If this property is hard to rent, or is functionally obsolescent (only 1 bathroom, no yard, etc), or has deferred maintenance that will be costly, or is in a location that is not appealing to Tenants, then maybe a sale would be a good option in favor of a property that has better Tenant appeal, which will likely increase rent and avoid long vacancies in between Tenants.An option to consider....

In that case, using the cost segregation study this year might not be necessary because the extra depreciation would just increase your loss, which you might not be able to fully use right now.However, you have two options:Use the Cost Segregation Now: This would increase your loss this year, and you could carry forward the unused loss to offset future rental income.

Is the appreciation still the same after the building boom that happened during the 2020-25 years because supply has significantly increased in red states and still constrained in blue states?  

It has increased steadily over the past couple of years and is now at 3.90%.  

Since I will be living in, I am looking for a nice neighbrhood with somewhat remodeled house with opportunities to increase the value as well.I would love to connect with other investors in the area and appreicate any insights as a newbie!

I do not understand your remark as related to the DSCR loan.  2 ADUs are not allowed by f/f conventional financing but is not always enforced.Fortunately if you stay with the current tenant without a refi, by the time you pay principle it is likely the rent will have increased enough to absorb the increase mortgage payment. 

"Getting in" is easy; making money, managing the business, with the increased financial risk of commercial properties is a whole different game. 

Meanwhile, the more partnership-heavy investors often experience setbacks but use the leverage of partnerships to rebound.To me, partnerships increase both risk and reward.

Tenants lease expired, so I offered a new lease with a $25 increase. 

This can potentially lead to problems and the safety of the others in the home.I am planning on speaking with him about the lease violations and switching him from yearly to monthly with an increase in rent, due to the increased labor of the cat and the checks in of the cleanliness of the room.