If rates keep going up, and we then have 2-3 years of no hurricanes, the insurance carriers will be very profitable, and will start to chase business, lowering premiums. 

Hi @Karen DiNapoliGood question.In my opinion: it's all about the cash flow, not necessarily about the taxes or the other expenses.So for example, I live in the Philadelphia area and in West Philadelphia the taxes are lower than they would be in the county outside the city where I normally invest.

So lower your 401k contribution so you can build up some liquid cash you can use without penalties. 

My financing strategy would be to HELOC the down payment and repairs then, as quickly as possible, do a DSCR to bring the mortgage together and lock in a lower interest rate.

The property prices are lower compared to other markets, and the rental demand in certain neighborhoods can be pretty strong.Of course, it's always good to dive into specifics about the areas you're considering within Mepmhis.

The combination of lower debt costs and rising cap rates is reinvigorating investor interest, particularly in prime urban locations.

Other rental opportunities are less money but not as nice and would offer much lower rent. 

It offers low/no down payment and lower rates, ideal for hands-on management.DSCR Loan (Long-Distance): Start now by using a DSCR loan, qualifying based on the property's income.

I like the lower management fees and the idea of using technology to try to automate business processes.

Refinancing would require more equity and higher interest rates, making it difficult to lower mortgage payments.