-Push up value somehow and refi? 

Here is how the Roth conversion works: you can convert anytime between January 1st and December 31, and you will receive a 1099R from your IRA custodian or 401k plan administrator before January 31st of the following year, which will be included in your tax return filing and that is when the taxes will be paid: at the time you file your tax return. 

I'm not following you, can you explain in more detail?

Within the U.S. if you want to avoid the bureaucratic nightmares that often follow STRs you will probably want to invest in a well established STR market that already has laws favorable to STRs.

So the inspection is pushed back 10-25 days until those items get installed. 

I just make a separate account for each one because not all my properties are renting at the same rate but now that I'm thinking about it more, I might just follow you.

We handled everything in-house from the point that we acquired the properties to listing them on our website and pushing them out thru an internal sales force that did outbound calls to investors.

I can't tell if you're in Seattle or Atlanta, but if the former you're good to push this. 

If a repair will take longer than expected, update them regularly.3.Surveys and Feedback: After a maintenance issue is resolved, follow up with tenants to ensure they’re satisfied.

Quote from @Dustin Tucker: I'm going to go out on a limb, and say the dumb money keeps buying treasuries like they are going out of style, which continues to push the rate lower.