Focus on finding a replacement with strong tenant screening processes and performance guarantees.

Some cities like Longview seem pretty strong, but other cities are dying. 

If you can make some relationships prior to that with agents in the area who do what you want to, you can find yourself on a team or at a strong brokerage that matches what you want to do.

@Sean Gallagher - My initial reaction is that if you're thinking about a property manager to help oversee the daily operations you're probably at a point where you need to get one.

He is the one that initially introduced me to Lee.Have a great day!

By the way, Phoenix’s rental market has been on fire lately, with a mix of strong appreciation and reliable tenant demand.

I have no particular area that I'd like to start with or focus on, but probably prefer somewhere in the south of the US due to my strong aversion of winter.

From what I’ve heard, it costs around $1,000 to initiate an eviction with an attorney.

The mortgage has gotten out of hand due to property tax increases, miscalculated escrow, and an increase in my interest rate from an initial buy down, increasing from $2600/mo to $3200/mo.

If not, cut it all out and put down some strong sturdy plywood.