Typically there is deferred maintenance that needs attention and a few tenants that are so poorly trained you will need to turn them over.

I have had to replace 3 HVAC systems and catch up on a lot of deferred maintenance.

Not necessarily due to tight cash flow but due to the significant amount of deferred maintenance.

It also likely has a ton of deferred maintenance at these rents.  

In these cities and villages, Miami-Dade defers to the those city's government to decide on regulations for the areas they cover.

@Blake ShultzYou should definitely plan for things more carefully going forward.Had you been on the title and the ownership was as a Tenants in common - you may have had the ability to do a 1031 exchange and defer your gain.However, this appears to be a partnership interest, you normally can't 1031 a partnership interest which this seems to be.

How much deferred maintenance?

Their numbers could be low if they have deferred maintenance or high if they have recently completed projects.2) Income.

That will answer your question of if you should sell or not, and also look into doing a 1031 so you defer taxes.As far as what do buy, I would use the 3 SFH as your baseline and figure out what investment can be equal or greater than that.  

That normally means only cosmetic repairs or deferred maintenance needs.