However, value add with a sale is not as implacted by rates.  

Interest Rate: 6.5% per annum (fixed)5.

Uptick in action in the secondary mortgage markets I suppose?   

Frequent hail storms pushing insurance rates up in that market. 

My conversion rate was higher because they kind of look like a wedding invite.In regard to lenders, join meetups and local facebook groups and ask for referrals.I’m doing larger commercial deals now and found I wasted a Ton of money on direct mail.

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score.  Want to get a loan for $250k in AZ

You can shop 10 or 20 lenders in a weeks time, find out what products they offer, what rates, what overlays and qualifications they each have for you.... 

This influx is limiting rent growth nationwide, particularly in the Sun Belt, where oversupply has led to rent declines.Nationwide, vacancy rates edged down to 7.8% as move-ins outpaced move-outs.

Equity from sale can go to the new property AND a DST/TIC tax free as long as I have at least a mortgage/debt of 225k on that new property?

They get a higher return since they are covering housing cost, have the $250k per spouse primary residence deduction in gains, is a savings account, higher leverage position, lower interest rate possible, will pay more premium for location, etc.House might be overpriced for REITs but not for home owners.