Buy a property when it feels good is when you are buying your primary home where your kids will grow up and you'll live with your family.

Is it similar to Savannah / Tybee where new STR's can only be in certain zoning areas and there is a waitlist for applications?

You’re on the right track—build awareness of costs where it directly impacts their role, but don’t overcomplicate the program with factors they can’t control.

Consider using DSCR loans- Cash flow of the property is considered in lieu of your income3.Consider purchasing in a different asset class (Large multifamily) where borrowing will be a function o fthe property income, not yours

See the map below for where these zip codes are located.Note: The following charts only include properties in the above zip codes that generally match our property profile: single-family homes featuring 3-4 bedrooms, 2-3 bathrooms, 2-3 car garages, 1,100 to 2,400 square feet of living space, 1 or 2 stories, and lot sizes ranging from 3,000 to 6,000 square feet, built on or after 1985.Appreciation10-Year $/SF by Zip Code 2015-01-01 to 2024-12-31From the above charts, these zip codes appear to appreciate the fastest among our target areas (based on annualized growth rate)89032 (North Las Vegas), 11.0%89015 (Henderson), 10.4%89143 (Centennial Hills), 9.9%89031 (North Las Vegas), 9.8%89138 (Summerlin), 9.4%89141 (Blue Diamond, Southern Highlands), 9.4%89128 (Summerlin), 9.3%89123 (Silverado Ranch), 9.1%89129 (Northwest), 9.1%5-Year Pre-COVID $/SF by Zip Code 2015-01-01 to 2020-03-01The COVID market frenzy and the subsequent dramatic rate hikes significantly distorted price and rent trends.

I hadn't heard the Chik-Fil-A test but I did hear about investors looking at where Starbucks and Costcos are being built.Those are really great points about in any market that there are sub markets to avoid and visiting the area or knowing someone in that local area helps.

Dont know where to start any suggestions will be great thank you For the 300k property they are probably not going to let you pull any money out based on the amount of credit you already owe.

@Stepan Furdei, please try Quorum FCU, where they tout ownership in an LLC is OK.  

Another great option is the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat), where you buy a fixer-upper, renovate it, rent it out, and refinance to pull your cash back for the next deal, and this is a good route because most private lenders can go higher LTV than on a rental loan! 

I agree with William that the rate you have is probably better than you'd be able to get moving into another property with rates where they are today.