It has been a very bad and costly experience. 

I've actually had an investor give two of the properties back to me after religiously making his payments for 3 years on time but got a set of bad tenants and could not maintain the rentals. 

It is possible that it will comp out but I might hire an appraiser to see what they come up with.It depends on how bad you want it.

Property management companies and contractors are the people in your business who make or break you.I will send you a private message to refer you to a property management company that is doing good for me.Don't let the bad experience sway you away from real estate.

Just as bad as the posts you see from time to time of the grandchild wanting to work out creative financing to buy their grandparents house below fair market value.  

Nights, weekends, holidays, etc.To keep this on-topic, though...DO figure out what's healthy for you to manage but remember it's a process where every experience teaches you good and bad (and be patient with that process).DON'T sweat the small stuff (damage/costs under $50, undisclosed dogs, etc.) but DO find a way to learn, prevent, put in better practices to maintain your sanity. 

It also includes managing your existing investment well to ensure you aren't bleeding money due to bad tenants, excess maintenance, etc. 

Anything below is likely in a bad spot.

Maybe not as bad if not in a beach town?

People are busy with the holidays, and very few are focused on moving. 22 days isn't ideal, but it's not bad for this time of year.