The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

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Or at least what are investors looking for today as far as return and cap rates?

You just need the right funding to make it happen.

The drop and Swap is about all we use here due to the confiscatory tax rates based on sale price.

The interest rates are around 10%.

This is because the dwindling cash flow due to the increased rates has resulted in higher cap rates.  

Finally from a purely from a cash outlay prospective short term, you could rent a house with roommates and your payment would still probably be Lower than house hacking because rates are so high, over the long period 5-10 years obviously it would cheaper ti buy, hope that makes sense 

We’re fortunate to have an above-average income and live well below our means.This summer, we’ll be moving to Detroit (PCSing in August), and we’ve saved about $120,000 to invest in addition to having funds set aside for the home we’ll purchase in Detroit.The reason I’m posting is that I’m struggling to decide how to best allocate the $120k.

Current HELOC rates are typically 8-10% depending on your credit and lender, though some banks offer promotional rates.