Since you need to make some improvements to get the rents to market levels, it could make sense for you to inform all of the tenants you will not be renewing their leases so you can fix all of the units at once and then get them rented. 

They do a good job.

Focus on getting your first property, reducing expenses, improving the property, and saving money by earning more. 

Instead save that for if a real issue comes up and you as an owner need to make sure they're doing their job.

@Kevin S.Having a will alone still puts you in the minority of the population so good job on that !  

Find properties that are not listed on the MLS for the world to see, get them under contract, then assign the contract to an investor for a markup (but a list price that makes sense with the amount of repairs needed).This is not an easy job.

Commercial is much more of a relationship/who you know business so your job is to know more people who are the players in your area.

Improvement exchanges are a little more tricky so if you can structure the exchange where all of your equity + debt reinvestment can be dumped in at one time, you'll be able to do a forward exchange instead of an improvement exchange and it will save you on 1031 exchange fees. 

You have to know that this job requires you to do uncomfortable things and take charge of situations like this. 

Mainly my realtor as my boots on the ground checking the job done by the contractor, and my contractor who was doing the work.