It's a blue-collar area and was decent until we got the "book end" neighbors.

If you can add a legal ADU at $25k in the Austin area then you should add it.  

On that note, any good PMs anyone would recommend in Detroit area?

What's the condition, what's rent potential, is it in appreciating or depreciating area? 

I would recommend checking with some local insurance brokers in your area, they may know more carriers that are available."

I’ve got 31 units, and I’m sure there’s 4-5 other landlords with 15-50 units in my area.

If it were me, I would reach out to other franchisees in your area (perhaps your Development Agent might have some insight...see...I know the Subway lingo and I've done Subways in my banking days).

But there are a few ways to shake things up:Cash for Keys: Offer them money to move out.

Do not rely on your subcontractors to know/perform the code correctly for your area.

Hopefully, not an expensive tenant or Fair Housing lawsuit.100% of what @Travis Biziorek states is true, but he left out a key fact - he lived in the Detroit area when he started investing here, so was able to self-manage and meet everyone he had to hire face-to-face.