My thought is choose a higher income, high quality tenant especially in CA and don't listen to any sob stories (not 100% foolproof but reduces the risk). 

Particularly in a college town there are a lot of opportunistic property investors and low quality property managers. 

It depends on the strength of the leases, quality of tenants, and about 17 other factors.Are they paying market rate?

Freshworks shines with its AI-powered functionalities.I am least excited about the need to cold call on properties and the need for sales and marketing so I will be digging on anything that identifies quality properties.

I am sure there  are deals less but when you consider the mid west at 75 to 125 a foot  thats a big spread.. and basically for the same quality houses.

Use proceeds as down payment on higher quality house maybe even new house, less repairs, can look I.

Just make sure you are using a quality agent and good boots on the ground knowledge.

You'll also want to make sure that your rental will be competitive for the area you're in regarding the rental price and quality of materials in the property.

Absent it being mandatory I would just go through with the eviction there are far too many good tenants out there looking for quality housing to waste time on one who burnt me.  

If you can wait 10-15 years, then you can invest in higher quality assets that potentially give you higher yields.