Have you considered either exchanging into a DST or selling and putting cash into a gas and oil mineral rights royalty fund? 

I believe them investing and working with a mentor is money spent in a much wiser way than sending it off to the snake oil salesmen flipper marketer guys that provide little to no real information .I am surprised you don't agree. 

(This is why I also don't use flat paint anymore despite it supposedly being easier to touch up, since pet oils and dirt sink in).Despite that, I will always accept pets(in SFR only).  

One of the other grad students in the department was the daughter of an oil sheik.

The oil slump will impede growth of any town.

I manage a lot of people money, vendors and contracts in my field and see snake oil everyday. 

She also used my good olive oil as...well, you know.

Bakersfield was mostly an oil and ag community and both sectors were hit pretty hard which obviously took the area down pretty far, but in the past few years there have been massive changes and adaptations away from the solely ag and oil community. 

I moved to pursue work in the Oil Industry.

Best places to spend your budget IMO, though, to get that good tenant that will stay a few years - bite the bullet and upgrade from oil or electric heat to gas heat if your HVAC already needs replacing.