I've ask friends to meet me in the city for lunch/dinner. 

While I understand that current CAP rates have not necessarily adjusted to the new interest rates, which might be some of the issues.   

And if they find it sooner, pro-rate the rent. 

The value is not going down but you will see price decreases from pressures of qualified buyers and high interest rates.

Keep the current house, cash-out refi at higher rate for cash, and convert to investment property (assume 0 cash flow per month).

Use this to your advantage to find properties that meet your needs and negotiate favorable terms.Consider Cash Offers: While cash transactions are down, they still make up a strong segment of the market.

Take advantage of this to find properties that meet your specific needs and negotiate favorable terms.Consider Cash Offers: While cash transactions are down, they still represent a strong segment of the market.

I would check what your deductible is and ask them if your rates will go up if you submit a claim....?

Jonathan Pflueger I got seller financing 20 years 5% fixed rate 4% down and I collect rents for 6 months before making first payment.

Some have a fixed interest rate for a short period of time, some have a fixed period for a long time; some allow you to "lock" an amount you draw at the rates of the day (PNC).