Oregon does have tenant laws that need to be taken into consideration (more on that later.) 

Cash flow with possible flip upside.

If I pulled to put on a rental property for around 200k then after property tax, property management, mortgage, insurance I’d probably be cash flowing much less than my 5.5% at the moment. 

As you choose your investment plan, take into account variables such as risk tolerance, market demand, cash flow, and potential for appreciation.

Are people still investing is San Diego or have the high interest rates and low cash flow moved investors to other markets?

I am relatively new to deals with just one positive cash flow resi property but CRE has been screaming out to me.

It's a non-warrantable condo, so I just accepted my horrific rate and I'm hanging on until I can hopefully refinance and see some real cash flow. 

The small difference in the interest rate there is unlikely to change your cash flow that much, and it almost always makes more sense to hang onto more of your cash as long as a deal cash flows. 

However, it does need careful consideration of property types, budget planning, neighborhood selection, and market analysis.

If you’ve been waiting for "the numbers to work," you might be waiting for another few years.Cash flow is a pittance compared to long-term appreciation.