The properties were bought with 100% leverage, so once the loan for the down payments are paid off in a few years, the cash flow will increase pretty dramatically. 

(There is uncertainty though how much Feds will increase interest rates next 6 months.) 

You could go to your insurance company and request they lower the replacement cost or increase your deductible... if they don't want to write a policy under those conditions, you can look for another company.

If I aim at 12%, even a rent increase would not offset the expenses enough to hit 12%.

I give a 30 day notice for rental increases.

Go ahead and make them nice - you can probably increase your rents somewhat when you do.

While my overall debt won't change - I can consolidate it all at a much better rate long-term, and increase monthly cash-flow.Of course, the terms lengthen (to a new, full 30 year) - but I can comfortably pay the difference towards principal-pay down so that the interest over life of the loan comes down.

Make sure to factor increased turnover, high repairs and maintenance, and bad debt into your analysis.

I paid the tax bill.On April 9, 2018, The County of Allegheny mailed a second Real Estate Tax Statement which reads "Tax Year 2018", "Taxable Assessment Increased" and nearly doubled the county property tax.The time to file a tax period expired April 2, 2018.However, since I was not notified of any tax assessment increase before the appeal expired, aren't my due process rights being violated?  

Starting this year it will increase to 3% around in the fall.