There are markets today, even with high rates, that are cash flow positive and do have great appreciation. 

If one tenant moves out, the property remains cash-flow positive.

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas. 

But if you put in the effort, Detroit can be incredibly rewarding.Over the last several years, the city has been on a steady upswing: population growth, major corporate investments, and increasing demand for housing are all positive indicators.

Depending on how far values decline is the difference between a partial loss and total loss. in essence its the same position of those who make second loans behind the first or third position when pref goes in front of you..

That was some time ago and opinions do change but last I had heard it was positive.

Those positions are hard to come by but if you can find one and get your green card, you're set! 

By house hacking, you're immediately positioned as a landlord, which will adequately pressure you to learn how to structure your leases, screen applications, collect rental payments, resolve the nuances of managing tenants and addressing property issues, etc.

I do generally agree that once someone has their person, they are not going to be very open to switching. but if you can prove yourself with someone building that team, you may find yourself in a great position. 

I agree with everything you said 100% & I appreciate the positive feedback.