With my focus shifted, I'm trying to find cities/towns that fit certain criteria. 1. high growth and appreciation2. max spend of around 200k3. low, or at least u.s. average, property taxesI'm looking for turnkey but prefer not to buy someone's flipI've seen cities like Boise, Chattanooga, Jacksonville thrown around but I'd like to know if there are any specific neighborhoods within cities that I should be looking at. 

.- non of these methods are required if you are just trying to shift income to them. - Not sure how old your kids are. 

I have been seeing those rates jump up as well and has got me wondering if there is some kind of equilibrium point where the rate reaches a point that shifts the market.

I was originally all in on cash flow, but have somewhat shifted recently into building liquid capital. 

What if the real gold is not lost but has only shifted?

So for the market as a whole to shift down following those sales takes another 12 months, and that assumes a large inventory comes to market combined with the stagnant sales price.Assuming your refi takes a full 6 months to close you're realistically looking at most a 5% drop in that time frame...at MOST.

You could still utilize a low downpayment solution like a house hack owner occupied loan, but you would not need to move from your current house you like and totally shift you and your family's lifestyle.

Interestingly, the states that most are flocking to now like TX and FL are the most vulnerable to temperature increases, and the states most insulated from this (northern states) have been being moved away from for years.A shift up in temperatures over the next few decades could flip the current migration trend and see people in the south moving north. 

I just think that the crazy run up we've been seeing is going to come to an end and the market is going to shift to a more balanced market (probably still a seller's market for the time being though).To give you an example, homes that were selling in Nov - Dec of last year for $1.4M - $1.5M were selling for over $1.8M in January and February.

The general consensus on this post is that since I am interested in becoming an investor, I should shift focus to learning how to analyze deals and from your post, learn how to assemble a strong team.