@David HaldDon't spend your 35k and waste your great private money on a deal with that small cash flow.

Anything more than three blocks away is useless. 1 mile away is a waste of time.

Be sure you’re taking advantage of each fully to minimize your taxes.

Most tennats know they can drag out a rent free situation for months otherwise.By not filing first yu are wasting valuble time in protecting your investment.Always begin th eviction before you offer a bribe otherwise they have no incentive to accept.  

We just change the batteries every few months as a good practice to minimize a potential issue.

I share the last one with you not to brag or minimize your experience at all but to give you hope that if you were to get back into real estate, it is possible to make up for the losses.

(i.e. minimal kitchen cabinets, no dishwasher, older doors are ok, painting vs replacing items, etc)

Maybe your market is hot and they don't want to waste time with a buyer that may or may not qualify. 

Telling someone they shouldn't pay someone else to manage is like telling them they shouldn't 'waste' money on paying someone to do electrical, plumbing, or flooring work. 

Do you need the cash flow now, or do you want to minimize the taxable income?