I thought it only adjusted when a property is bought or sold.

For 1-4 units you could get a 30 year term (fixed or adjustable) up to 80% of value of property.

Upon advice from my property manager, he said I should have my roofs looked at by an insurance adjuster to see if there was any damage, and if so, try to get a new roof.

It’s unfortunate because you’ll have to pay closing costs again but it will probably be worth it in the long run with the lower and fixed interest rate as opposed to the adjustable rate commercial loan you probably got

I think with all those adjustments the realistic COC return would be in the small single digits. 

See if you can find appraiser adjustment rates online.

It's like analyzing a stock but they use different metrics like funds from operation (FFO) and adjusted funds from operation (AFFO) Different REIT's invest in different areas of real estate, some do mortgages, some do retail shopping centers,malls,warehouses,offices,residential,storage-many different areas.

Neither is a right or wrong strategy but you need to weigh out how each strategy fits your lifestyle and goals.An Airbnb may stretch your profits but comes with higher vacancy risks, higher overhead/operational costs, but most importantly will likely take more of your time.A traditional rental may yield a slightly lower return when comparing one property vs one property, but also may be less time intensive and may scale better (particularly if you outsource the property management).

@Cyntnia Brooks, a few adjustments I'd make to your expenses:CapEx and Repairs will probably be closer to 15% combined.Figure 10% for management.Water looks low.

The Insurance company was pretty easy the adjuster came out soon after the fire.