Do you know how to manage tenants from this environment?

I don't remember treasuries being mentioned much or at all, however, what I took from it is that the environment has changed.

In today's environment, you might be lucky just to have one that pays on time depending on the property and location.

With new rent regulations expected to pass by Saturday, the government will effectively create an environment of deteriorating housing stock.

Troy, I'd go the 5% conventional route especially if you're trying to buy a 4 unit. 3 or 4 unit properties need to pass the FHA self-sufficiency test which can be incredibly difficult in a high interest rate environment. 

In a high interest rate environment this is hard to come by. 75% of rents need to cover PITI in order to pass the self-sufficiency test.

Don't hesitate to negotiate with lenders, especially in the current rising rate environment.

Maintaining your W2 job provides you with the opportunity to learn from your current professional environment, which can prove invaluable when applied to your investing endeavors.

I today's environment, you can drive down the street and look at the property from the comfort of your home and can search on comparable sales at the same time.Enjoy/ 

I planned to be there temporarily while searching, and purposefully entered into a month to month agreement so I could move out as soon as I found a small multifamily to buy and move into.During this timeframe, while I do have a nice 9-5 job in a corporate environment, I made the effort to go to the classes and pass the state test required to get my real estate license.