They have median household incomes of 52k and 55k respectively.

Respect that.

Be careful about working with PMs who don't really respect investors.

On here just last week, someone told everyone that all tenants hate their landlords so there was really no need to provide any level of adequate or decent levels of respect or service.

The two that I have held the longest (7 and 6 years old) if sold today would give a true IRR of 9% and 20% respectively. 

I would recommend keeping them, and gradually increasing rent on par with market increase + 1 to 2%.You could get a better qualified tenant, but they could be worse with money management, property respect, etc.

The guide should help you out in that respect.

I am a believer that you have earn the trust and respect of your local vendors as well.

I respect you and what you've accomplished.i do suffer from a rush to judgment when someone who is in the business of raising money brags about 45% returns for LPs.

In each case there is a fee for the first year (something like $20K and $5K, respectively), and then the renewal fee for subsequent years is much lower.