However the property is not performing and it’s affecting our personal lives now.

Ultimately it will depend on the property (banks perform stress test-debt ratio)-but I think 5 year term is what I found so far.

But, they have ZERO liability for the performance of that tenant.Second, 97%+ have no idea on how to screen a tenant, other than income = 3x rent and a credit score.

All things being equal on the asset side, the operation and systems put in place will make or break the performance of the investment but at this point that has almost nothing to do with real estate. 

The return on equity is probably very low considering they are paid off so maybe explore refinancing or selling the lowest performing one(s) or your biggest headaches to reinvest in more lucrative deals.I noticed you also used a metric of number of rentals to attain your goal rather than $$$/month.

Quote from @Benjamin Finney: Chris, interesting niche on non-performing mortgages/ rtl's.

Always perform thorough market research and verify the numbers on any property you consider.

I openly share the historical performance of my Detroit rentals for anyone interested.

It simply means that you agree to let them perform a 1031 exchange which starts with the sale - not that you have to help them finish. 

It under performed, but it was my first flip.