By the way my last local purchase was dec 2021 which was before rates started increasing (just a few months before, i had good timing - when the fed states they are going to be raising rates, it is a good idea to believe rates may go up).  

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

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.

The mortgage has gotten out of hand due to property tax increases, miscalculated escrow, and an increase in my interest rate from an initial buy down, increasing from $2600/mo to $3200/mo.

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

Another rental is in a great area but has struggled recently due to increased competition from newly built apartment complexes.

The entire lots level has to be increased.

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. 

It's usually better to earn $200 less a month for one year than to sit vacant for two months, particularly in the winter.Consider a bigger drop for a 6-month lease to get through winter, then increase rent or find a new renter in the spring when competition is hotter.

I’d recommend looking for properties that already have stable tenants or need minor updates to increase rents down the line.