Barring something insane like the Russian mob having a war in your neighborhood I would definitely do the rehab, get better renters, and hang on.  

I get that.  100% it is a business decision.  

I get numerous complaints from my "good" tenants, complaining about Joe.

Also we have a free hour of open bar! 

I have called and all I get is the application has been approved.

I get people who contact me through here, Insta, email etc.

Investors need to remember that odds are you are not the only client that realtor has, and time is money, which means their time will go to people that bring them money.When an investor I haven't worked with reaches out to me and asks for me to find them deals, a test I like to do is send 2 or 3 solid properties I find right off the MLS that seemingly meet their criteria and ask the investor for their thoughts on each. 90% of the time I get no response so these people weed themselves out and I don't have to waste my time with tire kickers.Ultimately, it's your job to narrow things down and find a few properties that stick out as potential leads.

I'll tweak those to my market once I get more experience.

It's in their name this year, but I want to go to the more lucrative option without breaking the bank if I get a nut. 

I get this is a lot to chew off.