I’m just thinking I need to start at a clean slate.

My business partner and I bought into it  quickly saw its limitations then just as quickly canceled our service  within two weeks.

I suggest using a service like Mayistay.

I would put it on craigslist and FB to see if anyone wants it for free.Otherwise call a junk removal or abandoned car removal service. 

There's no strings attached thereafter or need to agree to ongoing PM services.

That is higher than most, but we want to see you succeed and only way to do that is to be sure every investor has room in the rent income to service unexpected issues. 

From what I see all the people answering to me here (and there are so many) are just coming against and refusing to agree with my simple statement: "a landlord is not above the law or norms by its personal choice or presumed capability to judge what he don't know" or as well "a landlord cannot deny or miscarriage a service to a stranger without a known valid reason and at the same time pretend to be operating professionally or loyally to the moral"Basically I'm telling if you are not able to do your business correctly it would be better to find someone else than you, mainly when your ideas about "squatter" or fair treatment are coming from ignorance or completely invented. 

You're providing a wonderful service to the community. 

the fee-based services seem worthwhile at least while actively looking.   

This leaves $2600 after debt service (PITI).