There are still flood properties around the city that can be purchased cheap and have enough margin to make money.

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. 

Wait for the intrest rates to drop a little?

I've seen it done two ways:Flat rate lease - The operator signs a lease for a flat rate and runs the business collecting their rent and care fees from the residents. 

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.

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.

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

On top of that, I must have shopped around to almost 20 lenders and their interest rate/LTV were the best I found thus far for my credit average (around 690 at the time).

To me, this would have never been the conversation a few years ago when rates were more comfortable for the average investor (likely 5% and below), but it is the reality we are in now!