Seems impossible to find reliable guys that do decent quality work

How do I have owner replace tenant with a quality tenant before moving forward?

Are their listings detailed with good quality photos?

Quality of the units also vary.Each unit is a 1/1.

I am an experienced ICC Building Inspector and sometimes have to make a trip to the property to determine repair causes when its not clear or tenant photos won't do, but that extra trip and skill set has saved my owners thousands over the years.Just a few points - but take a good look at your leases - there may be significant "bucket holes" in your cash flow depending on how they are drafted.Finally, Steve Rozenberg from TX made some excellent points in his reply about running investments like a business and the 5 ways you can be making financial progress even if cash flow is not falling directly into your pockets each month (but I would want that to be the case) - if at least several of these 5 facets are not true for you, you may want to think about selling - but I would first improve things so your property performance looks better to diligent buyers.

There’s higher quality vinyl which will be heavier, use better dyes, and will last longer.

I put about $300K of rehab into it, lots of sweat equity and now the building is worth $1.2M with quality tenants that pay on time every month. 

At the very least have conversations on the phone.That being said with new types of securities exemptions 506 (c), Reg A+ and CF now available there are significantly more opportunities to reach new investors who are in return trying to find quality sponsors.

I have money saved up with excellent credit but I would rather weigh out my options.

When I'm doing the initial conversation with a real estate investor who has 3 or 5 existing properties, I don't even bother asking how their credit is, since I know that as long as they are paying those mortgages on time they will have excellent credit.