I was thinking of starting a rent increase for my 1 bedroom tenant voucher due it being low and well under fair market value(Based on  hud and zip code) but my tenant is in the process of having a caretaker for her disability and getting approved for a two bedroom voucher.

With a low 4.75% rate but minimal cash flow ($50–$125/month), your equity could likely work harder elsewhere.

That seems low with the 5 units and storage you mentioned unless they are 1 bed units. 

I also watch occupancy rates and adjust if bookings are low.

Quote from @Mary Jay: Quote from @Jay Hurst: Quote from @Mary Jay: hi guys,so I have a lot of equity in one of my rentals but the interest rates are super low on it. so I dont want to do a cash out refinance on it because I dont want to lose the 3% interest rate on it.I want to get some cash out of it via Heloc or another vehicle,  so I could buy another rental, but its not my primary, so I cant get a HELOC on it from lots of banks....I think PenFed does helocs on rentals, but because I have more than 5 rentals, I dont qualify for their HELOC loan.IS there a bank that would give a HELOC/cash on a rental?

Would a low enough sales price make all of my concerns go away?

An 80% occupancy rate indicates low demand. 

Nicholas makes a great point—having strong ties to a market definitely helps, and picking a random low-cost market without a network can be tough.

If they are low balls then usually you are asking someone to work for free as the fix and flip landscape is competitive for a low pay out.

I’m also open to exploring short-term rentals, private lending, or passive investing in funds—anything that maximizes returns while keeping risk and time commitments manageable.For context, I’d consider leaving my job if this could become a full-time venture that surpasses my current compensation (low-mid six figures).