An investor will need to make a spread for the risk, etc.I'd start with the ARV and work backwards like @Maya Roberts said.

You are losing money while waiting to get the tenants out, may as well pay an eviction attorney to get them out and then sell or re-rent the place.For the PM, it sounds like their sole role is to find tenants. 

A lot of times people think brokers aren't going to give them the attention they need so they may as well do it themselves.

Unless your goal is to force equity/maximize returns by buying distressed and doing the rehab and management yourself, you may as well invest in a market (or markets) where your capital can go further.

I'd find a local landlord friendly LO and give them a call, you didn't give enough information to offer precise advice, and you will need that local connection anyways, so may as well get started on that now.

@Aaron May As already mentioned, if you don't want to be involved as much in the management of a deal but have an investor network, you can always bring your investors into a partner's deal.

RCF is pretty tough to make money, need scale and by then you may as well acquire a purpose built facility.

Here're a few more guiding posts for you:https://www.biggerpockets.com/member-blogs/10850/85351-nothing-will-work-until-you-do-maya-angelou https://www.biggerpockets.com/member-blogs/10850/86199-how-to-find-wealthy-investorshttps://www.biggerpockets.com/member-blogs/10850/84894-where-can-i-find-investorsFeel free to PM me if you need more help. 

May as well make it your own mortgage.

Here're a few articles to give you additional guidance:https://www.biggerpockets.com/member-blogs/10850/86621-six-steps-approach-to-getting-started-in-real-estatehttps://www.biggerpockets.com/member-blogs/10850/85351-nothing-will-work-until-you-do-maya-angelouBest of luck!