lol  In 5 years time you have rental increases typically of 10% to blend cap rate up plus you have mortgage paydown so even with resale costs you tend to come out ahead on a 15 year lease.You can have various types of NNN that can cap rate compress some too due to type of tenant or the location is super strong and gets even more desirable as time goes on.There are some buyers that want ultimate security for location and they will pay 3 caps for that.

True, but (a) they were typically experienced investors, and (b) today's market includes record prices and high mortgage rates, which is a double whammy. 

Sources for insurance and property taxes: Insurance - ValuePenguin, State Property Tax Rates - Rocket Mortgage.

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

But, the self-sufficiency test for FHA loans can be really difficult in SF, meaning that the market rent from units you will not occupy must be sufficient to pay for the mortgage payment. 

If you are doing rentals, especially long term rentals, you are unlikely to be able to live off of those for a while if they have mortgages. 

My biggest conundrum now is I want to be my own GC because even when I play with smaller numbers they’re still out of reach for me to be able to attain this goal and afford the monthly mortgage with taxes and insurance.

Mortgage payment is approx $1800.

Picking up flexible part-time jobs to qualify for a mortgage is definitely a smart move, as conventional lenders typically look for consistent W2 income.

-----------------------------Today’s Interest Rate: 6.93%(👆.21, from this time last week, 30-yr mortgage)-----------------------------Today we’re talking: housing market, interest rates, and a quick update on my latest rehab and rent project.