Rates are NOT high right now historically speaking. https://fred.stlouisfed.org/series/MORTGAGE30US   Sure, we have gotten used to historically anomalous low rates, but that does not mean we will get back there without the economy slowing down.

Contrary to what was stated in a previous response, brokers don't all charge points.

Randy, thanks for your response. 

This combined with my new boss giving me additional responsibilities (how dare he...) and the support of my wife prompted me to take the plunge. 

I plan to negotiate the rent and I want to present my proposal to show how I’ll manage the property responsibly.

That was an unusual set of circumstances that was created in response to covid, so it would likely take extenuating circumstances for that to happen again. 

If a tenant has a recent eviction action then it is safe to assume they are not a responsible tenant.

That's not a responsible guest.

Myself, I've made millions with Section 8 properties, but every day you need to suit up for battle to deal with tenants who have no sense of adult responsibility.

I closed out the webinar after reading that clownish response; I will not be emailing my four questions to a tech support address.