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. 

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

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.

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!

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

Are you looking to make improvements or buy as-is?

1. use the 1031 money to buy 2 investment properties with a combined values >= the sales price2. use the 1031 money to improve one of my existing investment properties (e.g. building an ADU / remodeling)Thanks

If you build your own, you can continually improve and refine it as needed.

You can outline the reasons for the adjustment, such as market rates or property improvements, and emphasize your willingness to work with them during the transition.Regarding the tenant you plan to ask to vacate, approaching this conversation tactfully is crucial.