However, I made the decision when interest rate was lower and there was support for an appreciating real estate market.

Every where you turn there are STRs going up on the market fully furnished because they couldn't pay the mortgage and bills with the rental income. 

Being thoroughly familiar with the local market is key.

Very solid market, been investing there over 10 yrs and the rents continue to climb! 

Most land bank properties, Detroit or Wayne County, are trainwrecks and cost more to rehab than they are worth - unless the market keeps improving.Be careful on the next one, but keep improving Detroit!

I was studying the market and my rent will be just enough to cover the mortgage and HOA fee now I might to pay out of pocket for insurance but don't want to sell it yet because the area is growing and might have good appreciation in the years that follow.

I'm going to be taking some time to get to know people in my market as I kind of want to start local in Las Vegas.

Partner with people in your market.

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).

Your realtor will be able to give you a much more detailed market specific answer but with house hacking and a VA loan it should be possible to get 0 out of pocket.