., you should know that the sheriff’s sale will not get rid of all those expenses.

This automatically turns ordinary Income on any gain on the sale to investment income, thus getting rid of the UBIT which can be as high as a "brutal" 39.6%.  

I would consider it only if the leases already in place are strong enough to control these people, or short enough that you can get rid of them soon.

For around $500, pick up a new craftsman style fiberglass front door (HD has some in stock) and get rid of the screen door.  

My solution which may not be an option for you, would be to move in and buy it as an owner occupied rental, you can put 5% down and move in within a year of purchase, also a great legal way to get rid of bad tenants.Alternatively you could partner with someone and supply the mortgage qualification and half the downpayment, in exchange for them to property manage and put down the other half downpayment, or something similar.Research Joint Venture agreements.

I am trying to sell the property now because of an awful mortgage (80/20 ARM with a 15 yr balloon payment) that we cannot rid ourselves of.  

If I have an issue with a tenant and want to get rid of them, all I have to do is give proper notice that their M-M Lease will not be renewed.That's no guarantee that they'll leave willingly and not have to still be evicted, but it gives me much more control over my property.

These are quite effective at getting rid of smells.Good luck!

He advised him to pay her off to get rid of her so that she would drop the case. 

Get rid of it.