Holding properties with no mortgage you get killed on taxes and a relatively low total return vs even conservative 50-70% leverage. 

You likely have a good interest rate based on purchase date, and you have a property tax basis that stays low if the market ever recovers.

I was hoping to find another 100% commission brokerage to keep costs low.

If prices were coming down because of interest rates going up, but she had a low rate, then taking over the loan, while giving her the lower valuation, and subtracting all closing costs, including a sales commission that wasn't paid, might look as if all the advantages went your way.

During COVID of course the city wouldn’t allow me to shut off the water so I did have one low life rack up $600 and then left the property. 

I don't like low class neigborhoods for holding.

STRs in most areas make up less than 5% of the housing but they consider it low hanging fruit.With that in mind, I wouldn't be surprised that the new city council would start to look at restricting STRs.

@John Ellis The water and heat is paid by the landlord for both apartment.

I'm financially stable with good income, low debt, and good credit score. 

The banks don't want to give you a low interest rate that might be higher if you closed with an LLC.