if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

Or we gradually perform high-quality updates for a live-in flip, then roll the equity into a new home.Regarding rental income, we aim to boost income, lower our effective tax rate by generating more low tax-drag income with rental income (since there’s not much we can do to lower out W2 tax bills) and have retirement cash flow.To compare the financial impact over 10-20 years, we want to analyze renting versus flipping.

My guy used to lower my charges because he was the owner and thought all my inputs were ridiculous.

Due to current interest rates, many CAP rates are much lower than they should be and usually there is only so much price discount a non-delinquent seller will be able or willing to offer.

Off-market deals are key if you go this route, so networking is huge.Out-of-state investing is another option people love, especially in markets like PA (Philly, Scranton) or even down south where prices are lower, and the landlord-tenant laws are more forgiving.

Should I wait for Spring for greater inventory, or for lower rates to see if cashflow improves?

Are there any lenders who are lower than this, I've been brokering myself.

I think you'll be hard pressed to get an ARV of $140k IMO...I'd expect something around $115k or lower.

Potentially lower down needed of 15% with better rate and 6% cap in IPC’s

Often times if you lower the rate, the fees go up and vice versa.