Another 50bps just announced today so give it a month or two that will improve ... advise if you are not in a rush

Particularly on larger balance CRE (Commercial Real Estate) this rate improvements can lead to a dramatic increase in activity and investability. 

If you sell the house, your repair and improvement costs will be added to the cost basis, reducing your taxable profit.

Are you losing money now but want to improve cash flow and keep?

We strategically improved the property with minimal investment, focusing on cleaning and minor updates to enhance its market appeal.

I've dealt with a lot of tenants like this in the past and if they don't act professionally from day 1, I've never seen it improve. 

To improve the deal, consider increasing rents, negotiating the purchase price, improving financing terms, reducing expenses, considering long-term appreciation, or house hacking fully.Good luck!

For direct bookings, you've got to improve your SEO ranking on Google. 

A marginal producer isn't likely to improve if you increase it's cost of finance.This is where you would sell and 1031. 

I would sell the properties.4 rental properties over 3 years won't make you much money.Maybe 100 per door per month in cash flow and a matching amount in appreciation.That is $9,600 over a 3 year period assuming you have SFH's.You are improving your ability to make more money in a better position hopefully when you complete your master's degree.You will make that $9,600 working 2 weeks.The sale of the home will hopefully allow you and your wife be stress free for those 3 years helping you make a higher hourly rate.