I am staying on this learning curve and riding it to my first great deal.....   

If you're not riding bikes or driving around and physically looking at properties (boots on the ground) you're doing it wrong.

In my opinion, the values aren't going down so you have to start riding the wave at some point in time. 

However, I realize if we close it will be around winter and we may have vacancy throughout winter.would it be best to wait and ride out our lease or at least get closer to the end of May to avoid too much overlap or should we try to get out of our lease and buy now before rates are back up to 4-5% (which I’m realizing makes it tough to cash flow)also, how do you handle this situation as a landlord?

I listen to BP about 4-5 mornings a week while I'm on my run or rides.

For example: A claim is made for hail damage to 123 Home Blvd. and you also own another property in a different city.

It allows you to ride out the market when there is a dip.   

I got the initial rent relief in California and my lazy tenant is taking that as a free ride tell god knows when.

But you said it best, it's about what risk is worth taking and I will need to figure out if I want to stress a little more or relax and ride the wave. 

I eventually sold my Texas places as I got so tired of all the roof damage from hail and the high property taxes.I agree with @Bill Brandt to start on the smaller scale.