Property prices are very high in this region, and it seems unlikely that rental properties will generate positive cash flow due to the high cost of homes and current high interest rates.

I would consider Pelham a better area than the ones mentioned above, but the acquisition cost will be much more and the CAP Rate will be less. 

It’s a heavy tourism area with year round demand and tight restrictions on STRs that keep room rates high.  

Can I create an LLC and transfer the house to the LLC without changing my current mortgage rate?

I am currently using my VA benefits for my current property, a war buddy of mine, says I can transfer this to another property.

It is a 4 unit home with a decent cap rate (7%) in comparison to where I am looking.

Require the applicant to sign a Holding Agreement, with a requirement that they pay a non-refundable holding fee for June (pro-rated) and July.

Personally, even with interest rate uncertainty and election year hysteria, I am building a stronger and stronger conviction around the fact that I need to get a little more aggressive in acquiring more income properties.   

Lender paid compensation is when the rate goes up on the loan to pay the lender for the so it might take a 8.125% base rate to 8.375%.

You hardly build any equity in your first year, it makes sense to refi only if the rate is substantially lower or if you can get rid of mortgage insurance.