We bought it with a HELOC on my mom's primary residence for the first $40k, then hired a contractor for demolition and major renovations, did cosmetics ourselves and used more heloc money totaling $60,000. 1 year later we listed it on VRBO and AIRBNB and refinanced the $100000 into a fixed rate mortgage.

The owners of the duplex hired a property management company to manage the duplex but for their leasing agreement, they amended the leasing agreement so that the tenant would pay on the 25th, instead of the first.

I recently hired a property manager to handle almost everything, like the rental license, lead inspection, and repairs.

Hire a new PM and evict them.

However when you think about the number of active people on the forums vs the number who are in that specific area and have hired property managers (meaning they're not self-managing) the pool gets a bit small. 

My recommendation is start owning real estate, putting a tenant in the property and hiring a property manager.

Do you manage it yourself or hire a PM? 

In fact, a good argument can be made to sell #s 3 and 2, pay off #1, keep some reserves, and hire a property manager. 

Two calls to hire someone to manage mowing and snow; and another to manage operations it would truly be Passive.  

If you hire a handyman in the bay area you will probably pay $35-50/hr depending on skill level and the trade involved.This work was done in Richmond, CA.