhood, nice backyards

Purchase price: $200K

Total rent/month: $2000

Mortgage: $1000  Rate: 3.75%

Fired PM #1 after 6 months. Duplex needed more rehab work than I anticipated; PM #2 didn't help much to coordinate contractors, so I did it all remotely; royal hassle. Now finally in good shape, $20k later. PM #2 better than PM #1, but not very proactive and seems to do the minimum.  PM #2 put in tenants a few months ago and already have problems with BOTH tenants paying rent. The last year has been hassle after hassle with this property. If the PM can't resolve current tenant issues I may be out of steam and sell. I've spent hours researching PMs in the area; there seems to be no options that would be an improvement over the current one.

If I sell I think it best to get rid of current tenants with paying issues as they would decrease home value. Then just sell it vacant.

Any thoughts on this?

Much thanks.