I use these on vacation rentals and a few long-term rentals and they've not failed me in 15 years.

What is a good target interest rate and terms?

The other factor with this: I think many (not all) of the buyers today that are going in with negative leverage (artificially buying down a short term rate cap does not create positive leverage) are going to be in trouble.  

You can do a cash out fixed equity line or second home loan towards the down payment of a new investment to keep your current terms intact.

But have recently thought about the longer term picture and my passions don’t align with my career even though the job is comfortable and technically what many would call a great spot to be as a Physical Therapist.

It depends on the terms of your agreement.

They forged documents, have the assessor for king county as one of their CEOs (my property was in Clark county WA but my property title was changed in King county WA where he WAS the assessor) hsbc had to pay me and countless others for bad foreclosure practices and that caused them to go bankrupt and my loan was floating and I essentially owned home free and clear due to terms of the contract stating that if loan was to be sold that hsbc my husband and I and the new proposed lender had to all meet in person and sign new paperwork permitting the transfer of the loan which never happened.

agree over the long term real estate should outperform stocks.

I have built myself a BRRR calculator, and the numbers (in terms of cash-flow) are convincing.

If you need to take a bit of a hit in the short-term for long-term financial stability (more doors/cash flow/equity) then I would recommend exploring options in that way.Good luck!