For multifamily or commercial, the rental rate impacts the value of the property. 

Are investors finding it easier or harder to refinance with current rates?

Depends on the actual deal I have seen 85/15 rarely 90/10 but keep in mind your primary home will have a second lien on it typically if your LTV is over 75%. 

I think there were very very very few people who thought interest rates would go from 3 to 8% in about a year. 

We don’t have an immediate need for the cash and current rates are attractive, so would love to hear what the pro/cons of seller financing are in this situation?

Don't depend on Aircover.Homeowners policy will not protect you if your renting as a STR.You need the correct STR policy to protect your property.

Low inventory, higher rates and a LOT more investor competition have made it quite a bit harder.

We put it on the market at $3M but never got the offers we wanted, it was during the holidays and when rates were skyrocketing.

Never fully trust anyone that isn't willing to share the negative aspects of all this.As I'm sure you've experienced, this can be a very rewarding path to take and depending on your grit and determination, overcoming all the pitfalls are well worth the effort.Cheers and drive safe!

@Hector Lewis - The decision ultimately depends on your current cash reserves relative to your financial needs, as well as your willingness to reinvest for potential appreciation.