The area is booming, it's internationalized, much cheaper than Florida, higher yields, lower interest rates, less short-term regulations.

I currently own a short term rental in Southern Utah that still cashflows with my 7.8% interest rate.

Low vacancy rates equate to high cash flow and ROI on rental properties.Downtown areas (Clifton/OTR/Pendleton/etc.)     

I'd like to get them a little more uniform and up to market rates.

If the LLC has merely been used to own real estate, don't expect better rates or financing.

Bershire Hathaway is my property manager and my rates are pretty low (compared to their usual rates) because I have 12 properties with them, but I would still have to pay them a fee when they get a new tenant in.. 

If you can swing it, I would tell her that you are going to have to adjust the rents to the market level, and give her as much time as you are reasonably able, maybe 3 to 6 months to vacate, provided she's paying.

Short-term capital gains (stocks held for less than a year) are typically taxed at higher rates than long-term capital gains.

It seems like you've correctly adjusted the carryover losses on Form 8582 to reflect the net income for each property.

The interest rate and cost is higher than conventional loans but the requirements are less and the closing process is faster.