There is less stress in my life when I'm not renting to those kinds of folks. 

If it's Fast & Cheap it will not be Good, If it's Good & Fast it will not be Cheap. " This is what I like to call The Reality Paradox, where people spend ridiculous amounts of time and stress attempting to get the unrealistic result of quality work, readily available when they need, for the bottom of the barrel prices, with excellent reliability.

I still lean toward getting rid of it though just because I personally wouldn't want to deal with the stress of it hanging over my head. 

This is something new I've been looking into myself so I'm unsure of any fees they may or may not charge, but could take the stress off of you for filling any vacancy. 

Don't stress about it.

@Anna CooperHaving so much debt can be a stressful experience.I once had a lot of debt(bad decisions), not as much as you, but still.When I had money, I made the decision to invest in real estate instead of paying off the debt.I didn't have a DTI issue since I made good amount of money from my W-2 job.The appreciation in the properties helped me pay off the debt.It looks like DTI will affect you for a while especially if the student loans are showing a payment due on a monthly basis.It looks like you have time(yes yes I know being a mom is work...but...), have you made connections within the legal/corporate world on those who want to invest?

I suppose you could sell your properties to me and I'll relieve you of the stress, but really, this is something you can do on your own. 

Depending on the type of investing you have planned, or the type of motivation/education desired, I recommend the following: For help with overall motivations and mindset:"Beginners Guide to Real Estate Investing" (free eBook) by Brandon Turner Richest Man in Babylon by George Samuel ClaysonRich Dad Poor Dad by Robert KiyosakiGetting Things Done: A Guide to Stress-free Productivity by Daivd Allen -- It's not a real estate book but it will help when it comes to getting and staying organized.The 4-Hour Workweek: Escape 9-5, Live Anywhere, and Join the New Rich By Tim FerrisFor help with Property Management:Landlord-ing on Autopilot by Mike ButlerFor help with Raising Funds:Raising Private Capital: Building your Real Estate Empire Using Other People's Money by Matt Faircloth

The option of selling now and buying ASAP has come up but this would put other constraints and stress on us that I think would be just as if not more difficult (stress of prepping, staging and showing WHILE residing here, which means moving all our stuff around for paint work, carpet cleaning, etc.

The stress of dealing with people is extreme right now.