So many people focus on interest rates of current vs interest rate they will pay on the next.

Higher price points present more risk from a capital allocation method but in really low-price points typically a higher crime rate.

As others have mentioned in the above posts, you will have some limited options at the $300k range if you are buying a home at today's interest rates. 

Oddly, in general I find B to B conversations far less intimidating.

With the landscape of today's interest rates how would you go about marketing a property for sale that has an assumable loans?

If you've got these things dialed in, then I'd say give them a call and start the conversation.

My cash flow is not great because of high insurance rates and HOA fees.

Get a 6% cap rate is the market now unless you get in the rougher areas when it might go up a percent or so.

The local vacancy rate almost 0%, a great need for rentals.

Your profile mentions that you are a real estate agent - You want to have a conversation to see if you potentially are eligible to claim real estate professional status which would allow you to treat your rental losses as active instead of passive.Also have a conversation if you are required to make estimated tax payments since there is no withholding on your commissions.Lastly, your profile mentions you are in Florida which does not have a state income tax which opens you up to more options for choosing an accountant.