Strategies for this rate environment with no (current) W2 income

[David McMahon]

Looking at several out-of-state regions to find the right mix of cash flow, CoC, stability and growth potential. Aren't we all?

Given my situation however, I'm finding it near impossible to find any deals structured in a way that would provide a reasonable cash flow or CoC return, even in areas of good price to rent ratios.

I've been steadily employed for decades, have a 810+ credit score and enough cash to buy at least two mid-west properties outright.

At the moment I'm between W2 jobs and enjoying the time to look into investment options finally, but this also means DTI won't work so DSCR is the only(?) option and those rates and down payment requirements are sky high making most things I find cash flow negative.

Has anyone else broken into real estate investing in a similar situation?  What is/was your strategy?  Maybe the current rate environment simply makes this a non-starter, but I figured inflation lifts rents too which might offset some of the increased lending costs.  Not so much.