What dollar are you hoping to net or if an assignment or wholesale deal the buyer expecting to net? 

It's a few hundred dollar per month upside with a $5-15k downside risk. 

Every month the rent covers your expenses and not only does it put a couple of dollars in your pocket, but it also builds your equity as your tenant pays down the loan.

If you have to replace a roof or HVAC in a few of them you are down tens of thousands of dollars.

@Christina ColonIt sounds like this tenant could be a problem in the future - however, if you boot him without planning and your place sits vacant for a month or two, you're likely down a few thousand dollars instead of a few hundred bucks for landscaping.If the landscaping costs are relatively inexpensive, you could plan to not renew the tenant, start showing the property to other tenants a month or two before lease-end, and have a new tenant (who won't complain about handling landscaping) begin renting within a week or two of the problematic tenant moving out, thereby saving you lost rent on your place sitting vacant.

People seem to forget their guests are paying down a mortgage and the taxes you're saving is real dollars...consider rerunning your calc to improve your perspective. 

And use those dollars to buy a property that adds great cash flow but maybe doesn't appreciate as fast. 

My boyfriend got a hero loan for 16,000 dollars 3 years ago.

Had first GC walkout on it midway.... not fun. 

I also believe every dollar from my residents' paid rent goes toward principal reduction.