Given that it is reflected in the price most of the time, and therefore to buy a property in a lower school district will cost less on the front end, often require a lower level renovation: it all comes down to the numbers and which is going to yield the largest return for the least effort/headache.

If it's killing you right now, I think your sanity is more important than holding on to something that is causing stress and not producing a good return.Sell them and invest the money in a syndication that pays a return without any effort/stress on your part.

Because of the manual effort that goes into real estate I expect at least a 15% cash on cash return for my investments.

Unfortunately, I have not had any property managers go after tenants that owed me money.  1 PM company didn’t even seem like they knew how to take the right steps to get a tenant out that did not leave on their own.I don’t know if it’s a Texas thing or PM just haven’t been trying to do so…In my experience it's a PM thing; Either a total lack of experience/knowledge, or a lack of any ambition to even know or put any effort forward in being at such level of skill. 

In the great Alaskagold rush, people made more money selling tools and supplies to the miners than the miners made for their efforts.

You made a sincere effort to contact the tenant.

.- Diverse Property Portfolio: The area seems to have a mix of both residential and commercial properties, which could allow for diversification in your investment strategy.Strategic Location: Shelby's proximity to global markets via nearby airports, rail, and port facilities could make it attractive for businesses, potentially driving demand for both commercial and residential real estate.Potential Challenges- Economic Concerns: The unemployment rate of 13.0% is relatively high, which could impact the overall economic stability of the area and potentially affect real estate values and rental demand.- Price Discrepancy: There's a notable difference between the median listing price ($295,000) and the average home value ($201,945).

I believe it is a combination of efforts to slow the economy as well as a STR saturation due to the STR craze.  

It is a liquidated amount covering only part of Landlord’s damages—for Landlord’s time, effort, and expense in finding and processing a replacement resident.

Running a business like that takes marketing efforts, networking, direct booking functionality, and so much more.