I mean it stands to reason it will not get worse, as these interest rate cycles tend to take a long time, and some places already advertising under 5 something rates.   

Putting it as a long term rental will not give me any cashflow, I can probably rent it out for $1500 max and my mortgage payment is around $2381/month. 

As a lender, I look at rate sheets and loan estimates literally all day long and for the longest time when rates were stable or declining it made little to no sense to pay points. 

This is a recent post about another foreign investor in Jacksonville, you both might be able to share some knowledge and resources in terms of who to hire and work with!

I'm curious if there is a demand for smaller short term loans.

This is a single family home and was originally a primary residence before turning it into an long-term rental.Some strategies I'm considering to grow my portfolio are using a HELOC/1039 tax exchange to purchase a second investment property/multi-family property or refinancing my current investment property into a conventional loan to utilize another FHA loan for a primary residence (with the idea of eventually turning that into another long-term rental).I currently have a 7% interest rate, and am considering refinancing in the coming months if/when the rates drop.

House hacking is a term some people here use to refer to getting a roommate in your own home. 

If you are lucky, it will cover all your costs related to the property (bank rate etc.).In Germany, real estate is a long term investment where usually the biggest gains (depending on region) come from appreciation.

These lists come up all the time with long term top of the market, etc etc and it changes every 6 months.

Long term rental comps on average, when you pencil it out, will be at a loss in the $100-500 range in my experience.