Since the interest rate environment has changed dramatically over the last 6 months I’m torn with what to do.

It's really hard for rental rates to change dramatically if there simply isn't enough inventory.     

When you sell the property, you double the CF, dramatically increase the total PV, all with the same equity.

The insurance premiums on each property have escalated dramatically over the past two years.

That said, the tax rates vary by municipality and differ dramatically. 

There is nothing that will protect you from a dramatic drip in both rents and prices at the same time. 

We find "holes" in the Listsource data sometimes when we use a filter and the lead count drops too dramatically like that.  

Area is improving dramatically very quickly. 

There are excepts to both.Conventional, non-federally insured loans, can vary dramatically and are governed by the lender's own underwriting guidelines.As with most things in lending, you will likely have more flexibility and leeway with smaller, local, portfolio lenders. 

I also don't think that "the next downturn" will help the situation because even if prices fall dramatically ( which may or may not happen due to massive economic and job growth) it may still not be enough in the bay area.