I’m really rethinking this.There are no comps in the area to support his price but I’m sure it will appraise, usually it does.$275000 with 25% down, taxes $4080, insurance is 3000 yr and rents is $3800 month, Water $400 mth. 

Since this situation was so egregious (IMO), I would either boot them out now, or at least have a serious talk, real serious....If you're going to let them stay I would just get a really deep cleaning done, maybe a couple, and then replace carpet after they're gone.

So you know how that goes,  closer to the parks the better

Without know more specifics, I'd suggest selling what you have now and investing in properties closer to where you live (and pursue 1031 exchanges).

Usually, the price you pay for the  property is what the lowest per sq ft listings appear to go for on MLS.

.- Who better to show the house and speak positively about than a current tenant?

In addition to this, I've had 2 clients this past year tell me they used Airdna in '22 and '23 to see projected and estimated income and was drastically different than actual income made with very comparable properties. 

Realistically im probably at least a couple years away.

In my experience, the local banks are going to get you better rates and lower fees with their commercial loan products than the "DSCR lenders".

I'd expect for example, all else equal, for more rent growth in Denver, CO, than Memphis, TN, over the next 20 years, compounding from current rates.