Sell at a slight loss.

It may be time to cut your losses and move on from this real estate. 

You will have to gather more accurate operating costs (vacancy loss, taxes, utilities, insurance, mgmt fees, maintenance, HOA) to best determine potential future performance.

It's ok to sell properties at a loss (you get the downpayment back to repurpose into something better).If you have four or more properties, this is what I would do (I just posted part of this as an answer to someone and thought it would make a good post):1.

I do this at least quarterly for some of my clients and they like being able to see the profit and loss reports. 

Quote from @Christian Pichardo: Quote from @Caleb Brown: Should you cut your losses and move on?

If I had to pay my cleaners on top of the loss income it would impact even more as my cleaning fees range from $100 to $400 depending on the property.  

My goal while I'm working is to always report a break even or loss until I retire.

Second, you don't want to operate at a net loss, it's money out of your pocket every month and essentially negates your equity gains over time.

I am not a rookie investor, and probably have taken enough Losses since 2001 to make most of you quit.