After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Whats the exact months those mortgage lates occurred in? 

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

The PPP is only 3 years, so you'd have plenty of time to choose between years 4 and 10 if you wanted to refi or just pay if off before your first adjustment ever occurs.  

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DEFAULTS Tenant will be in default if: (A) the Tenant don’t timely pay rent or other fees and charges they owe; (B) Tenant or any guest or occupant violates this Lease, property rules, or fire, safety, health, or criminal laws, regardless of whether or where arrest or conviction occurs; (C) Tenant abandon the property; ....When Tenant is in default, the Landlord has the option to declare the entire balance (all outstanding balances including but not limited to invoices, rent, cost due to damages/abandoning the property) payable hereunder to be immediately due and payable; the Landlord may exercise any and all rights and remedies available to Landlord at law or in equity and may immediately terminate this Agreement.XVI.

Typically the big ways you make money through real estate investing are passive appreciation, forced appreciation via reno, and cash flow.Of those 3 money-making facets of real estate, only forced appreciation via reno occurs quickly.

You can't predict the future, but having a support system can help give you peace of mind if any hiccups occur.

If I were managing the property my current legal situation would definitely not have occurred.

++++++++I've made the change from "Tenant Update Form" to "Tenant Estoppel Certificate" because a thought occurred to me: aren't these two documents the same thing?