@Tom OchiengI would reach out to a real estate attorney for specific advice on this situation since you already have one tenant who is being difficult.On a side note, when I have inherited tenants, I have been most successful when I have provided longer non-renewal notices, like 60-90 days, and offered to assist with moving costs.

These costs would eat into your profits.The case for sellingEven at $125/month, your cash flow is slim, and any unexpected expenses could turn this property into a liability rather than an asset.

I expect the work to cost about $150k plus or minus $20k.

Washer/dryers are often abused, so there's the initial cost of purchase and the risk of increased repairs.

No management costs?

The guy on Youtube that boasts about buying properties with no money out of his pocket and using other people's money from his "community" to pay for closing and carrying costs, said in a video in June that he had 10 Due on Sale called in AZ alone from Jan 2024 to May 2024.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

After pointing this out, I would have expected the cost to be eaten by them.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Consider that interest rates are now double what they were in 2020 with investment properties (especially a four-plex 6.5 at least) and the new cost of the buildings.