For the most part, due to interest rates, breaking the 1% cap rate still won't provide positive return after expenses.

Our area has a good selection of hard money lenders, and every now and then, you might find an owner willing to carry the loan, often at attractive rates.

If you are doing it yourself with the current interest rate environment, like Bruce said, it'll be a functionality of how much you're leaving in the deal.

That will most probably be offset by an increase in new mortgage costs and increased rates. 

What are the rental rates around you??

Pay the higher to use the bigger houses give you a piece of mind .

The reason I post this here is because I got totally different answers from two CPAsHere is the story:I bought the house as investment property and run it as STR for the last two years.

Parts of Garden City Beach are prone to flooding, so if you're buying a single-family house you'd definitely want Flood insurance. 

Was going for the best cost-of funds (lower rate)

Working with a mortgage broker that specializes in DSCR loans will help you find better rates and programs such as lower DSCR ratios such as a DSCR 1 ratio for better terms versus needing a 1.2 or 1.25 DSCR ratio (more on that below).