The existing loan I obtained 6 yrs ago was a DSCR loan with a one year ARM - no prepayment penalty, that is coming due in October.

Each option presents its challenges.A tenant who leaves may force you into a unit renovation.

I’m active duty Air Force with four rental properties.

I am a big believer in investing for appreciation (especially if it was forced appreciation), but $800 a month negative is just too much to swallow IMO unless that property was appreciating well over that every month and you had endless cash to burn.

Doesn't a BK from seller - which we can assume is a very reasonable possibility within 3-5 years of the sale create problems that could force the hand of the buyer to refinance?

Forcing them to explain how compensation works and getting that in writing up front before they do much work.

I financed this at a local portfolio lender with 25% down and a 20 year 5/5 ARM.

We were getting ready to close with an end buyer, but now we can't sell because of a fake mortgage that we are forced to legally remove with due process at our expense.

I'm a wholesaler/investor in GA and the areas I come across deals are in Albany, Macon (college area, Amazon Facility), and Warner Robins (college area, Air Force Base).

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.