I am concern with the high interest rates but even with those I managed to cash flow which is what I am looking for. 

Lately with interest rates being higher and inventory being lower I've found it harder to find deals with significant cash flow in an area I want to invest in.  

My cap rates weren't near what was advertised.

There can be various reasons why a seller needs to sell a property quickly and might be willing to accept a discounted sale price.

It's mostly cap rates and CoC. 

. $80k will net you $1200/mo.That said I am of the opinion that rent rates (up significantly since Covid) are plateauing, I don't expect to see them climb significantly higher.Regardless, factor my position of being a cash-in-hand personality who doesn't much care if the hype is telling us to buy-buy-buy or run for the hills.

If they were to sell it on the market at a higher price and interest rate the numbers would not pencil out for me to rent it out. 

We are taking a cash out loan on my primary residence since the rate is over 1.25% lower.

@Joseph Mulero congratulations on your first house-hack, and the excellent accumulation rate! 

Haven't purchased anything recently due to inflated prices/ high interest rates.