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. 

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

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. 

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

debt coverage is a greater obstacle...than appraisal at 75-80% LTV" - 100% agree...DSC is determining loan proceeds in this high rate environment, not LTV.

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.

People are moving to North Port because of its lower-than-average crime rate, Peaceful neighborhoods and It is safer than the majority of the country and is in the 78th percentile for safety, making it a terrific choice for families.

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

As a lender - 1) investors that are just starting out normally float towards high leverage/high rates lenders (lower margins and more risk); experienced investors normally go with lenders that can close fast, reliably, and with low fees.