high interest rates have hurt cash flow and long term rentals are still a great investment... they're just not going to throw off rental income in the first few years of ownership.

Condo's usually have high HOA dues which will eat into your cash flow.

Spreading funds across 2-3 properties could provide diversification and steady cash flow.

. - Despite 3 tenants in under 3 years, it has done very well for us and has only been "vacant" for 15 days in that period, and has great cash flow, ~$1000/mo due to ~50% equity in the property, and a low covid-era interest rate. - I have been saving ALL of my cashflow into its own account to accumulate to buy the next rental (totaling ~$24,000).

Commercial properties are not evaluated by "comps" (well not exactly) they are evaluated on cash flow.

The property was rented and generated $160 cash flow after mortgage, taxes, insurance and property management fees were paid.

There are other ways to legally raise capital, however, they have some inherent disadvantages making them considerably less desirable for what you’re trying to do.   

I am researching my first deal in town (a foreclosure), and hoping to slowly but surely acquire properties for cash flow and retirement security. 

Consider using DSCR loans- Cash flow of the property is considered in lieu of your income3.Consider purchasing in a different asset class (Large multifamily) where borrowing will be a function o fthe property income, not yours

The investor has to be gaining cash flow or equity to make it worth it.