Hi Ally, at what rate you're going to borrow money against your house equity.  

Plus the pass rates are lower for the CPA exams in a large majority of states compared to the BAR.

If you think this is a loan you will keep a while you could consider using the extra seller assist to buy down the rate. 

I purchased a home on my own 2 1/2 years ago on a 30 year FHA %3.375 rate.

Look for areas with high rental demand, low vacancy rates and potential for appreciation. 

Focus on who your buyer is: professional who earns $380000 now because of rates and inflation.

Two things to consider:- before rent control in my market we got rid of undesired tenants by raising rent to above market rate.  

Since you've got a great source of income outside of that, you stand a chance, but the rates and terms you'll get from a bank or credit union for a non-owner-occupied investment property won't be as low as you think.

If your goal is cash flow to retire early, would you buy an 11% Cap rate deal with current interest rates?

Work with your lender how to do that, so you can sell them retail one by one - not to another investor (for a discount).