Considering I have had negative cash flow for years holding on to this thing looks to have been a terrible financial decision.  

The nearest competitor has terrible reviews, the visibility would be perfect for a freeway sign, the price of the land is reasonable for 3 acres plus a house. 

So, yes, your cash flow dollar amount looks big, but from a percentage standpoint, it is terrible.  

I've used them as an investor, and they provided terrible service.

Else you’d have everyone using S-Corps with real estate holdings and paying themselves salaries.Corporations are TERRIBLE for appreciating assets (ie real estatate), because deeding the property out of the corp would be a deemed sale for corporate tax law purposes.

Historically, it's a terrible strategy and your purchasing power will only erode due to inflation.That said, you want to make smart decisions and be pragmatic.

If the property manager treats the tenants like trash, the property like trash, it will be a terrible experience.

The judge asked every tenant "Where you late with rent", and everyone of them said yes but then proceeded to tell stories about how the landlord was terrible or there were issues and that's why they didn't pay. 

I am not an inspector myself and am terrible and guessing how much things cost to fix or repair.   

I am a bit of a pizza snob and when I am in a new place I look for a good spot and if its rated 4.7% with 5 star after 5 star review and I see a random 1 star review saying the food was terrible, do you think I let that discredit all of the raving reviews before and after it?