So, with that your buyer will likely have to go with a different route than a conventional loan which will likely require a higher down payment and have a higher interest rate. 

HMLs would be able to fund the entire deal and give you money for the rehab; however, this would come at a higher interest rate (5%-12%). 

Wait for the intrest rates to drop a little?

But given our high cost city and sky rocketing interest rates, early and simple analysis of any property has so far resulted in negative cash flow. 

My broker couldn't get me my typically personal rate since it was so close to businesses and the homes are in my LLC.

Don't worry about the rush to buy "before prices/interest rates/XXX" rise" there are always deals out there you may just need to be patient and wait until the time and right property comes along.

You should look for a property that has a minimum of 85% occupancy and has a cap rate of 7% or above.

You can't trade Time with interest rate.

I've seen many posts that opportunities really vary depending on location, but I just don't know how you can find something that cash flows or even comes close given rates.

If you have 100 good reviews and then you get a one star from her your ratings won't even drop.However, most guests only have a few reviews.