Is to be saleable and relevant the home generally needs massive upgrades to make it modern.. your not going to get top dollar for a home thats been a rental for 15 years and is as is.. ( with the exception of high priced coastal markets ) .

That alone would make me tell them to pound sand.

Y son will be attending college soon and I want to be on the same coastal area in case I need to fly to him.

Lots  of tech invetsors from the Bay Area investing in Coastal Oregon Vacation Homes. 

I'm in my 60's and have been in the rental market a long time. 

But as over-leveraged as you are, it's a house built not on sand but jello.....Your 1 sizable event from getting whipped out. 

If you find one that goes below 680 the rate will be horrible 8's 9's and at that point its not worth it and ruins cash flow.

Even if the tenant is 100% wrong and completely bonkers, telling them to pound sand because they are wrong won't likely make the problem go away. 

But as I have said before your  sand box is pretty cool and very hard to duplicate in most of the US.. but then again you play the hand your dealt and the money is made in real estate when you understand the very technical type transactions.. where the mass's just think of vanilla sales .. 

So do your research, but also consider passive investing Visa V syndications or even equity reits, Which have historically outperformed the S and P 500 over 20, 30, fifty years and even outperformed direct, active ownership of real estate by 4 to 6 per cent.