Even if you can find an edge in short term maneuvers, you'll almost certainly be better off in the long run if you can figure out a way to keep these current properties (especially at 3%) and fund the bigger, better property either through partnering, syndication, f&f loan, etc.

Have you thought of using it for Airbnb or other short term or mid term rental if you cant find a 12 month tenant ?

Long story short she didn’t have money and I ended up losing a lot potential rental income and having to renovate the entire unit from damages.  

From duplexes to Airbnb ventures and fix-and-flips, you've accomplished a lot in a short time.

Are you focusing on a long term rental, medium term rental (30 days to 6 months), short term rental, or a live in house hack? 

Looking for experienced broker of investor that can assist with navigating an offer and what is important to know leading up to it.

If they use hard money lenders those loans are EXPENSIVE loans because they are short term loans with no early payment penalties and they will also finance rehabs.

Studio that operates as a Short-Term Rental (STR) generating an average of $2,200 per month.Our ADU tenant has been leasing from us for the past 4 years, and we have maintained the rental rate without any increases.

https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...Short-Term Rental Loans: What Are the Options and How Do DSCR Loans Stack Up?

There has been a lot of building going on, but I think in the short term, the only rents that are in danger of resetting are in multi-family.