Only to find that the IRS came to the house serving a Tax Warrant on the owner.  

Let’s assume you are in the 24% tax bracket.

The first and probably least popular for the servers I know is it is a cash business and historically tips are underreported to save on taxes but that also makes qualifying for loans tricky so you need to make sure you are claiming tips. 

Something like "unfortunately at this time I do need to raise rent due to increased property taxes, insurance costs, etc.

Does this raise taxes?

Noticed it was abandoned, researched courthouse records, determined it was adjudicated to the Parish for non-payment of taxes, submitted purchase request to the Police Jury for amount of back taxes, made required notifications by mail and newspaper, waiting mandatory days for owner to redeem, and when redemption period expired, closing occurred at Police Jury Office.

but it sounds like you know a lot of what you DON'T want; what you do want is the opposite. if you're going to do your next project alone, it sounds like you want a LTR nearby that's relatively turnkey without any problem-tenants. you can do a 'lazy 1031' where you just sell traditionally & in the same calendar year buy the new property, while working with your cpa to figure out how to offset the tax bill. you could alternatively partner with an active investor on your next deal; that way you could invest in what could be a higher cashflow market compared to where you live, and not have to invest much time (since it sounds like you guys don't have as much time to spend on this now). 

The places I was looking at had around 1.5-1.7% prop tax. 

Surprisingly enough because of low taxes and interest rates the numbers in certain ways seem to work out. 

IF (big IF) your not in love with your current house you could sell it, taking equity gain tax free (if 2+ years living there already) and then use that money to house hack a bigger or multi property.