The assumption that you are replacing a good low paying tenant with a high paying bad tenant is illogical and based entirely on a landlords lack of either skill in operating their business or a lack in confidence.Hobby or business, fear or money.

@Ted Boyle You've got many skills sir.  

Do you have another property to trade for his?

My name is Michael Baes and I am a Personal Trainer by trade and real estate investor by choice.

You want some fast cash flow (you have the skills and expertise in assignments)You want to Buy and HoldYou only want to assign your contract (assuming you have the skills to control the property)You know exactly how much you might make on the transaction because you understand that local market - the comps help and your gut says GO FOR IT!

But if there are particular 5 caps that are under performing I would consider trading them for better assets.  

I'm an architects and have great relationships with local trades people. 

I had pretty average to below average grades in college with a degree in history and political science... not exactly a traditional finance guy but I think between Trading and real estate I've found a really nice mix of what I love to do..ok enough shameless plugging let's make some deals happen!!

The only thing I would add is a slight recommendation to the pathway of first a house hack, then a few rentals that need to work and you learn how to raise the appropriate capital and management skills then move to something with some moderate rehab and maybe even a flip.

research Real Estate ETF's (exchange traded funds)