The property value has increased quite a bit since then and i would like to increase it, but i wasn't sure it they would entertain it being that its an investment now and not my primary home.  

I've been keeping my eye on San Antonio a bit as it seems it's going through a correction and potential for cash flow may be increasing.

This chart does not include the latest increase in rates, but in a couple weeks we should have an update.I saw several places that showed increased rates:https://www.verticalbuilders.com/blog/what-to-expect-in-q4-2... 

These rules have increased risks by making it difficult to get rid of poor tenants that pay their rent.

These increases will likely slow to pace more in line with inflation.

Change all lighting to LEDTo increase revenue: 1.

So if they moved in May 2022 they have been there over 2 years which means you need to give them 90 days notice of an increase of more than 5% (from my understanding if the increase is less than that then you don't need to give that much notice, but that is not entirely clear).

The mortgage has gotten out of hand due to property tax increases, miscalculated escrow, and an increase in my interest rate from an initial buy down, increasing from $2600/mo to $3200/mo.

At annual rent increases, I do scour Zillow for market rents in the area, which I share with my tenants.

The problem is that your debt payments are going to basically wipe out that $400K profit unless there is room to increase revenue or reduce expenses.