And I am sure many locals who self manage do OK with it.. but its a JOB its not investing 

It's a hard job and there aren't many great ones out there. 

Six years ago, I quit my job and started a PM company. 

As our beautiful city continues to grow, so does the demand for housing, jobs and investment opportunities. https://tinyurl.com/256w4aau#PanamaCityBeach #RealEstate #InvestmentOpportunities #Growth #HousingMarket #PCB

Get a job that pays you a pile of money and invest that money, live well below your means, think long term, and delay gratification.

If its appreciation, I think you did a good job assuming you held the properties for a few years.If its just FMV less loan balance, i would only sell if you are unhappy with your appreciation / cash flow.

My thought is that your first task is to figure out exactly what must be done to correct the situation and then get a price tag.

I also recommend, If they are not looking for another full time job, to consider New Construction.  

You would be better served upgrading from your last one and becoming a small partner in a flip where you could bring your sweat equity and some cash and learn on the job more when it's not a family member.

I also stated that if they harmed the home in the process of these repairs, by not using a licensed and trained professional, it would cost me extra.They responded saying they don't feel I can unilaterally request that a tenant not make these repairs, and they would not notify the tenant to cease work.As it stands, I am allowed to have a contractor who is competent look at the job, quote it, but I am not allowed to do the work with that person, until the tenant has had a shot at it.I cannot believe how basically unprofessional, and dangerous this situation is for all parties involved and want confirmation as the woman who works at this management company has no legal degree, and is constantly attempting to wave the legal flag like an expert.