@Jaren Taylor, not sure if this is why you talk about raising all cash, but given most deals are trading in the 5% cap rate range, and agency debt is 6.5% while balance sheet debt is closer to 7%, I whole heartedly agree that all cash is the ideal capital structure for many properties today, if your goal is to maximize overall returns for your investors.  

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provide support for the property tax appeals process.

In addition, education can only teach you so much - what type of experience-based learning do you receive when joining these teams? 

Industrial is supposed to be a bit harder to enter initially for folks who don't have capital, but the tenant base is responsible for their units (not you). 

Ton's of people with golden shackles of sub 3% rates, epic net shortage, skilled labor shortage, on and on. 

That moratorium is supposed to be temporary.Mind you, while the US used to have (some of the) lowest interest rates in the world for the last 15 years, this is no longer the case and the US actually has some of the highest interest rates in the world nowadays and that doesn't look to change any time soon.

We have made money buying properety based on cash flow (lower priced) rented out for a period, then selling to an owner occupant. 

Considering a rate buydown on a DSCR loan?

All Texas based. 

This sudden jump in rates has not fully caught up with market cap rates yet since especially in the commercial and multifamily property markets, transactions typically take 6 months to transact, creating a lag effect between interest rates and market cap rates since interest rates adjust daily.