@Karolina Powell, if you are going to make investment decisions based on someone saying a small market property is worth a 6-8 cap rate, do I have some things you will want to see...Everyone should have a general rule of thumb, and Austin may be correct, or he may be way off.Mixed use can be hard to value in any area unless there are other trades.  

Trade up.2024 will actually be more exciting, as balloon payments and anyone with an ARM loan comes due. 

You can trade vol just in different areas, real estate isn't one unless you're deep with money. 

We have discussed selling the property and rolling it into a multi-family but again feel like we may be trading a fairly hands off property with good cash flow for one that may be a bit more labor intensive and only yield marginally better performance.Any advice on how to expand our rental portfolio/maximize its performance is greatly appreciated!   

Another path to consider is to sell them under a 1031 exchange and trade into higher-value real estate.

I don't have any career worthy trade skills or college degree, so finding a higher income job is slim pickins for me.

Get a realtor, loan officer, GC, insurance agent, trades, etc. 

Maybe trade with another fellow investor and have them give you a small piece of one of their deals?

It's time, though, for me to expand into new opportunities and learn more tricks of the trade to grow a robust portfolio.

Not sure if you need to think about budget or not, but downtown will be very very expensive.I don't think there are enough lots that trade that there would be any time of accurate or even ballpark pricing.I don't know anything about it, but there does seem to be some good demand in self storage parking and also in truck parking.