@Kyle JosephThere are plenty of models out there.Many are free or low cost.The real issue is knowing your market - rents, vacancy rate, expenses etc.The magic is NOT in the model but rather the data one enters into the model.Agree with @Chris Seveney

In this rate environment if you buy an approval or get one yourself a lot of banks aren't touching it right now and the ones that are will give you 50-55% LTV.

Is the supply still low and demand still high with the high interest rate?

So if most others made claims, everyone's rates will be increasing. 

I thought owner occupied loans are supposed be lower interest rates then non-owner occupied loans or DSCR loans also I asked the lender if she could adjust the purchase price to $750,000 to see if that would lower the interest rate and the interest rate actually went up to 8.625% and pay 0.353 points I'm thinking I should find a mortgage broker that can quote me with multiple lenders to shop the rate and loan costs instead of a direct lender Thank you for the help!

Rates have limited my options over the past year, but now I have to find a solution asap that makes sense .

I am a little concerned about the idea of buying at the top of the market and when interest rates are up.

I hit all the credit unions with calls (about 15 or so) just to see what rates.

Investment account has a 34% internal rate of return at the moment.

Or everyone's favorite: "expand your cap rate 10bps every year you plan on owning".