To do a 100% BRRR the cap rate has to be lower then interest rate.

It's a great market for cashflow since it provides a lower price entry point and demand for rentals is high.  

The headache of playing peacemaker between 3-5 unrelated tenants doesn't sound worth the premium management fee; not to mention rent by room generally brings in lower quality tenants which require significant more management.With that said, higher rates are pushing investors toward rent by room simply because it's the only option for cash flow (at least in Denver) which is why I have so many folks reaching out.If you currently have rent by room investments or perhaps you're a PM currently offering rent by room, I'd love to hear your feedback and any advice you may have. 

Sometimes I see properties currently for rent lower than those 3 services. 

Yeah lolBefore I joined biggerpockets I thought people know that any investment with return above 11 percent is super high risk …But then I realized I am minority …I grew up with bank owners fleeing to China after interest rate hike and when I said bank owner it is literallly bank owner….And folks that wanna 20 %yield you could invest to Turkey bond lol albeit with their currency going lower

You’re going to get a lower selling price for occupied properties just as you will get an even lower price for selling a portfolio of homes.

However, if you do plan on getting a HELOC, you might also want to get a line before moving out since rates are lower and CLTV is a lot higher for primary helocs!

As others have noted the number of MF properties in the greater Phx area is low compared to many markets and the number for sale is even lower.

If your rate is lower than what you can get by investing, taking account for risk, then pay the minimum.

I store some funds in a HYSA as well as lower risk investments.