AZ Property Not Producing (ADVICE PLEASE)

[Nik Krohn]

I have done 5 deals in the last 5 years and it has been a home run every time except for my first out of state property. 

I purchased a property through a "wholesaler" in AZ. The property looked great but I clearly did not do enough due diligence on the project. I have had the property for 2.5 years and the value has not gone up.

Here are the details of the property:

Purchase Price in Nov 2013: $131k

Current Rent: $845/mo

I pay 8% for property management

Zillow zestament: $131k

Trulia estimate: $139k

I make a little money every month (pretty much a wash) but I am mostly looking on advice if I should just try to cash out (hopefully 20k after realtor fees) and roll that into a better producing property.

If this was your property, what would you do?

NOTE: I just signed a 1 year lease in Feb with a tenant