The COVID bonus pay days are over so what they can afford to pay is really down from the height of the pandemic.

But I think the advice I'm hearing from @Julia Lyrberg and @Dave Foster and @trevor finn  is 1) that it might be smarter/lower risk to diversify and 2) that I really might not be able to afford to keep my primary house as a rental.

Look into out-of-state markets for better affordability and ROI opportunities.Success requires risk, but calculated risks with proper preparation can lead to life-changing rewards.

IE if you are wanting to wholesale which I don;t reco today, its too hard, you want a list of high equity owners BUT BUT the value is in figuring out a source of stress, a reason why the owner is on the virge of wanting to sell. 

My tip would be to buy properties in desirable vs "affordable" areas.

Lenders are reaching out to Fannie Mae and Freddie Mac to have the minimum increased, since this is an issue that will not go away as insurance companies raise premiums to stay profitable, and HOAs try to avoid paying higher premiums by increasing the deductibles (or sometimes they need to do both to afford a policy at all). 

Should I assume the in-place IHDA loan at acquisition or close with a conventional loan and try to get IHDA loans/grants/credits later if/when I decide to keep affordable?  

Setting up the LLC in Ohio was affordable so if we decided to go forward with a BRRRR we could always open another LLC for that too.

A beautiful, redeveloped apartment complex that is affordable to the community with A+ finishes

$89k in 3 years is very solid and a lot of people could afford that buy in and investment.