@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

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

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.

Typically, when I'm buying, I do not pay for any of the closing costs, except for items which are pro-rated (I pay my share and the seller pays his) and I pay half of the title company's closing fee (which in Nevada, is about $300 per purchase I make).

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

well at this rate they will get this stuff cleaned up.. now is the time to purchase one of those for a deep discount :).. 

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.

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

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