Unsure if we should BRRRR or do 20% down on multiple properties

[Abigail Poag]

My husband and I have been saving for 3 years and now have enough to purchase a small single family property with cash, we were planning on using the BRRR process. However, due to the increasing interest rates we are unsure if this is a good time to refinance a single property once we have a tenant.

Our other thought is to purchase three rental properties using the cash as 15-20% down payments then refinance those mortgages once interest rate drop back down. Tampa Bay is a rather expensive market at the moment but we would like to keep our investment properties somewhat in this area. 

Any recommendations or suggestions would be greatly appreciated to help us with this big decision.