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

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

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.

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.

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. 

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.

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

The current property has a VA loan with a pretty great interest rate (2.375%).