When interest rates are peak high I started my first investment and was able to cash flow !!

If you're not currently listening to books educating yourself, I'd start today.A few I'd highly recommend...Buy, Rehab, Rent, Refinance, Repeat - The BRRRR Rental Property Investment Strategy Made SimpleFLIP - How to Find, Fix, and Sell Houses for ProfitThe Book on Flipping Houses How to Buy, Rehab, and Resell Residential PropertiesThis book is not currently available on Audible but a must readThe Book on Estimating Rehab Costs - J Scott

The cities here in Coachella Valley must employ some high-tech IT peeps because they troll for bad actors, find them with AI and other tools, and fine them $5,000.

Rates will be in the high 11s-12.5% Range 

Today though, we are in a high priced environment with expensive money.  

The first people that lose their money in a downturn are those that are lending at insanely high LTVs without adequate underwriting experience including determining if the borrower's qualifications based on credit/character, capacity, and collateral.  

I found a house that I think has potential - AirDNA is estimating 62K/year at 63% occupancy and $273 a night; however, I spoke with a Vacasa rep who thought those numbers were a little high.

At this point I will have pick up about $450K in appreciation after sales costs, but that is before taxes and I am in a high bracket. 

Grant programs also come with strings attached much of the time, so you need to really understand what you are getting into there and if you will need to pay any money back if/when you move.I have a client currently under contract for a three-unit in Brighton Park, who will be able to live in the one-bedroom apartment almost for free (I think with utilities it's going to come out around $300/month).

I recognize these are highly charged and emotional moments.