Think about it like this, if you are on the sideline waiting for rates to drop, so is everyone else.

I have been researching and learning from the sidelines for years.

I actually signed up with Bigger Pockets back in 2011 and have mostly remained on the sidelines.

@Matt ShieldsOh, how well do I know the stink that still haunts your dreams, Matt...Back in the days when I did basic property management and provided handyman services as a sideline for a friend in the business, a tenant once left 15 pounds in plastic-wrapped logs of frozen ground turkey in in a side-by-side fridge and freezer and moved out.

Now that property has doubled in value, and they're still stuck on the sidelines waiting...

Analyzing a house hack like a traditional rental is not comparing apples to apples.Expecting a high CoC, cash flow, or even breaking even with today's interest rates will likely leave you on the sidelines. 

I also have a big network of commercial real estate folks who have capital to place, and are more focused on cash flow and tax write offs (depreciation) which is the ideal type of buyer right now, because flippers are either on the sidelines or offering very, very conservative numbers since they don't know where the ARV is going to be in three months. 

Unfortunately, I see too many people get stuck in trying to identify a market and they end up sitting on the sidelines for years...or for eternity.Yes, do a little research and look at the metrics of different market.

So, if interest rates are your primary reason for staying on the sideline, I recommend working with an experienced agent who can identify the best opportunities and work to negotiate a reduced interest rate from a seller.

I would also add that the next few months may be a great time to capitalize as many buyers and sellers are sitting on the sidelines waiting for interest rates to drop.