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I'm not sure why "do nothing and wait" isn't an option that you favour, because it sounds like the best course of action to me. :) My thinking is that, whether you reno or not, you should wait for another boom before selling. Selling too soon because you've experienced poor growth and are...

What was your plan when you bought the property? Is it constantly tenanted? Are the tenants problematic? Can you afford the negative cashflow? (I'd be delighted to be only $5K out of pocket each year!) Other than being disappointed with performance to date, why would you sell?