No broad cities cashflow great right now with managers, some look good on paper but they just have more costly hidden issues then the lower cap rate cities.

But then i ran numbers and realized that at current rates i have to pay 4300 (3300 Mortgage, 1000 Prop taxes ,900 HOA) . 

Did we see interest rates increase at a rate we've never seen in the last 40+ years?

We just have to hope mortgage rates decline a little bit in 2025 while the supply does not drop so that we can have more home sales in 2025 compared to 2024.

It potentially can be possible if you provide your capital to a fund who operates as a private lender.You would have to be a non-managing member in an LLC or an LP in a Partnership.Therefore, you would have no say in items such as who to lend the money to, at what rates, etc.Best of luck

Say, 3 month later, I decide to do a cash out refinance of the replacement property at 75% LTV because the rate is lower.

If that's not the monthly income, you are arriving at your cap rate by using incorrect expense ratios/expense figures and/or the property benefits from an extremely favorable tax abatement which skews the operating costs.

Texas is still appealing for first-time buyers, but affordability is getting tighter due to rising demand and property values.

Experience will dictate the amount of any LOC and rate and term. 

With rate changes happening, not sure how much longer that will be an advantage.