., I've gained most interest in Mid/Long-Term Rentals and BRRR's, and I would most likely want to try to Owner Occupy a House-Hack as my first property. 

Great for house-hacking, multi-family investing, long-term holds, and BRRRR's if you're local and able to manage contractors. 

Pleasant but my agent did not recommend that area for rental, especially medium term (my strategy). 

Well, first I'm a long term buy and hold investor.

What’s a realistic IRR to expect on a long term rental in the current market?

I'm particularly passionate about long term investments in Metro Atlanta.Outside of real estate, I enjoy watching sports, running, and spending time with my family!

Additionally, Memphis' pro-business environment, steady population growth, and ongoing revitalization projects enhance long-term investment prospects.

This trend suggests a robust and appreciating market, making Katy, Texas an attractive city for short-term and long-term investment.High Demand for Rentals: Katy is experiencing inbound migration from major cities like Los Angeles, New York, and San Francisco, indicating a high demand for rental properties.

Also, shouldn't the offer of 5% for a 1st time, short-term, hard-money loan between 2 parties who've never even worked together before have been a huge red-flag?

The main motivation for me getting into wholesaling was the fact that I need capital to get into long-term rentals.