Do you think it’s an investment that can change your learning curve tremendously?

It definitely escalates the situation though, so I'd research the process and carefully consider the option before embarking on it...but if you pursue that route you can likely escrow Dec 1 rent and I'm sure that will get some attention. 

That helps out tremendously!!

This would be ideal in terms of cash flow (after a few years) and equity appreciation since you'd be achieving tremendous returns on limited equity in the form of appreciation, principal paydown and tax benefits aside from only cash flow. 

Since this is minimal service, to minimize your hourly payroll time, you could consider a solution like ZenDesk for client question intake, and have a VA respond as appropriate and escalate to a licensed agent, though this will have the knock on effect of requiring more systems or contributing to lower client satisfaction when they can't reach an agent. 

Given current rents and historical expenses plus some cost escalation, I believe stabilized cash flow of $12k/year is a reasonable expectation excluding any major CapEx.

Costs have escalated sharply, water up 25%, electric up 30% and natural gas up 33%, and at one property insurance went up 400%.

My brother and I inherited a single family home last year and we also inherited a tenant. This July, the tenant complained about a leak that managed to seep through the walls and onto the floor from the attic. We had ...

Those fees got so ridiculous, that there was tremendous pressure among travelers to avoid the phone. 

After several months of trying to get code enforcement to clear us and not getting any response from there end, and escalating to a superior who apparently did nothing, we considered the matter closed.