Rising cap rates are mostly tied to higher interest rates—when borrowing gets more expensive, investors expect better returns, which pushes cap rates up.

I believe they just didn't want to return to cash I paid up front.

Tax savings are amazing and I have utilized cost segs myself, but you also have an opportunity to make an amazing return on your money in the Tampa Bay market. 

Interest rates are going to have to come down because there's no way the federal government can afford long-term interest payments at these higher levels, and other countries are going to buy our debt even if their return sucks because there's no realistic viable alternative.

You will make a better return with less risk keeping your money in a CD or bond. 

Mobile homes can depreciate in value over time (unlike land, which generally appreciates), so you’ll want to weigh the long-term returns.

For example I sold 2 properties in the same town that was more than 30 minutes away, just because of the travel time to get there and return. 

You can certainly leave money in your BRRRR - it doesn't have to be the "perfect" BRRRR that so often is talked about where you pull all of your investment out and then some and therefore have infinite returns.

Not crazy, but if that mortgage becomes $650K, $700K, $800K, you begin to feel a little apprehensive and need more interest in return for incrementally higher risk. 

Its like going shopping on black friday for something you do not need and saying "i saved $100", when its actually - you spent $400.Could that money be better invested and provide a return for you vs. putting it in a depreciating asset?