Once I became more financially secure I stopped investing for cash flow, only started buying good buildings in good areas and my life significantly improved.  

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

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. 

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.

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

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?