Our next step is to meet a HML in person to get a feel for what we need to do next, and where we should be headed.

The lumber costs don't seem to be headed down anytime soon so I would make the necessary updates to maximize your monthly rent. 

Maybe you already do this, but if not, consider in the new lease a semi-annually or quarterly review of the tenant's financials so you can get in front of any issues they may be headed towards and manage accordingly.  

I am starting to get a handle on where I should be headed.

I also saw a graphic recently that showed that home prices have actually appreciated in 3 of the last 5 recessions, so even if things were to be heading towards another recession, there is no guarantee that home prices would drop.

In the grand scheme, 5% is still very cheap interest, and in a few years, everyone will be wishing they would have grabbed all the properties they could when interest was "only" 5%  Rates definitely will not be heading back down in the near future; the smart money will be buying now.

Even with the rising interest rates prices don’t seem to be heading down.

Generally NNN increase in value when interest rates decrease and they interest rates seem to be heading the other direction but if you are planning to lock in for 10 years and sit on the cash flow you may not care about fluctuations in value...

Sure @Joe Rodriguez shoot me a message next time you think you'll be heading down this way and we'll see if we can figure something out 🙂

Who knows, though, the way the market appears to be heading in six months conventional financing may do the trick for you.