Keep VS sell

[Troy Forney]

Hi bigger pockets! I am looking for some advice. My wife and have 2 duplexes and 3 single family homes. Due to higher taxes and home insurance rates, our cash flow has literally been cut in half. Rents seem to be about as high as they can go for now. One duplex in particular in Hammond just had a tenant move out and has literally broke everything in the place. Cabinet doors and drawers and even the built in!! I am now going to have to put approximately 7k in it to bring it back to rent or sell condition. The cost to repair it is close to the net annual income. The tenant didn’t pay last two months of rent and we have put him on collections. I know it’s the nature of the business, but now with overall cash flow cut in half I am thinking maybe just sell it.  I would double my initial investment even after capital gains taxes. Use the money to pay down my 6.5% mortgage on primary residence. Stock market returns estimated to be much lower next 10 years. So that seems like a gamble to me at 52 years old. My question is have you all seen this cycle before? Do you think rents will catch back up with expenses? It’s a good property, but fell it may be time to take some profit off the top. It has a 4.5% 30 year fixed mortgage. Opinions much appreciated.