You'll have to deal with the FIRPTA tax withholding, but that would only come into play when you sell the property. 

Is this where a 1031 comes into play?

I am going to try to have the current tenant this is occurring to take me to their bank so I can get the bank statements directly and be sure I am not being played again.

It was a smart play made possible by an area real estate broker who suggested it.

The vast majority of Madison, Morgan, and limestone counties should be prime appreciation plays over the next few years.

If you want to get into the market for the appreciation play and are willing to negatively cash flow a bit you could consider a negative DSCR loan.

It’s a very regional play - or appears to me.

If it’s so bad, instead of playing detective or code officer, why not move?  

I think there's more here than an appreciation play. 

Like 50 or 100, not just 2.Not enough specifics to give you a better answer, but it sounds to me like you are considering giving up a great equity play that moves the needle quite a bit (San Diego, right?)