That will most probably be offset by an increase in new mortgage costs and increased rates. 

I am putting in a link to something that may be help, a cost of living comparison calculator (https://www.bankrate.com/real-estate/cost-of-living-calculat...). 

The BEST method for real estate investing is very simple: increase earnings, reduce expenditures, save, and invest from your own funds.You should focus on increasing earnings and learning how to manage your budget.

I am looking into my STR options but from what I have learned this is a overflowing market in the area and the vacancy's are increasing so I may look into mid term and long term only.

They all left at the first sniff of an increase despite still being below market and they were all pretty upset about it.

Raising rents to $600 per unit would increase the value of the property approx. $200k. 

Do you now increase your chance for "Tail" just because it landed on heads 10 times already?

$1,500-$1,600 is about the going rate for a 2/2 in most average areas of BR, but I can see where some neighborhoods would get more.Another thing to think about - if the property is sitting vacant right now and you have ready and willing (and qualified) tenants, then the opportunity cost of waiting an extra month or two is $1,550/month.

It is essentially the last town before the pass.Regarding what @Lisa Marie said, there are is a ton of good info in there but for your needs, you need to increase the cost to clean.

Insurance is now a big factor in the expenses of investment properties, even here in Reno, NV there are areas that have had large increases for single and multifamily properties.