Turn 4-plex into m2m or sell and buy a STR in a vacation area?

[Tammi Bieniek]

I bought 2 4-plex a few years ago. They have been LTR. gross $2900 each per month, current appraisal is $220. I had pretty bad PM, I finally was able to get a good PM, this year. Now I have caught the STR bug. They are directly across the street from a major hospital, so I was thinking of turning them into m2m for traveling nurses or families of patients. In order to do that I would need to put mini-splits in each unit, currently have window ac, get new windows, new roofs (already ordered) update kitchen, bathrooms, furnish the units, and will have to do 1 by 1 because I need to wait until the tenants move out, etc. Basically, lots of noise for the next year. I don't think the nurses would appreciate that. My PM already said they will not do m2m, so I'm looking at self managing, but I'm also almost 4 hours away. Plus, that's a lot of cash to make them pretty. Not a vacation area, so I don't even know if there would be a demand for that kind of housing.

OR

Should I just sell them and use the cash to put a down payment on a nice turnkey vacation home that is already a STR?

Any advise is appreciated!  

Thanks!!!