Again, see question #1.Selling as-is means selling it cheap, no hassle, quick sale.

And you know who sells SubTo insurance?

If you have large equity gain, things are fine (and you can ride it out or simply sell).

We'll sell the properties if we can't find a PM company that works. 

So your capital gain when you sell this property will be calculate against your tax basis and not against your mortgage as many investors expect.

But these two live and work it and dont sell e ducation.

Listings are selling for roughly 92% of their list price on average.

At this point I just want to get it back so I can sell it :(

It is a tough market but the money is insane so people just open business and run until they get caught and sell and open again. 

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.