Classic "Minnesota Nice."

But I think you have a classic series of failed promises by them (to pay rent on time) and may want to think about a Crucial Confrontation (not violent of course--just verbal) by the book of the same title-- or start the wheels turning on getting these professional tenants on the way out.  

You are making the classic mistake of assuming that in order to take down the next deal you need your own money.

I would not mind paying fair market value based on NOI or even a little more because I know better management will bring much higher profits and I plan to repurpose some of the land, which is frontage on a very busy commercial strip, to commercial.  

After about a week on the market, I had an offer…BUT…as a first time landlord, I made the classic mistake of not properly screening my tenant.

The on-site house is interesting to repurpose.  

Repurposing real estate is a secret fantasy of mine as well.  

You're finding a lot of old brick and mortar being re-purposed.  

I have a classic dilemma: rent or sell?

I use IG but not for RE purposes.