Poor communicators, poor housekeeping skills, prescription med abuse, big dogs that they couldn't properly care for, damaging, etc.

Consider putting the property up for sale and get your life back on track, then try investing again. bottom feeder investors are going to hammer this poor guy..

Personally, I've felt the investment has been poorly run in almost every possible way.

Usually the discrepancy lays in poor assumptions:1.

I doubt you'll make 11% with the S&P, but it is probably still your best bet.

My previous tenant left the yard in a poor condition before moving out.

But, I bet-ya it's also effective.  

Ask them to update your photos and put your best foot forward.If the market is doing well and your PM is marketing poorly, then you have a case for complaint and/or moving to a new manager.

Would it be a poor decision? 

I allocated $500/month for insurance which is part of why such a promising revenue to cost projects such poor COC.