@David R Pustelnik recommend you first focus on raising the rent for the first time in 10 years.By the way, how much have your property taxes and home insurance gone up since this tenant moved in?

@Emily Gowen so as you pointed out you would not have to do a 1031 exchange on your current home to avoid the capital gains tax and coupled with what Dave Foster pointed out I think, speaking from experience you would have a high likelihood of success. 

I have a few commercial bank contacts, but concerned they may just cut me out of the deal.

All of that is pretty cut and dry. 

See the fact that mortgage rates are up about 1% from Oct when the fed started to cut the fed funds overnight rate as evidence. 

Invent a global tax (Carbon Tax) and invent a token of credit against those tax's (carbon credits) and shazam a market where traders can buy, sell trade, option, leverage, hedge against these and the flow of them.

Plus, compared to other parts of Florida, the Panhandle is still relatively affordable, making it a great option for first-time investors or those looking to diversify their portfolio.Another huge perk is Florida’s no state income tax and landlord-friendly laws, which make it easier to manage and profit from rental properties.

Definitely high cost of living, where the median home price is nearing $950k.The first year of house hacking the property I cut my mortgage in half.

Zero capital gain tax, next to zero income tax, property Tax is super small.  

@Armell MayersBigger Pockets is a great place to find a real estate tax accountant.