If you are looking to scale significantly in the next 2-3 years, I would sell it and reinvest in something where your returns are a bit better or in something that you could BRRRR and recycle those profits.

In this case, the PM is just there to collect checks and milk the cash cow as instructed by the slumlord.

While I would encourage any landlord to use assistance programs out there to work with tenants who are trying but struggling to pay rent, if they are just milking it or causing serious problems other than not paying rent, you may still have options.

Welcome to the land of milk and honey because your consistency, persistence and resilience makes it so.Looks like you have got enough time in your hands.

Yes you can put less money down and recover your investment quicker, grow quicker, recycle your cash, etc. but you are taking on more risk due to the leverage you are employing, it's not a free lunch.   

That way you can recycle that 80K over and over to scale your business. 

The fourth tenant however is really milking the situation.

It seems like the county’s milking you. 

Key is the ability to recycle capital quickly (use the same $$ to buy multiple properties per year) and to build up a recurring revenue portfolio that creates income streams every month.  

Maybe try to do BRRR'S to rinse and recycle the equity.