Good point - At least in FL, since I am licensed I can pay to the other agent's broker legally.We pay the same regardless if it is an RE agent or not, i.e. we pay that same rate to friends, family, current clients, vendors, etc.

He was also in escrow to sell the house as a busted flip, as-is.

You can generally get the best terms (max leverage and best rates) on an owner-occupied house.

Cash is always going to be king, but the delta is definitely more pronounced in higher interest rate environments.

Under this scenario which strategy has the highest vacancy rates.  

Of course SF’s über liberal city gov absolutely hates this phenomena, and activity taxes and limits new “market rate” housing in many different ways.

It will tell you how much loan you can access and the interest rate. 

.- What's happening with mortgage rates and the yield curve?

I believe it is 50% down, rates around 13% and term around 5 years.  

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates this year).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.