If I was in your shoes I would update those pics today if possible, drop the price $500 and let that sit until 1 full weekend after Easter.  

@Karen Wirkala if I was in your shoes I would keep the house and harvest the equity to leverage it into as big of a multi family I could afford in the Midwest. 

Don’t pay twice.At the base of the wood floor there should  be quarter round molding (some call it shoe) where the bottom of the baseboard meets the flooring.

Hey Rob, The only way I can answer this is what would I do if I was in your shoes - 1) I would only use a HELOC for minor items and repairs. 

If I were in your shoes I'd sell.

In your shoes, I would absolutely looking for another property management company to interview at a minimum.  

If I were in your shoes, I would still continue searching for good deals that met my criteria, and find a way to have the income to purchase them if I needed any at all.

What are they seeing that makes them say no.Gang members, Gang Graffiti (vs tagging), shoes hanging from the power lines, a lot rain ruined flower and candle memorials with weathered photo's of those mowed down in street battles?

I also show them things I do when visiting a property, such as turning the shades so the seams are facing the wall, straightening the area rugs, cleaning the grill grate... not to say "do these things", but to teach the critical eye and to walk in the guest's shoes, thinking about the details that might affect their impressions and experience.

Please drop the other shoe!