She's even talked about installing a boxing ring and hiring a promoter to bring in weekly fighters from across the border but again I feel like she's just terrible at reaching customers! 

I have seen cases when these scores were terribly wrong.  

That commute sounds terrible.

A true description for failure.You have a terrible tenant that.....you do not want to get rid of                                                ......you choose to be at her beck and call to collect money she owes you                                                .......you accept her monetary handouts like her servant.                                                 ......you have no idea what you are doing wrong and no idea what you should be doingI would normally tell someone in your position to sell before you go bankrupt.

Some tenants do a good job, some a terrible job, some promised and don't do it.

Is your other one such a terrible investment that it doesn't cash flow at all?

They're not terribly expensive and definitely worth having just in case!

My uncle is a civil engineer in Seneca, not terribly far from you, and I was in civil sitework for many years.

It's a terrible business to be in if you want to make money, which is WHY I became a real estate investor :) 

When I told them I think they are terrible, he wholeheartedly agreed, but he said first time buyers love them.