I listened to a lot of RE agents and investors to buy before there's more competition if rates decrease and I could refinance later and raise rents.

So when we had a re inspection done, it turned out they only did half the repairs and the ones they did were “temporary.”

The value of land tends to appreciate over time, but this is not a given; the value of some lands may remain unchanged or even decrease.

Usually you need a decrease of .25%+ for that to work.

With interests rates at insane levels (the market I'm looking at seems to be over 10% for investors), a loan would deeply decrease my cash flow. 

In general smaller towns could be a bit riskier for an MTR as a there are not as many employers for temporary workers but sounds like your are has a some solid demand with the University and Hospitals and not too much competition! 

For example Our home values have more than doubled in the last 10 years but the rents are only up about 80%, so the returns on equity are decreasing. 

I've searched and cannot find a website that will show days on market and a rent amount (per sqft or beds/baths) and whether they are increasing/decreasing, etc... 

1st, good tenant, didn't want to ditch but only option for me was either evict (at Christmas) or figure out temporary lodging.

I'm 43 years old If you have other investments that have decreased in value, you could sell those investments to offset the capital gains realized from selling the company stock.