Get your buy box down, remove all war zones from consideration, I personally look for 2-4 units for fixed rate debt.

After the market crashed in 2008 we went on a buying spree from about 2009 until 2015/6 (buy & hold) until the numbers didn't make as much sense as the prices started creeping up again, rent prices were flat and many competitors started entering the marketplace.  

Investment Info:Single-family residence buy & hold investment.

Most of DC is pretty ok to buy or better.

(Imagine buying a primary home from a relative for $200k more than it’s worth.

I think it matters more about asset class and expectations...if you are buying apartment complexes and hire a PM the has a portfolio of SFR's you're going to hate yourself at the end of the first year.

Is it even a good time to buy right now or should I be waiting until interest rates go down?

My pleasure, what type of property are you buying and what market are you buying in?

Many people just don't want to take enough chances.

Indy is loaded with 2-4 unit properties and if you follow the Gentrification circles you can find them and buy them on the outskirts where the values reap the best benefits.