With this being such a high-dollar investment property, we locked in a 30-year fixed rate with a PITI of $2,600.

Keep a keen eye on economic indicators, employment rates, and local development plans to gauge the overall health of the market.Maintenance Costs Can Sneak Up On You: It is easy to factor in property taxes, insurance, and regular maintenance, but unexpected repair costs can throw a wrench into your financial plans.

I also wanted to get in before rates went too far up.

I like the idea of a lender looking at the deal and not pulling my credit (again), but I'm wondering how paying such a lender back would work, considering a (likely) higher interest rate and short amortization period.

Of course with today's interest rates that may make your deal less appealing.

IMHO you made a huge mistake in offering to drop the rate....let her leave and find a new tenant that will pay what the market rate is currently.

I’d be getting a better interest rate than market and the purchase price difference is negligible so I would actually cash flow more in the bond for deed scenario.

Home prices remaining elevated despite rapid interest rate spikes is a very good indicator for how out of balance the market currently is.

Congrats on taking the first step, usually people get hung up on only one strategy, and the best way to start your real estate investing journey is house hacking with lower down payments and interest rate since it is a new primary residence, especially since you can probably rent out your primary and cash flow when you move out.I'm a local investor and realtor here in Denver metro, and I've found success with house hacking here in Denver for myself (rent by room, Airbnb, Section 8, LTRs, etc) along with my clients too.

Try to go for cap rates lightly better than market, but not much better as had bad experience with super high yielding props.