•If you can, raise rents or find ways to increase the property’s income before applying again.Have you already tried talking to multiple banks, or is this feedback from just one?

Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.

Overall nationwide cap rates are rising because of interest rate increases.

With BRRRR you typically need to buy a house that needs a LOT of work because you need to get it cheap enough and do a large enough rehab to increase the value WELL ABOVE what you have invested into it.

Small Multi families are a great way to increase cash flow

2) Focusing on Cashflow vs Appreciation: recipe to buy Class D properties that may take a generation to increase in value. - What type of tenant do you think will live in a Class D property?

It might be one of those positive sunk costs to increase the value when financing.

In the past year or two we see lots of rentals and investors and rent prices have not kept up with home price increases. 

In fact I have a no PITA policy, which means if you violate it you are probably getting a rent increase at next renewal opportunity, which might be next month if you are on M2M.

For my short term rentals I am really going to focus on adding improvements that will increase my daily rate and guest experience.