Having said that, with high rates and the macro economy in a state of flux, wanted some guidance.2.

If you see a bunch of them offering something similar, like say a discount for a 12 month storage contract, or multi-vehicle discounts, then there's a really good reason they are all doing it (likely from lessons they had to learn the hard/slow/long way), so you are going to copy those ideas first and foremost.

They do typically carry a slightly higher interest rate than conventional and often have a prepayment penalty.

Whats your current vacancy rate and longest tenancy in these areas?

I want to take advantage of the 0% LTCG rate up to 90k-ish MFJ + standard deduction, but if I use all of my capital losses realized in 2022 against all of my income from 2022, I will show zero income.

Nobody with quality RE wants to give up super low interest rates. 

As you said, finding profitable investment properties is a challenge right now especially with interest rates at 7%-8%, and that challenge exists in many markets. 

Here are some steps to help you connect with investor-friendly real estate agents and successfully invest in your first home:It's helpful to have a basic awareness of the local real estate market, including average property prices, rental yields, school district ratings, and area amenities, before contacting agents.

With inventory tight and demand high sellers don't have much reason to give a discount.

My rate has jumped from 4% to 10% so it's hard to find something better than 10% to make it worth it.