Some of the Dayton heavy weights are there.

I do all that, in addition to income requirements, employment verification, tenancy history verification and credit/criminal background checks, I also put weight on some components that are more subjective in nature. 

Future prospects always figure into value, but I think you may be putting too much weight on a "bust" future.Six months on the market is a long time, so the seller is probably priced high and the seller is not very motivated to sell.

Total for clean out was under $1,000, dumpster, excess weight and labor.

Now need to weight time/cost benefit of GC or not. 

I don't put as much weight on national, state, or even city trends unless it's a small city.

The outcome shows that your "pretty through vetting process" has been weighted, measured, and found wanting. 

...More importantly, my investment properties more than cover the mediocre financial performance of my home... so, I let my investments carry the weight, and I just sit back and enjoy my home for what it is!...

As the window gets bigger the glass is also thicker, adding to costs and especially weight.

If you have enough cash flowing properties which can carry the weight of this property should an event cause it to go from cash neutral to cash negative and you want to speculate on future appreciation or rising rents, I think the answer lies in your risk tolerance and end goals (don't you love the it depends BP answers).