Need advice fast offe in hand Bad area but good rental income

[Dustin R. Smith]

Not sure what to do with this one...sacramento based for some reference.

Bought a flip cash ($85k purchase plus $30k rehab) and didn't think the are was to bad also I wasn't concerned because I had a tenant in hand at $1200 a month plus they pay all the fees, again to be clear ALL the fees, HOA, prop tax, utilities, maintenance.

Rental income per year would be $14,400

We put it on the market to sell at $175k and all the feed back was great property but the HOA is terrible and doesn't maintain the outside well. Lower the price, lower the price again and now I have an offer in hand at $140k. After fees I get $132k. 10% return, over 7 months of hold plus $1200 months of rental income that I don't really account for but it's in the back of my mind.

Selling the property gets me out of a long term headache...WHICH AS OF NOW HAS NOT BEEN A HEADACHE SINCE THE RENT CHECK IS COMING IN. and selling gets my cash back.

I’m not happy with only a 10% return but I am

Also considering that if I just keep it as a rental I make $14k a year. If the market drops by 20% or 50% I’m still getting my rent and the loss of value is only on paper.

With all that said it's not in a great area and I'm not hearing great feedback on the HOA.

So should I sell and chalk it up to a 10% gain...but hey at least it’s not a loser. Or should I just consider the longer term play and keep

It as a not so ideal property that makes money.