These markets can provide more stable rental income even with higher interest rates.Creative Financing: Explore creative financing options such as seller financing, private money lenders, or partnerships to reduce the amount of cash you need to invest upfront and improve cash flow.It's also good to conduct thorough market research, analyze rental comps, vacancy rates, and property management costs to ensure that the property will cash flow effectively.

Investment Info:Small multi-family (2-4 units) private money loan investment.

Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

Investment Info:Large multi-family (5+ units) commercial investment investment.

Another option is private money / hard money. 

If so cashout refinance. it also depends on your goal and use of the funds happy to help weigh through the options! 

Until I find my niche, I am keeping my options open. 

Even with no/low money down options, I suggest having ample reserves in case you need to come to the table with cash for some reason. 

Sounds like the best option is find a local investor that needs some extra capital that I trust.

Yes, we are looking for some options if you are willing to share, we'd appreciate it!