A few tweaks to lessen your exposure.  

To further lessen your burden, you should team with someone that is willing to live in your property and manage it.

I have some inherited tenants, that appreciate that I take care of maintenance and do try to improve my properties.  

I inherited him.

Generally I only recommend it when someone has an inherited tenant, but rent control where you could increase would certinaly be another time it worked well.

I will lessen how much I could be under and cash out 21k I can use for another property. 

We hear stories all the time about inheriting terrible tenants, but the ones I spoke with were actually communicative and quite transparent.

Or it could be you help a warring family through the process of selling an inherited property.    

This was a property inherited by a daughter from her father, vacant for 1 year with new development on the streets to the left and right of the property. 

Value add with inherited tenants can be rough due to the new ordinance, (makes it difficult and/or expensive to get the bad ones out) but once they are out there are still good people to rent to.