Very high risk and nearly impossible to make the numbers work for long term buy and holds even back in 2017-2021 when rates were favorable.

That curriculum you are following was designed for you by the school this way. 

I’m sitting at around a 2% lead rate.

Cost of doing business and making a mistake...learning experience.Be careful with what you consider "market rate"....

I understand the rate is competitive on the assumable, but having $300k liquid, you might as well do a lower downpayment and Buy down the rate. 

I've been using BatchSkipTracing for almost 2 years and have experienced a good contact rate.

Hi @Lolo Druff, @Nicholas L. referenced my previous post about buying out of state - I've had mixed results in Indianapolis metro area, Class A (nice suburb, great schools) rental has done well but Class C has been a huge headache (repair costs, stolen AC unit, attempted break in).

To do a 100% BRRR the cap rate has to be lower then interest rate.

I don't think it's expected nor do I think it will get you extra business or higher rated reviews.

I think there's going to be a serious thinning out of STRs because of the overall market and interest rates, and people just getting fed up with the platforms, unless one of the newer no/low fee platforms takes off.