They will also often carry very expensive interest rates and have other fees tacked on.

I'd offer to pay more in commission than what you think is the "going rate" (not your exact words but what you are wondering) on my first deal or two with agents so that they are enticed to work with you.2.

This would allow you to maximize tax deductions at ordinary tax rates.

They don't mind higher vacancy rates then SFH might be an option.  

The advantage, is that the buyer can wind up with a lower interest rate and instead of a 30 year loan, they have only the remaining number of years the original borrower hasn't yet paid down.3.

Always be cautious of what you charge on things like paint, flooring etc.. most judges will use life expectancy and divide out a pro rated amount you could charge the tenant for excessive damage and not normal wear and tear 

Hi Nate - It'd be worth asking the lender for a detailed breakdown of closing costs for this program, as well as an estimate of the interest rate you'd get with today's rates (they'll probably need to pull your credit to do this).

By the way my last local purchase was dec 2021 which was before rates started increasing (just a few months before, i had good timing - when the fed states they are going to be raising rates, it is a good idea to believe rates may go up).  

If you budget the negative cash flow over the course of the hold period and have reserves set aside to fill the gap, there is no problem (assuming your investment meets your target appreciation rates - I understand there is no guarantee there). 

What I'm hoping is to value add and refinance a bit later if/when rates go down.