In current configuration (3 br, 1 ba), I had an ARV of 324k.

I don't want to refinance because my current rate is under 5% and doing so ruins the cash flow I've got right now.

I'm not aware of any lenders that are currently offering rates in the 2.69% to 4.65% range (it doesn't mean that there aren't any, but I'm not aware of them). 

Currently, we are in our growing, and we tie the bonus to that.

My core investing philosophy is pretty simple, and has done very well across almost two decades and numerous cities:1) Invest in cities with population (and job) growth2) Invest in parts of the city where household income is near the median (or slightly below)3) Invest in properties that provide cash flow from day 1 Thank you for sharing that. 

I have no doubt that I would learn any new avenues quickly considering my current experience, but I would still be taking a step backwards for the time being.

We gave the current tenants a notice that we need them the evacuate in 30 days.

Depending on your current rate or if the current loan is short term or long term.

Quote from @Steve Englehart: I currently have two long term rentals and am looking into buying into the short term rental arena.  

Currently selling two SFRs to 1031 into a seller financed 9 unit mixed use property - I am still excited to learn new strategies 13 years later.I have some of my investments on my profile and some info regarding each.