At minimum, stage the living room and primary bedroom to give it some warmth.That said, have you thought about cutting bait and putting your money into a market where the numbers actually work?

@Hudson Filippi What part of Northern MN do you live in now?

Where you live in relation to the investment property shouldn't matter.

Houston's got a lively mid-term rental scene, great for folks staying a few months.

This 16-acre mixed-use community bridges Downtown Gastonia and the historic Loray Mill District, creating a vibrant live/work/play corridor.⚾ Franklin Yards-Gastonia- A $26M, 5,000-seat multi-purpose sports and entertainment venue, with future plans for residential, retail, and office spaces.🍽 Food Hall-Gastonia-Gaston County’s first food hall is in the works!

I get the feeling you don't enjoy being a landlord, so I agree that you should consider selling and investing in something that doesn't include tenants and toilets.

It has ample basement living space, that the tenant uses as a third bedroom.

You can actually still find deals where I live in the (very) low 5 figures, and in some cases, still in the mid 4 figures.

Is the basement legally considered living space?

I also never lived east of 33rd Ave at that time.