My own belief on RE is that we are in a more challenging period than 2012 to 2021 largely due to rate hikes.  

But worth it if you want to build a steady flow of discounted properties.

2) Could your money make more than the interest rate for the home somewhere else?

Many people don't make a profit, obviously odds of success get better with experience/good team, etc.consider until you have more time to commit to instead look at buying publicly traded equity REITs, not mortgage REITS, they are trickyget subscription to Seeking Alpha and follow Brad Thomas, Jussi Askola and many others research/writing to start withREITS have beaten the SP500 last 50 yrs, by a lot, 13% to 11% just in last 20 yrs too, and they have taken a temporary beating due to sudden rise in 10 yr rates and hence CAP rates, but their underlying rent roles have only gone up.

I understand the state of interest rates is giving pause to MANY would be buyers, but someone will ALWAYS need a home right?

I have done my research online and it doesn't seem like the strongest market (population is stagnant, crime rate is not the best, job industry isn't very strong) but I know personal accounts are important as well. 

Construction cost is more restrictive on our opportunities than interest rates. 

Now if interest rates climb to 8 to 9 % then a mortgage lender has a reason to call the loan in order to increase profits.

HELOCs are usually tied to the Wall Street Journal Published Prime Rate (some are tied to SOFR).

Returns on paper are higher the higher the cap rate is, but actual returns are higher the lower the cap rate is in my experience.