It cost us a lot of time and money to get it back in shape. 

In my free time, I like to work out, run, watch sports, and hangout with my family.

If you don't get clear direction, then it might be a sign to offload it, especially since it's free and clear and your ROE trend is non existent right now.  

Buy properties (in the path of progress) that need TLC and add value (rehab, raise rents, reduce costs, increase NOI).

This is something that is not covered enough and can cost a lot of money if certain laws are broken.

That’s costed 3k.

This time they put me on a call with the owner, Stephanie Betters, and she explained that they DO have a phone/texting/RVM platform that integrates called 360 SMS, which costs another $4,800. 

Your offer should have included a requirement that the Seller transfer all tenant documents (application, payment history, lease, addenda, etc.), spare keys/openers/codes, prorated rents based on the day of closing, security deposits, and anything else pertaining to the rentals and tenants.

Use it to quickly assess properties and estimate renovation costs, which will help you make smart offers.Join Local Real Estate Groups: Get involved in local investment groups.

I'm thinking it might make sense to start a separate LLC for the 3rd property but the thought of the work and costs associated with it alone makes me reconsider.