Clean house and start fresh.

Clean the place up and start fresh with a tenant that is properly screened, paying market rent, and respecting your authority as the owner.Another thought: you may want to consider a property manager.

@Austin Youmans Thank you for your advice.I have estimated repair cost $5k since the property looks good, it just needs some cosmetic repair and most of them like paining, gardening,...

The thing I love about out of state investors that take the time to do that is, they bring a fresh set of eyes!

It's in good condition and is rentable after some fresh paint and maybe carpeting.  

We got calls/ texts (typically in the middle of the night), more like rants, for closet door off tracks, other tenants leaving toys out front, chalk marks on asphalt, leaves on lawn (typically gardener was there every 2 weeks), etc.  

Btw I do have some reports and am in the middle of gathering information, but I’m also wanting to incorporate fresh connections as well.

I am looking to buy a couple of empty lots off the Garden District and put some small (1300 sq ft) houses on the lots.

One way to get around that would be to do the bathrooms and put in fresh appliances right before you list it.

It is my guess, having over 100 SEC 8 tenants, that this women will be grateful for the opportunity to make a fresh start.