Best bet is to just keep renting it for the next four months and refinance then.

That would be your best bet for cash flow. 

As you probably know, a tenant cannot remove items that are attached or fastened to the building....like sinks and ceiling fans....that is unless they had them installed themselves...But as @Glenna Wood said, it's probably not worth bothering to go after a tenant like this....just lick your wounds and move forward.I bet you screen the heck out of the next one, eh?

Rather than looking outside your geographic market, look outside your strategic market.Feel free to reach out anytime if you have questions or just want to chat more about the Atlanta market!

Your easiest bet is to buy an unfurnished home/condo on a 20-25% down investment loan, then just furnish it and run it as an STR.

What is my best bet for a loan/lender here?

Reach out anytime.

I'm not convinced we'll see a major increase in rates any time soon.

Best bet is to find someone you want to work with and get on the phone with them so they can get more info about your situation and find the best loan product for your goals and situation.Make sure you get your files together:Tax returns, business and personalmortgage statements for each propertyProperty tax statements for each propertyInsurance declaration page for each propertyBusiness entity formation docs P&L of your income and expensesGood luck!

Refinance and put that money towards as many purchases as possible seems like your best bet towards being a full time investor.