I know a few that are in this situation.WNC may be different as you said that a lot of the properties work well as STR and owner occupied homes and as rates come down you will have a bigger pool of buyers being investors and owners.  

Nothing says value, like being able to go on an extended vacation knowing that rent will be paid on time and any problem that comes up will be fixed! 

good to know.

I know from researching tax roles this year, that the appraiser's in Texas have valued the Solar panels farms very high and I don't know if there is litigation regarding the taxes, but there are several solar farms with unpaid taxes.

A local realtor would know more than those of us on here.If you are wanting to increase ARV then it sounds like that’s not going to happen.If you just want a nicer home to potentially get a better tenant and keep them longer, then the 1/2 bath would probably help.

The true key to success in real estate investing is mastering the markets you know best.

Get to know yourself well and get a firm understanding of what you're good at. 

I know, problem is I really want to buy the investment property now.

Even though I was living in Oakland, California at the time this is what I didI interviewed agents that had multiple listings of duplexes, triplexes and fourplexes because they are used to working with investors and they also know who the good PMs and contractors are. 

I live in a city where everyone knows that we have hard water.