All rented out and long term tenants, projected vacancy loss is minimal. 

Do you know what the vacancy rate is there?

Perhaps also consult with the agent and/or property management company for Vacancy rates in your market.

You also haven't accounted anything for vacancy or repairs.  

Definitely would sell, add in the potential for vacancy, bad tenants, major repairs and that small negative cash flow gets big, just no buffer for long distance problems unless you have a good size cash reserve.

You do not ever select tenants on the bases of promptly filling a vacancy.

I have seen PMs charge a flat fee per unit when they are managing buildings in really bad areas and the owners of those properties agree to it because it is very hard to find a quality PM who operates in crappy areas.Does your management agreement specifically outline the payment structure when there is a vacancy?

First, you really need to be 5 or 10 minutes from downtown, the stadiums, oakland, or southside for you to achieve a low vacancy rate.  

Avoid MHC's that are blighted, in bad areas or have high vacancy factors.

Many lenders will take an initial look at the scheduled gross income versus the effective gross income and reduce the number based on estimated vacancy rates (which can be higher than actuals).