So if it is explainable then HML is my best bet?

Honestly the best bet would be to liquidate quickly (at least priced to sell), the market is only going down hill over the long term.  

@Bill Gulley has a Lease with OTB (Off Track Betting - humor!)

I bet it's unlikely, but sometimes it can give you another hint.

I would bet I would be paying the same amount I am paying now, or maybe a little bit more and triple my income profit.

Not really an Investor friendly deal as your math is missing a few expenses and when you add in those expenses it's not worth it...at least not to me.Your best bet is to find an End Buyer, not an Investor, to sell it to and hold the note if you want.Good Luck!

Using Zillow is dangerous.I bet it's still overpriced.

I'm willing to bet thats a store managers discretion though but certainly worth a shot.  

If the eviction process is complicated in your area, I have heard that many landlords offer cash for keys, and that may be your best bet here. 

The sheriff is the only person who may remove  property from the premises and this can be done only after the landlord has been  awarded a warrant and their personal property must be physically removed from  the premises described in the warrant.