That absolutely eats any potential cash flow.. we moved here because of cheap property taxes and turns out it’s not so cheap after all if you’re an investor lol.

Throw out the high-value outliers. 

Right now, you have a property with a great equity position, solid cash flow, and cheap debt (interest rate is low). 

Most people will sell you on the upside—cheap properties, high cash flow, and a growing city—but they conveniently skip over the challenges.Tenant risk is real.

Cheap items will break sooner and require replacement, and will make your place look cheap overall. 

I'd look into sound reducing alternatives before you throw the baby out with the bathwater. 

The cheap one will probably last 6-12 years.

Not just you throwing bleach on it and painting over it.In general it sounds like you were notified of the issue, attempted to correct the problem but were unable to due to the tenants non response.

Interview them of course but for the most part they are hard workers that are cheap or free. 

It takes capital to do this business and if you don't have it I wouldn't suggest throwing it into a marketing machine for wholesale deals.