I'm considering increasing that last one as property values go up.

And lastly, I search FunishedFinder listings nearby, find comparable properties, and track the listed rent for a few months (does it increase, decrease?).

Not when there are so many alternative methods of engagement towards resolve of which past clients have appreciated.

Sold with extra lot for value increase Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

You really need consistent posting, engaging content, and good timing to even have a shot at reaching the right people.

Quote from @Lionel Quiambao:  ... and maybe throw in the option for the tenant for more speed at an increased rent to cover the additional payment. 

I agree with @Jonathan Greene that the question is vague, so my advice will have to be as well.The short answer: MTRs are real estate, so just like all real estate, any place that can long-term-rent cash flow with increasing jobs/population can be a suitable site to purchase. 

Overall nationwide cap rates are rising because of interest rate increases.

On the other hand, investing in some repairs (if financially feasible) might significantly increase the property's market value.Remember, each property is unique, and what works for one might not work for another.

Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.