We invest in Lexington and Louisville (100+ unit multifamily buildings).

This is obviously much better than $1,400 per month.On top of that, you will now get 2x the depreciation write-off so your taxes should go down.On top of that, you will now get 2x the appreciation when real estate price go up.On top of that, your tenants are helping you pay down the loan, initially at about $100/mo for both properties, which gradually gets better and better.On top of that, you now have more units so if one or two goes vacant, you have more renters covering the losses of the vacant units.If you want to keep these properties, I would do a cash-out refi and go buy more rental real estate.

I've heard horror stories that it's usually impossible due to the "burden placed on the municipality" but could really never understand what that burden was... most people living in those units wouldn't be using the school systems so aside from maybe an increased volume in emergency medical situations I can not understand that statement? 

You can look on websites like https://www.corporatehousingbyowner.com/search/United-States... and https://www.furnishedfinder.com to see what similar houses are rented for.

They are the best property management software there is, but they have a minimum portfolio size of 50 units.

Here is the scenerio:3-unit investment property worth $2m.

If other units at your price point have just hookups you will be fine with just hookups. 

We have a lot of more urban units in Tampa that attract mostly Airbnb (maybe 85-90%) and they book close in, often same day. 

I'm pretty experienced in long term as I have 17 rentals already but I'm preparing an offer on a bigger multi family complex "32 units" so was looking for proper guidance.  

We also updated the entire flooring, renovated the kitchen with new appliances, overhauled both bathrooms, and added new washer and dryer units.