The last time I took it, it had a pass rate of only 12%, harder than the State Bar exam.

We have a local credit union at 1% origination and 7.25% rate, plenty of good locals at a point and prime plus one, and some good local private lenders. 

And non-onwer occupied rates are closer to 8%.

Once you understand a little more about the legislation and laws in place the tenant laws will not be so scary.For a 10k a month cap rate you are looking at inventory that would either be a luxury single family home or a multifam that would be 4 or more units.

DSCR which has awful rates unless 25-30 down is an option.

We are hoping to retire to this home in 2-10 years and figured we'd buy why rates are cheap and let someone else pay the mortgage for awhile.

Some will argue that prices will only go up as rates come down.  

It's not unusual to have tenants paying $800 pm what would be a $2000 plus market rate unit.TOPA in any of the jurisdictions that have it doesn't really concern me.

I keep hearing this is predicted to be the most active hurricane season of all time.As if insurance rates weren't already bad enough in Florida and coastal areas.

Interest rates are a bit higher than conventional loans, but definitely worth looking into.