People are selling their homes in the northeast/midwest and moving here.

Moving out of a state with income tax to a state without before selling, saving 10% or more in taxes. 

Sell vs.

Imagine someone harassing your girlfriend, damaging your property, using or selling illicit drugs, dog biting you or your other tenants and creating a flea or noise issue, or any number of other potential issues.

It's a great way to buy and sell. 

.: Based on what you've shared, I would sell.

That's why there's been little activity. if you don't have to sell, you hold on.This extend and pretend will end sooner or later, and when it does, investors will be forced to sell.

Figure out the state and federal capital gains tax and depreciation recapture after selling costs.

Or one needs to be a lifer  IE never sell hand down to kids.

Have you made a research on house prices, rehab costs, time on the market to sell and etc?