So while prices might come down a little bit, their drop will be minimal due to the large number investors looking to invest in the area.

Two out of the last three years I had NO vacancy and minimal repairs/maintenance.

Why not minimize risk and act as a hard money lender.

You could let the PM handle the issues, but many charge for evictions and they have no incentive to try and minimize damage.

I could've bought the property and just put a minimal amount in it and sold it to another investor as a rent ready property. 

If you rent the whole place the cash flow would be minimal but the irr would continue up. 

In speaking with pro's on the ground, I have heard an equal arguments for both so let me propose a specific investment thesis:10 year minimum buy and hold (BRRRR when possible but also pure buy and hold with minimal to no rehab that cash flow decently and appreciate).

I have some questions about best tax strategy to minimize taxes for 2020.

Some one that will bring money to the table so you can do the deal with minimal money in, but you'll do the work.

That's exactly what I believe is the right thing to do - to stand our grounds, stick to the lease contract, while working with them to allowing to move out while finding new tenants and minimizing our possible upcoming damages.