However, our tenant turned out to be problematic—late payments, issues that led to an eviction, and additional repair costs before we could relist the property for sale.Now, after months of making mortgage payments out of pocket, we finally have an offer.

I got into RE investing utilizing the same strategy as you're exploring.

Selling and exploring a 1031 exchange could make sense if you can find a deal with stronger cash flow or faster equity growth, but the key is comparing your current return to what your skill and experience could generate in another investment.Here to help,Jorge

A PM offers so many additional services in addition to things you cannot do yourself - like simply having a 3rd party between you and the tenant.

However, I am not closed to the idea of exploring other markets! 

Your financial position is strong, and leveraging financing for your next rental while maintaining a conservative debt-to-income ratio is a smart approach—consider consulting a lender to explore options that align with your goals and keep your investments sustainable.

Something has to get better in that market as the regulations are too confining and essentially up to interpretation by the city explore you engage with.

However, you have the additional question about if and how you might enforce a judgement in another country. 

You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

Here in FL a pool trumps all and having a spa feature built in offers additional ROI.