If you have a competitive advantage that you can bring to your co-hosting/managing, then I would recommend looking for owners with properties that mesh well with your target resident.For example, if you are an active duty military servicemember with unique insight into what a servicemember is looking for, lean into that.

My weekly podcasts will also help you get a better feel of our market and then might help you learn our market quicker and with more data. 

If you know your tenant base like you do, then you know which works for them.

I ask because as mentioned above if you have an investment that is  going to return 10%+ then does it matter what the rate is in the long run? 

I don' expect it to be a crazy market but better then 2023/2024

You see a boat jetting across the bay and then he walks into a luxury house.   

If you are trying to continue holding the other two properties then you should pull out some equity in the form or a cash out refinance on one or both or use a portfolio loan as @Jimmy Murray suggested.

You wrote commercial, but then talked about offices specifically. 

Then I think I will buy my first out of state property once I'm ready.

@Veronique Leroy I would say it is possible if you force equity, hold for a few years and then sell and then average the return of the whole profit over the timeframe of deal.