If you're using financing, evaluate how a rate hike could affect your payments.

Hello,I am a real estate investor located to Southeast MA, I own and manage a small portfolio of 23 units and am looking to expand and scale out of state as the returns and market have been quite difficult in my area: due to CAP Rates, specific building class I am looking to invest in, and rising interest rates/minimal inventory, as well as it would be nicer to be diversified and in a more landlord friendly state.  

It's debt you'd still have to pay back, but at least you will not touch one of those two amazing interest rates. 

also we do not know what is going to happen with int rates, they are very high now, the economy is not good and it is not certain they will be coming down this year. we know there will be more responsible gov spending, so maybe rates will come down, no way to know...I think you need to know the market where you plan to buy well, and go from thereBest of luck

Last year, I purchased a SFH under market at 7.65% interest rate and did some rehab to up the value.

I think about this often, its really just running the numbers - if you borrow 100k at an 8% interest rate, will the investment get you more than an 8% return?

As @Jonathan Greene mentioned this is kind of a dated strategy in the new price/interest rate environment.

Don't expect rates to come down. 

This money would change my life but i have a hard time believing this.

One deal can really change your life—let me know how I can bring value!