That's just part of the territorial stuff with lower end rentals.

I'm open to all suggestions here as it's new territory.

Maybe get $1,000 to $1500 more a month renting to those clients on shorter terms or at least until the regular tenants rents are in positive territory.

I will send a letter to the tenants to introduce the LLC/myself, with new address for checks, phone for problems, etc.Beyond that, I'm in new territory.

The added bonus is that the 1031 can be used to reinvest in any geographical location in the US or US territories.  

This is retail territory, so you're up against either FSBO or Realtor.If you have an investor-friendly real estate agent (preferably one you already know, or has been recommended to you), give them the property address, ask for the current comps, take them to a nice lunch, discuss strategy, and possible listing if the numbers work for that. 

Hey @Bill McCartney the demographics is what I want to look at no matter what property, if its out of familiar territory.

(now)By the time you "...learn everything..." it'll all be different:-(The 1st Lesson in my book is to stake out a manageable territory....

@Ali Boone depending on how far West or North of Philly, you could be in D territory or worse.

other than a down payment or working in low value asset territory which I did not think MA had any or much of.. can you buy ghetto dogs in MA for that price are there in Ghettos there..