My vote is to repair, repair, repair.Water damage can lead to significant problems, from blistering / peeling paint to ceilings collapsing and electrical shorts.

It was easy to file a small claims suit against the person using the online tools available from the court system.

It would take you approximately 11 years (not factoring in rent appreciation) plus that doesn't factor all the systems you mentioned that need replacement.

I'm probably an  anomaly here, but here's my general system: Tenants pay all utilities. 

Buildium is a nice middle ground and can bring a lot of organization if you don't have a robust bookkeeping system.

Does everyone have equal votes?

It went to the grand jury and they voted that 3 charges of child rape were warranted, plus the age charge.

@Glen Michael I've heard Peter Lohmann talk about using NPS scores for their residents and owners, I don't know too much about it, but I think it's a system designed to get a real idea on how they're doing.

We just installed an AI text & dialing system which can handle real phone conversations and book meetings into a calendar.

My vote is to keep the SoCal properties and if you can do a HELOC or equity loan to pull some equity out if you want to buy in Memphis or somewhere else.