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.

I personally like to buy real estate that has A) excellent long-term prospects ie. area growth, commercial vibrancy, high housing demand, rising rental rates and B) positive or at least neutral cash flow.

I am considering keeping my current personally owned home/farm and renting it as horse owner property. already completely set for 2-4 horses. my personal interest rate on the property is 2.6% and I don't want to loose it.

At that interest rate, is there a reason you wouldn't just put these expenses on a credit card or do credit card cash advance? 

But with COVID and higher rates I know a lot of banks/credit unions have cut back on some of their products, so I guess PenFed did too.If you are based in FL you can try Space Coast Credit Union.

Agree with @Joe Funari - we only work with local/community banks and regional banks - they are quicker to respond, take a personal interest in partnering with your real estate business to see it have success (which makes sense, because they want you to make good on your loans), and offer much better rates than hard money loans - we don't pay any origination fees, they can even fund in less than 30 days, and interest rates have never hit double digits over the past 2 years.