In mid February, many tenants get caught up when they start getting their income tax refunds (depending how fast they file).Income tax refunds also give tenants the needed funds for first month of rent + security deposit, so they can move.Check out this graph, which was created from tens of thousands of data points:Regarding your property, suggest the following:1) Where specifically is it being advertised?

Real estate investment can be incredibly rewarding, between the cashflow, appreciation, and tax benefits, it truly is the greatest wealth creation tool. 

A 1031 exchange would use all of the tax in the purchase of your next property.

Why would the government waste our tax dollars paying higher rents than the market?

The land is on two tax lots so my plan is to sell the extra lot immediately after closing for a projected $275K.The property on the other lot will be a fix and flip with projected costs of $240K and an ARV of $750K.I plan to use a PML of 2 points and 12% APY for 70% of the total cost.

I would recommend an STR for the best tax benefits and cash flow no doubt.

It is how it is recognized, taxed and falls heavy on the VOE. 

Worse case I just continue to manufacture them through my fix-n-flip business and buy with seller financing where available.Also, is tax lien investing really viable today? 

These special taxes, as they are called, are collected the same way as general taxes (December & May) but are listed out separately.

@David R Pustelnik recommend you first focus on raising the rent for the first time in 10 years.By the way, how much have your property taxes and home insurance gone up since this tenant moved in?