Will rates come down enough to make sense? 

So like the majority of investors right now, it has hard for me to find cash flowing rentals due to appreciation + high interest rates. 

It is also a little bit of speculation on my part that 1) home values will continue to appreciate at or above the inflation rate and 2) that eventually rates may drop 1 - 2% (I am at 7.5% on my most recent refinance) and will be able to do a cashout refi in 2 - 5 years.What are other's thoughts on this?

Like everything else in Real Estate, you just need to negotiate the terms, length of loan, interest rate, early payoff, etc. 

The gov signed into law some legislation that is unfortunately good for insurance companies/bad for anyone making a claim but that brought companies back in the market at the increased competition drove the rates down.

And what are the rates now for dcsr loans? 

You will get a better rate and terms, experience, and a faster closing going wholesale than you would going with a retail lender. 

In other words if you want to invest in real estate on your own account in Maryland they just required you to share your revenue with a broker, pay a license fee and more.I'm not talking about a constitutional right to assign a contract... that issue is governed by the contract itself. 

HELOCs have higher interest rate but much lower/to nearly no closing costs, refinancing has much higher closing costs but lower interest rate.

I partnered with another subto student for the wholesale deals and we split the assignment fee.