Get out of your comfort zone.

Multi-family properties typically draw transient tenants, singles or couples without children, who stay only 1–2 years and cause moderate to serious damages.

What would help the community is for you to share as much info as you are comfortable, but the appraised values, current loan balances, and the current rents would be a good start. 

Looks super promising for those staying up late on FB a few nights a week.  

Keep rents lower than the going rate and give them an incentive to stay like no pet fees or upgrades to the homes.

We tried to sell in 2023, but the tenant had health issues, so we decided to let them stay.

The reason I stayed so long is that every time I was about to take some kind of action, they would suddenly show progress.

I'll echo what Zeke mentioned about interviewing multiple realtors / PM's / Contractors to make sure you can get a good idea of what the area is like, in addition to working with someone you're comfortable with. 

update on this, in my opinion unconstitutional law. in December 2024  a Texas judge put a stay on the Transparency Act.

In those cases, the main criteria we add to our lease is that everyone that comes to stay there must be subject to a background check paid by the company.