Great suggestion @Savannah Holzer! 

I'm wondering if it is priced too high or if our property manager is not marketing it aggressively enough?

Dont see anything to suggest some satanic cult... just crappy tenants and a unit that needs a big rehab

I was wondering if anyone has any advice or tips on what my first steps should be on the road to starting out.

Again, these are normally in the lower tier  neighborhoods that rarely perform on resale as their appraisal may suggest.

I suggested that, before disputing "my" statistics, you check the figures out for yourself.

If I want to instead make it so that my parents' names are exclusively on the mortgage (without mine), I'm wondering if a sale is the only way to go (the loan is not assumable) or if it's feasible to refinance to get their names onto the mortgage with me, then refinance again to get my name off of it in a year or two. 

For your specific question about doing a JV on the loan, my suggestion would be that both go on the loan and then do a separate joint venture agreement...because you can not have an LLC on the loan for those loan types, they need to be in your personal names.I am not a lender so maybe one of my lender friends could chime on exactly this would work @Zack Karp, @Michael Facchini, or @Jose Valdovinos?

I am a newbie re investor and I was wondering what all experienced investors use to manage their own rentals? 

There is an investor meeting there called RIG and I suggest going to it.. you could meet some of the locals..