Is it to lower rate?

•Explore private lenders or hard money loans if you need higher leverage, though the interest rates will likely be much higher.

Fit buy box of A or B rated school that will appreciate over time.

Your insurance is going to be highly variable and I wouldn't use what an agent or the seller tells you as the cost of dwelling policies have increased substantially over the past few years due to rising new construction costs. 

I did a quick look and violent crime rate almost double that of Illinois as a whole. 

Places like San Antonio might present more favorable cap rates, from what I read in Forbes recently.Refinancing could free up equity if today’s loan terms are more attrative, though that depends on current interest rates and the property’s updated value.

You'll find that interest rates will vary from bank to bank. 

While your properties hold significant equity, adding debt from HELOCs or a DSCR loan could strain your finances if STR performance fluctuates or costs rise.

Raising the rent to market rate is not discrimination.

Note: I'll caveat: I believe that other factors should be considered when analyzing the market as well (i.e. economic growth/stability, low crime rate, affordability, etc.)