There's time, money and energy that goes into getting your license.

If I reduce the purchase price to $600,000, the CoC jumps to 15.2%.

Don't waste any mental energy thinking about what the Fed does.Find good deals. 

With that said, there have been more realistic seller expectations to the tune of significantly reduced purchase prices both pre and post executed agreements.

Plan your renovation timeline to list properties during peak buying months - also take into consideration that snow and rain will affect your rehab.Another way that you will want to take climate into account is  that given the cold winters, energy-efficient improvements like insulation and modern HVAC systems can be attractive to buyers.

Highlight the cash flow and equity in your property when negotiating with lenders, as this reduces their perceived risk.Ultimately, you may need to reach out to multiple lenders or brokers who specialize in DSCR loans to find one willing to take a second position.

Would love to match with someone of the same age / energy level, but will keep an open mind.Also, I will likely be looking to extend my time in Cancun for 2-3 more nights (could be more).

A good property manager can handle tenant issues and reduce your hands-on involvement.Building a Network: While you don’t currently have local connections, networking with other investors, attending real estate meetups, or joining online communities can provide valuable insights and opportunities.The next steps depend on your financing options, preferred markets, and whether you’re willing to manage tenants directly or prefer to stay hands-off.

This strategy can help reduce utility expenses.Mid-term and short-term rentals can have utility costs up to 10% of gross income, including electricity, water, gas, cable, lawn care, and pest control.

I've decided slowly back away from the industry and repurpose all time and energy into real estate investing.