South Jersey, especially in the boonies, tends to be tolerable. 

@Sean Cole@Nik Krohn I was not but it all depends on your risk tolerance, personal preference and level of accountability.

Send a letter spelling out all your rules and expectations in clear easily understandable terms and emphasise that you will not tolerate any noncompliance. 

The math will almost always point to buying the property because of the positives - low rates, increasing values, rental income, opportunity costs, etc. but as you are seeing there is a gut check that makes you think twice about it, we call that risk tolerance. 

Hello Max Toler After all the value you created I would most definitely sell and take advantage of the following 1. positive cash flow ( which will help the sale speedily) 2.

Also consider your risk tolerance.

It depends on your goals and your tolerances.  

The key is to set YOUR goals, EDUCATE EXTENSIVELY, determine your risk tolerance, find your NICHE, jump in and never look back!

I won't tolerate a tenant who lies to me, so why would I want to lie to them?

It gets easier as you go, and the experience will help propel you.Be aware that rolling up your sleeves to do everything yourself can increase your initial equity position, but you have to have the time, capital, risk tolerance and resources to make that happen.