I've thought about buying on the high end of what I could afford (in highly desirable areas) in the hopes the property values will climb.Should I forgo financing entirely and buy something "cheap" that I can pay in cash or take a minimal mortgage on?

Waiting for rates to decrease might not only lead to missed opportunities in acquiring a duplex but could also delay equity accumulation.

I think the optimal strategy will be to find cities that have good returns, maybe not the highest, but that also have minimal regulatory risks.Nashville, Charleston & Asheville are great examples of cities that have some of the highest returns, but the regulatory risk is so high that it might not be your optimal city to invest. 

Im in the final phase of rehab after a couple of delays, and since im coming out of a rehab they allow cash out refi after 3 months on title, which is another plus

If your not stocking the cabinets and accessories (like trim pieces and panels), then I am at the mercy of ordering and shipping (that means delays).  

Research selling under a Land Contract or Structured Installment Sale- It's an alternative to a 1031 exchange that investors use to delay the tax man.   

If your goal is to minimize fees and have the lowest rate, I would normally advise the client to start with their current bank if they have a clean file.

Point is that you can minimize effects of a downturn and/or over saturation by having a property even marginally better than those around you.

Sorry for the delay I haven't been on bigger pockets for a few months.

Many of our first time investors utilize seller financing because it requires minimal downpayment for each investment property.