I work for an automotive shop and get paid flat rate so my pay fluctuates.

Back in 2015/2016 you could find a 8% cap rate then in 2017/2018 it was a 7% and 2019/2020 it was 6% and the only reason it has been steady is because rents have seen increases along with pricesSo I tell my clients they have a few options:Buy now on cap rate and refi when rates go down. 

The ARV for the property or the rental rates once done if you plan to keep the property.

I'm wondering how people go about leasing their section 8 properties when max rent allowance for a zip code is significantly higher than market-rate (non-subsidized).

If I go to rent it out at some point that's a negative cash flow of nearly $1400 assuming rents and rates stay the same.

Pre-Housing Crises (pre-2008) interest rates for investment properties were 6.5%-7%.

What if you can't refinance due to appraisal, market conditions (interest rates, outside "black swan events" like COVID, etc.). 

I refinanced to a mid 2% rate a few years ago and did not want to do a cash out refi.

Most of mine have infinite ROI, but I have 3 that for various reasons were not  refinanced to extract my investment (one had no value add, the other 2 have not been refinanced to extract the over $1m value increase due to rate increases). 

The loan amount is $1.5M.Here is what I am trying to beat:-15 amortization (client would like 20 if possible)-rate is Pime minus .25-.50-.1 pt.