Compared to other companies the experience is really bad .... 

Quote from @Collin Hays: I suspect that the Smokies is your best choice, simply because it is a year-round destination. 

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.

Consult with competent legal counsel to guide you regardless of your choice here.

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

If not, ride out the 12 months with the hard money lender.People have to make good choices and not over extend themselves just for the sake of buying something they really can't afford or that doesn't make good cash flow.

Lexington is bad too, but not nearly as bad as Richland County.

Maybe not as bad if not in a beach town?

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.

It has been a very bad and costly experience.