Although certain features related to the "it" factor may come naturally to certain people, in most cases it's a blend of intrinsic traits and those acquired through experience, education, and personal development.

So that leaves you with private money 2nd, but then you're probably at 12%+ which makes the blended rate high enough that a cash out refi is probably a better option. 

Single metric data points without historic context are meaningless.Having an opinion what might happen beyond the next couple months is very difficult and a multidimensional problem - I know because I provide a market update for Milwaukee every month and that always becomes a mix of national and local economic and housing data - it's mostly paid research I subscribe to and I blend it with local MLS data and what I see every day in the field.And still, it's hard to tell for sure beyond the next 4-8 weeks - at the moment I am getting conflicting data about rates: looks like the Fed will hike some more, but we also know that mortgage rates usually fall during recessions.

Me personally, I am blending flips and STR holds, as I want to have cash to play with, about 6 months after the crash is official.

Not a proprietary blend...

I know we all haven’t met so our faces may just blend in with everyone else’s.

Find the right property in the Seattle area and you can generate returns unparalleled across any industry or investment product.Beyond that, I would take a look at syndications or buying fully-managed apartment buildings in lower CoL areas (Ohio, Missouri, etc.) -- they can produce crazy cash on cash returns comared to the PNW.

I know a couple of savvy operators and sometimes they will have one extra person in there, but there's a lot of activity and other landlords with students living in SFRs so they kind of blend in. 

I am trying to find an ideal tax/legal structure for a blend of a Multi-family and commercial real estate (warehouses) portfolio for long term rentals.

Your blended rate will still be well below the market interest rate.