Kick these PITA tenants to the curb or give them a nice big fat rent increase when their lease is up just for being asshats knowing they were moving into an old place that probably had lead and using that leverage to make you have to redo the tub, which probably looked that way when they saw the unit and agreed to rent the unit.

I've never seen that happen but I can definitely relate to somebody that runs the stop sign, hits the curb and lands on your property.

Most times you can get 1.5-1.7% without trying hard at all.Evictions typically take 4 weeks from the day I file papers to the "curb" set out date. 

Find a R3 (multifamily) zoned land in the city with utilities at the curb, or at least very close and purchase it after verifying that it's buildable and purchase it.

Curb appeal might have an increase in the ROI as well. 

If I were you, I would use some of my on hand cash to do rehabs that would increase the value of the house: increase curb appeal, add bathroom, make it open concept, whatever that is affordable but adds great value.

Light landscaping can be a big help with curb appeal.

What obstructions (asphalt, curbs, driveways, culverts, etc)?

@Judson Heartsill Just like any flip regardless of price point, the exterior front is the first thing potential buyers see so curb appeal is of vital importance.

It seems like a lot bigger DIY job than Vinyl.That little place could really use some curb appeal.I took the pic above and floated some curb appeal things onto it that I'd think about if it were mine.A new door opening on the right, double the window size, and a more modern color scheme, a little wider siding, etc...Which is a lot more money than just residing in vinyl.I used GIMP to make this (quickly), and not an architectural program which is why it looks a little cartoonish.Good Luck!