If you decide to sell I would sell it vacant.

If you want to grow a portfolio, the math is clear, you must sell to Pyramid UP. $250mnth is not good performance.

The house, if listed to sell, would likely be in the $320k range.

sell it to the tenants 

It's the basic formula for selling an online course that teaches you nothing you cannot learn on your own.

If it sucks for you, you can sell and be further ahead than you already are today.

Every adult should be fully screened to ensure you aren't renting to a violent criminal, drug dealer, etc.

Would need to know a bit more before giving a specific direction but it is usually best to hang on to your property and not sell whether you expand on it or rent it out and purchase a bigger property.  

I would sell then buy in a better location. 

You are unlikely to sell all the properties to one buyer.