Do you feel, given the current state of the market, the risk is increasing in this type of investing?

most bankers are standoffish ;-)yes, the HML/PML will be higher cost, but my concern for you is the banker knows he can't do your deal, but will string you along for a while, ask for additional information that takes you time (and maybe cost) to put together and he ends up either ghosting you or taking 6 months to tell you no.I could be wrong and you may be dealing with a "unicorn" banker, but I believe a HML/PML that knows construction in your market will be easier to work with, actually close your deal, and end up "saving" you money in the long-term...just my 3 cents - even inflation has increased this!

I would also considering buying 2-4 units if you are trying to increase your cash flow.

Assuming rents will increase surely it will cash flow at some point correct? 

Renewals and rent increases- Research market rates; 3% is fair, but adjust if you’re far below market.

Also, if you go into the BRRR strategy to add more properties faster, every time you get rent and make a payment, you’d still be paying off the loan which is increasing your equity so it’s like a savings account that builds itself.

.: @Travis Boyd you’ll lose more in interest rate increases, potential property taxes increases, realtor commission and other transaction costs than you’ll pay on any future cap gain taxes.

For your first 3plex, how did you increase the rents from $2200 to $3150?

I rented out the house I lived in (in nice suburb with low crime and great schools) - this Class A property is doing well 5 years rented so far, but the property tax increases are reducing my cash flow.  

Much of this type of business simply comes from portfolio management, tweaking a portfolio by one entity releasing inventory and acquiring more, it increases the yield by conducting exchanges over having a note sit there paying to maturity.